1641 NE 55th St · Fort Lauderdale, FL 33334

$945,000

None bd · None ba · 2,548 sqft · MultiFamily · 102 Days on market

Built 1962

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

3.25% assumable FHA loan. Spacious, clean, updated, premium duplex in a desirable residential neighborhood that is close to the beach, I-95, downtown. Each side is a mirror of the other with tile floors and hardwood in the bedrooms, granite counters, lots of light. I have used as my personal residence and currently as short-term month to month rentals. This is ideal for live in half and rent half. You'll love the quiet peaceful nature of the house and the Coral Isle neighborhood. 2 miles from the sand of Lauderdale-By-The-Sea, close to Holy Cross and Imperial Point Hospitals.

Key facts

• Tile floors
• Close to the beach
• Premium duplex

Tags

• PREMIUM DUPLEX
• CLOSE TO THE BEACH
• TILE FLOORS
• HARDWOOD IN THE BEDROOMS
• GRANITE COUNTERS
• LOTS OF LIGHT

Property features AI

Finance

• Financial info: Two-unit building (total of 2 units)
• HOA & community: Association fees cover sewer and trash

Exterior

• Utilities: Public sewer; Cable available
• Home design: Duplex; Single-story; Resale property
• Construction: Block construction; Barrel roof
• Exterior features: Porch

Interior

• Flooring: Laminate; Tile
• Heating & cooling: Central heating with separate meters; Central air conditioning; Ceiling fans
• Interior features: Laminate and tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $945k.

Deal economics

• At list price, monthly cash flow is $27 ($325/yr) — positive. Per door: $14/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $830k (12.2% below list).
• Recommended offer: $830k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.2% in Fort Lauderdale — 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 82/100 on livability (#78 in FL, #1,293 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: cost of living D-.
• 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: Floranada Elementary School (math 65% / reading 69%, grade B+, #450 of 2,144 statewide, top 22%, 748 students, 54% FRL); James S. Rickards Middle School (math 18% / reading 31%, grade F, #522 of 571 statewide, top 93%, 755 students, 75% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL).
• Market conditions: Rents rising (+2.0%/yr); 356 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $8,301/mo this rent would consume 132% of the median local household income ($75k/yr) (locally 1755% 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 $7k of loan paydown is wiped out by about $28k 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 102 days — a 9% lower offer ($860k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $830,100 (12.2% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-159,467
• Equity at exit: $140,903

10-year hold

• IRR: -11.1%
• Equity multiple: 0.36×
• Total profit: $-169,066
• Equity at exit: $81,706

Cash invested: $264,600 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 356
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $8,301 high
• Mortgage (P&I): −$4,956
• Tax est. 1.5%: −$1,181 /mo · $14,175/yr
• Insurance: −$394
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,743
• Net cashflow: $27

Break-even live

Break-even rent $8,267

Max offer price $945,000

Occupancy floor 95%

Sensitivity live

Price	-10% $680	-5% $354	+0% $27	+5% $-299	+10% $-626
Rent	-10% $-629	-5% $-301	+0% $27	+5% $355	+10% $683
Rate	-1.0pp $503	-0.5pp $267	base $27	+0.5pp $-218	+1.0pp $-467

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$8,302
Total (2 units)			$8,301

