None · Lauderdale-by-the-Sea, FL 33062

$445,000

2 bd · 2.0 ba · 1,400 sqft · Condo · 57 Days on market

Built 1971 Excellent condition

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience resort-style living at its finest in this 2 bedroom, 2 bath residence with hurricane impact windows and in-unit washer/dryer. Enjoy two balconies with breathtaking city and ocean views from this upscale building undergoing complete transformation, including a brand new resort-style pool, expansive pool deck, one of the largest in Lauderdale By The Sea. ,new gas, BBQ area, and newly designed hallways with enhanced fire safety systems. ALL the improvements were paid by current owner. Amenities include 24-hour security, a fully equipped exercise room, sauna, covered parking, extra storage, and exclusive access to Aquazul’ tennis courts This is more than just a condo it’s

Key facts

• Two balconies
• New gas bbq area
• Expansive pool deck

Tags

• HURRICANE IMPACT WINDOWS
• TWO BALCONIES
• BREATHTAKING CITY VIEWS
• RESORT-STYLE POOL
• EXPANSIVE POOL DECK
• NEW GAS BBQ AREA

Property features AI

Finance

• HOA & community: Community consists of 201 units

Exterior

• Parking: Assigned and guest parking available; Attached garage with one covered space (1-car garage)
• Security: Closed-circuit cameras; Security guard; Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale condition; Faces southeast; 15-story building
• Construction: Block construction
• Exterior features: Porch; Deeded beach access; No direct waterfront

Interior

• Kitchen: Dishwasher; Electric range; Gas range; Microwave; Refrigerator; Disposal; Water purifier; Water softener; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Fireplace; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $445k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $445k).
• Recommended offer: $432k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.0% in Lauderdale-by-the-Sea — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL).
• Market conditions: Rents soft (-0.4%/yr); 843 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,649/mo this rent would consume 67% of the median local household income ($84k/yr) (locally 1298% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($432k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $431,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-47,634
• Equity at exit: $66,351

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-44,875
• Equity at exit: $38,475

Cash invested: $124,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33062

• Rents YoY: -0.4%
• Active inventory: 843
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,649 high
• Mortgage (P&I): −$2,334
• Tax est. 1.5%: −$556 /mo · $6,675/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $597

Break-even live

Break-even rent $3,893

Max offer price $445,000

Occupancy floor 82%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4445 El Mar Dr Unit 303 Lauderdale-By-The-Sea, FL	2.0	2.5	1672	$7,000	$4.19	24d	1	0.02mi
4445 El Mar Dr #2311 Lauderdale by the Sea, FL	2.0	2.5	1791	$5,850	$3.27	8d	1	0.02mi
4444 El Mar Dr #3404 Lauderdale by the Sea, FL	2.0	2.0	1256	$6,200	$4.94	24d	1	0.06mi
4444 El Mar Dr #3305 Lauderdale by the Sea, FL	2.0	2.5	1515	$7,000	$4.62	24d	1	0.06mi
4540 N Ocean Dr #210 Lauderdale by the Sea, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	0.12mi
4511 Seagrape Dr Lauderdale by the Sea, FL	2.0	2.0	1218	$3,500	$2.87	24d	1	0.20mi
233 Commercial Blvd Unit 1541802P Lauderdale-By-The-Sea, FL	2.0	2.0	1291	$3,876	$3.00	3d	1	0.24mi
4619 Poinciana St Unit 2A Lauderdale by the Sea, FL	3.0	2.5	1452	$3,900	$2.69	16d	1	0.30mi
262 Bombay Ave Lauderdale by the Sea, FL	2.0	3.0	1803	$7,000	$3.88	24d	1	0.32mi
4454 W Tradewinds Ave Lauderdale by the Sea, FL	3.0	2.0	1808	$4,700	$2.60	19d	1	0.35mi
4900 N Ocean Blvd #711 Lauderdale by the Sea, FL	2.0	2.0	1700	$4,900	$2.88	19d	1	0.41mi
4900 N Ocean Blvd #1209 Lauderdale by the Sea, FL	1.0	2.0	960	$4,100	$4.27	15d	1	0.41mi
4900 N Ocean Blvd #1003 Lauderdale by the Sea, FL	2.0	2.0	1450	$4,200	$2.90	24d	1	0.41mi
4900 N Ocean Blvd #1413 Lauderdale by the Sea, FL	2.0	2.0	1700	$7,500	$4.41	8d	1	0.41mi
4900 N Ocean Blvd #413 Lauderdale by the Sea, FL	3.0	2.0	1700	$4,500	$2.65	24d	1	0.41mi
4900 N Ocean Blvd #1601 Lauderdale by the Sea, FL	1.0	1.5	1000	$4,000	$4.00	24d	1	0.41mi
4900 N Ocean Blvd #1405 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,250	$3.04	24d	1	0.41mi
4900 N Ocean Blvd #517 Lauderdale by the Sea, FL	2.0	2.0	1760	$4,000	$2.27	8d	1	0.41mi
4900 N Ocean Blvd #705 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,750	$3.39	24d	1	0.41mi
4144 El Mar Dr Unit 1 Lauderdale-By-The-Sea, FL	2.0	2.0	1116	$3,250	$2.91	24d	1	0.44mi
5000 N Ocean Blvd #1609 Lauderdale by the Sea, FL	2.0	2.0	1615	$7,250	$4.49	24d	1	0.48mi
5000 N Ocean Blvd #908 Lauderdale by the Sea, FL	2.0	2.0	1433	$3,940	$2.75	18d	1	0.48mi
5000 N Ocean Blvd #1707 Lauderdale by the Sea, FL	2.0	2.0	1615	$6,000	$3.72	24d	1	0.48mi
5000 N Ocean Blvd #908 Lauderdale by the Sea, FL	2.0	2.0	1433	$3,700	$2.58	2d	1	0.48mi
5000 N Ocean Blvd #208 Lauderdale by the Sea, FL	2.0	2.0	1433	$3,400	$2.37	24d	1	0.48mi
5000 N Ocean Blvd #1405 Lauderdale by the Sea, FL	2.0	2.0	1433	$5,250	$3.66	8d	1	0.48mi
5000 N Ocean Blvd #703 Lauderdale by the Sea, FL	2.0	2.0	1433	$5,200	$3.63	24d	1	0.48mi
5000 N Ocean Blvd #506 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,900	$3.61	24d	1	0.48mi
5100 N Ocean Blvd #502 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,400	$3.15	24d	1	0.55mi
5100 N Ocean Blvd #1115 Lauderdale by the Sea, FL	2.0	2.0	1700	$4,800	$2.82	24d	1	0.55mi
5100 N Ocean Blvd #804 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,800	$2.71	24d	1	0.55mi
5100 N Ocean Blvd #1205 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,900	$2.79	24d	1	0.55mi
5100 N Ocean Blvd #1504 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,000	$2.86	3d	1	0.55mi
3111 NE 51st St Unit 301 Fort Lauderdale, FL	2.0	2.0	1300	$3,800	$2.92	24d	1	0.56mi
3100 NE 48th St #908 Fort Lauderdale, FL	2.0	2.0	1181	$3,100	$2.62	22d	1	0.58mi
3100 NE 48th St #908 Fort Lauderdale, FL	2.0	2.0	1181	$3,100	$2.62	19d	1	0.58mi
5200 N Ocean Blvd Unit 203B Lauderdale by the Sea, FL	2.0	2.0	1330	$3,200	$2.41	24d	1	0.62mi
5200 N Ocean Blvd Unit 1514A Lauderdale by the Sea, FL	2.0	2.0	1540	$6,000	$3.90	8d	1	0.62mi
5200 N Ocean Blvd Unit 511A Lauderdale by the Sea, FL	2.0	2.0	1540	$3,300	$2.14	24d	1	0.62mi
5200 N Ocean Blvd Unit 914A Lauderdale by the Sea, FL	2.0	2.0	1450	$5,000	$3.45	24d	1	0.62mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gaspoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-02-24
   listed $445,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,783
• − Mortgage interest: −$24,927
• − Property taxes: −$6,675
• − Insurance: −$2,225
• − Repairs & maintenance: −$4,463
• − Management: −$4,463
• − Depreciation: −$12,945
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $7,144/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 14 photos

Excellent 95/100 None rehab

This is a well-maintained and upgraded condo with excellent exterior and interior conditions, located in a prime location with ocean and city views. The home is move-in ready and has the potential for significant value increases with minor updates.

Value-add opportunities

• Resale Upgraded kitchen appliances — Upgrading the kitchen appliances can significantly enhance the home's appeal to potential buyers.
• Resale New flooring in bathrooms — Replacing old or worn-out flooring in bathrooms can improve the home's overall appearance and functionality.
• Resale Painting interior walls — Painting interior walls can refresh the home's appearance and make it more appealing to potential buyers.
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Upgraded kitchen appliances — Upgrading the kitchen appliances can significantly enhance the home's appeal to potential buyers. ↑
• Resale New flooring in bathrooms — Replacing old or worn-out flooring in bathrooms can improve the home's overall appearance and functionality. ↑
• Resale Painting interior walls — Painting interior walls can refresh the home's appearance and make it more appealing to potential buyers. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Lauderdale-by-the-Sea

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lauderdale-by-the-Sea, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

2 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-02-24 Listed $445,000 Beaches MLS