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: $236,250
• Closing costs: $28,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 NE 18th Ter Fort Lauderdale, FL	3.0	3.0	1942	$6,400	$3.30	26d	1	0.17mi
1761 NE 52nd St Unit 1-2 Oakland Park, FL	2.0	2.0	2028	$3,650	$1.80	26d	1	0.19mi
1466 NE 57th Ct Unit 1044539P Fort Lauderdale, FL	3.0	2.0	2012	$6,185	$3.07	9d	1	0.28mi
1466 NE 57th Ct Fort Lauderdale, FL	3.0	2.0	2020	$8,200	$4.06	26d	1	0.28mi
5700 NE 20th Ave Fort Lauderdale, FL	3.0	2.0	2300	$5,575	$2.42	26d	1	0.37mi
1412 NE 53rd Ct Fort Lauderdale, FL	3.0	2.0	2267	$6,910	$3.05	3d	1	0.37mi
5921 NE 15th Ave Fort Lauderdale, FL	3.0	3.0	1977	$4,600	$2.33	26d	1	0.44mi
5790 NE 20th Ter Fort Lauderdale, FL	3.0	2.0	1874	$6,000	$3.20	26d	1	0.47mi
5910 NE 21st Way Fort Lauderdale, FL	3.0	2.0	1823	$4,950	$2.72	23d	1	0.63mi
1601 NE 63rd St Fort Lauderdale, FL	3.0	2.0	1875	$6,125	$3.27	26d	1	0.68mi
6251 NE 20th Ter Fort Lauderdale, FL	3.0	3.0	1954	$7,000	$3.58	13d	1	0.70mi
2101 NE 63rd St Unit 2101 Fort Lauderdale, FL	3.0	2.0	1805	$4,750	$2.63	0d	1	0.80mi
2101 NE 63rd St Unit 2101 Fort Lauderdale, FL	3.0	2.0	1805	$4,925	$2.73	22d	1	0.80mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	26d	1	0.90mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	9d	1	0.90mi
4850 NE 25th Ave Fort Lauderdale, FL	3.0	2.5	2250	$3,995	$1.78	0d	1	1.00mi
4800 NE 25th Ave Apt N Fort Lauderdale, FL	2.0	2.0	1800	$3,200	$1.78	23d	1	1.04mi
4800 NE 25th Ave Apt N Fort Lauderdale, FL	2.0	2.0	1800	$3,200	$1.78	19d	1	1.04mi
2260 NE 62nd St Fort Lauderdale, FL	3.0	2.0	1807	$4,750	$2.63	12d	1	1.04mi
6341 NE 22nd Ave Fort Lauderdale, FL	3.0	2.0	2086	$5,500	$2.64	16d	1	1.06mi
5251 NE 29th Ave Fort Lauderdale, FL	3.0	3.0	2985	$11,900	$3.99	26d	1	1.06mi
5721 Bayview Dr Fort Lauderdale, FL	3.0	2.0	2188	$9,500	$4.34	0d	1	1.20mi
4761 Bayview Dr Fort Lauderdale, FL	3.0	2.0	2031	$7,250	$3.57	26d	1	1.25mi
3010 NE 58th St Fort Lauderdale, FL	3.0	3.0	2887	$14,000	$4.85	15d	1	1.27mi
3100 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	2021	$6,999	$3.46	26d	1	1.27mi
3901 Coral Heights Way Fort Lauderdale, FL	3.0	3.5	2315	$3,750	$1.62	26d	1	1.36mi
4454 W Tradewinds Ave Lauderdale by the Sea, FL	3.0	2.0	1808	$4,700	$2.60	20d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $945,000 Active 102 DOM
2. 2026-06-18
   days on market $945,000 Active 99 DOM
3. 2026-06-17
   days on market $945,000 Active 98 DOM
4. 2026-06-16
   days on market $945,000 Active 97 DOM
5. 2026-06-15
   days on market $945,000 Active 96 DOM
6. 2026-06-13
   days on market $945,000 Active 94 DOM
7. 2026-06-09
   days on market $945,000 Active 90 DOM
8. 2026-06-07
   days on market $945,000 Active 88 DOM
9. 2026-06-04
   days on market $945,000 Active 85 DOM
10. 2026-06-03
    days on market $945,000 Active 84 DOM
11. 2026-06-02
    days on market $945,000 Active 83 DOM
12. 2026-06-01
    days on market $945,000 Active 82 DOM
13. 2026-05-31
    days on market $945,000 Active 81 DOM
14. 2026-05-14
    price $945,000
15. 2026-04-03
    price $959,000
16. 2026-03-02
    listed $962,500 Active
17. 2025-07-24
    historical $2,675
18. 2025-06-05
    listed $2,675
19. 2024-03-28
    historical $2,975
20. 2024-03-19
    listed $2,975

ⓘ 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 (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $99,612
• − Mortgage interest: −$52,935
• − Property taxes: −$14,175
• − Insurance: −$4,725
• − Repairs & maintenance: −$7,969
• − Management: −$7,969
• − Depreciation: −$27,491
• Taxable loss: −$15,652
• Est. tax savings @ 24.0%: +$3,756
• After-tax cash flow: $4,082/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.

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 — Fort Lauderdale

• Score: 82/100
• State rank: #78
• US rank: #1293

Category grades

Amenities A+ Commute C+ Cost of living D- Crime A+ Employment B Housing A- Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 68,410
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,935
• Household income: $75,361
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1755.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 32% Two or more races 25% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 5% Lithuanian 3% Romanian 2%
• Foreign-born: 31% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 28% Other Indo-European 5% French/Haitian/Cajun 5%

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: ▼ -208.58%
• Current HPI: 394.9526
• Rent YoY: ▲ 2.01%
• 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

+31664.7% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $945,000 Beaches MLS
• 2026-04-03 Price Changed $959,000 Beaches MLS
• 2026-03-02 Listed $962,500 Beaches MLS
• 2025-07-24 Rental Removed $2,675 SHOWMOJO
• 2025-06-05 Listed for Rent $2,675 SHOWMOJO
• 2024-03-28 Rental Removed $2,975 GFLMLS
• 2024-03-19 Listed for Rent $2,975 GFLMLS