505 N Ft Lauderdale Bch Blvd #903 · Fort Lauderdale, FL 33304

$219,000

1 bd · 1.0 ba · 584 sqft · Condo public records · 90 Days on market

Built 2006 $4/mo HOA ↓ 31% since listing

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL HILTON HOTEL CONDO, OCEAN VIEW, BALCONY JUST REMODELED AND CAN BE IN THE HILTON RENTAL PROGRAM.

Key facts

• Fitness center
• Oceanfront pool
• Ocean access

Tags

• JUNIOR SUITE
• OCEANFRONT POOL
• OCEAN ACCESS
• ON-SITE RESORT AMENITIES
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with limits
• HOA & community: Association with amenities: cabana, fitness center, pool, spa/hot tub, bar, cafe/restaurant; Association provides maintenance, pest control, sewer, trash, water, elevator, HVAC maintenance, roof repairs, pool service; HOA fee paid annually

Exterior

• Parking: Valet parking
• Security: Lobby attended; Security system; Closed-circuit cameras; Smoke detectors
• Utilities: Water service available; Sewer service available; Electric service available
• Home design: Condominium; Resale unit; 25-story building
• Construction: CBS construction
• Exterior features: Waterfront property; East of US-1 road frontage

Interior

• Kitchen: Electric range, microwave, refrigerator, disposal
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Marble
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Furnished; Drapes and curtain rods; Disposal; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Harbordale Elementary School (math 64% / reading 74%, grade A-, #399 of 2,144 statewide, top 19%, 487 students, 38% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 625 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 36% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 90 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-8,344
• Equity at exit: $32,654

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $26,127
• Equity at exit: $18,935

Cash invested: $61,320 (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 33304

• Rents YoY: 2.8%
• Active inventory: 625
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$347 /mo · $4,168/yr
• Insurance: −$91
• HOA: −$4
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $435

Break-even live

Break-even rent $2,014

Max offer price $219,000

Occupancy floor 78%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	982	$4,900	$4.99	12d	6	0.03mi
3000 Riomar St Fort Lauderdale, FL	1.0	1.0	640	$2,250	$3.52	3d	2	0.10mi
347 N Birch Rd Unit 1-9 Fort Lauderdale, FL	1.0	1.0	650	$3,500	$5.38	24d	1	0.17mi
2908 Bayshore Dr Unit 1541800P Fort Lauderdale, FL	1.0	1.0	613	$3,085	$5.03	13d	1	0.18mi
341 N Birch Rd #416 Fort Lauderdale, FL	1.0	1.0	621	$3,495	$5.63	24d	1	0.19mi
600 N Birch Rd Unit 605H Fort Lauderdale, FL	1.0	1.0	668	$2,000	$2.99	24d	1	0.20mi
3015 Seville St #6 Fort Lauderdale, FL	1.0	1.0	700	$2,500	$3.57	22d	1	0.21mi
3015 Seville St #7 Fort Lauderdale, FL	1.0	1.0	700	$2,350	$3.36	8d	1	0.21mi
3015 Seville St #6 Fort Lauderdale, FL	1.0	1.0	700	$2,450	$3.50	8d	1	0.21mi
508 Antioch Ave #1 Fort Lauderdale, FL	1.0	1.0	748	$2,500	$3.34	24d	1	0.22mi
624 Orton Ave #19 Fort Lauderdale, FL	1.0	1.0	691	$2,200	$3.18	24d	1	0.27mi
625 Antioch Ave #407 Fort Lauderdale, FL	1.0	1.0	670	$2,200	$3.28	3d	1	0.32mi
720 Orton Ave Fort Lauderdale, FL	1.0–2.0	1.0	750	$2,100	$2.80	24d	2	0.33mi
101 N Birch Rd #503 Fort Lauderdale, FL	1.0	1.0	696	$2,200	$3.16	24d	1	0.39mi
95 N Birch Rd Fort Lauderdale, FL	1.0	1.0	755	$3,575	$4.74	13d	2	0.41mi
741 Bayshore Dr Unit 16N Fort Lauderdale, FL	1.0	1.0	565	$2,400	$4.25	5d	1	0.43mi
9 N Birch Rd #601 Fort Lauderdale, FL	1.0	1.0	640	$2,500	$3.91	17d	1	0.43mi
9 N Birch Rd Fort Lauderdale, FL	1.0	1.0	640	$2,350	$3.67	15d	2	0.43mi
901 N Birch Rd Fort Lauderdale, FL	1.0	1.0	550	$2,300	$4.18	5d	1	0.54mi
901 N Birch Rd Unit A2 Fort Lauderdale, FL	1.0	1.0	490	$2,500	$5.10	24d	1	0.55mi
200 S Birch Rd Fort Lauderdale, FL	1.0	1.0	647	$2,050	$3.17	10d	2	0.60mi
2670 E Sunrise Blvd #1428 Fort Lauderdale, FL	1.0	1.0	585	$1,589	$2.72	24d	1	0.67mi
2555 NE 11th St Fort Lauderdale, FL	1.0–2.0	1.0	840	$1,550	$1.85	24d	2	0.87mi
300 Sunset Dr Unit 5 Fort Lauderdale, FL	2.0	1.0	350	$2,500	$7.14	24d	1	0.90mi
300 Sunset Dr Unit 15 Fort Lauderdale, FL	—	1.0	350	$1,600	$4.57	5d	1	0.90mi
300 Sunset Dr Unit 4 Fort Lauderdale, FL	—	1.0	350	$1,500	$4.29	24d	1	0.90mi
815 Middle River Dr #203 Fort Lauderdale, FL	1.0	1.0	660	$1,900	$2.88	20d	1	0.99mi
100 Isle of Venice Dr Fort Lauderdale, FL	1.0	1.0	750	$1,725	$2.30	24d	1	1.07mi
90 Isle of Venice Dr #10 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	24d	1	1.07mi
125 Isle of Venice Dr #4 Fort Lauderdale, FL	1.0	1.0	580	$3,500	$6.03	5d	1	1.08mi
125 Isle of Venice Dr #4 Fort Lauderdale, FL	1.0	1.0	580	$2,500	$4.31	15d	1	1.08mi
508 Hendricks Isle #3 Fort Lauderdale, FL	1.0	1.0	490	$2,700	$5.51	5d	1	1.11mi
508 Hendricks Isle #3 Fort Lauderdale, FL	1.0	1.0	490	$2,800	$5.71	14d	1	1.11mi
1200 N Fort Lauderdale Beach Blvd #204 Fort Lauderdale, FL	1.0	1.0	702	$2,500	$3.56	24d	1	1.12mi
1911 NE 8th Ct Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	24d	1	1.13mi
1354 Bayview Dr Apt E Fort Lauderdale, FL	1.0	1.0	634	$1,800	$2.84	24d	1	1.16mi
37 Hendricks Isle Unit 1504034P Fort Lauderdale, FL	1.0	1.0	564	$3,462	$6.13	3d	2	1.24mi
37 Hendricks Isle Unit 1504034P Fort Lauderdale, FL	—	1.0	527	$2,841	$5.39	21d	1	1.24mi
37 Hendricks Isle Unit 1503944P Fort Lauderdale, FL	1.0	1.0	602	$3,314	$5.50	14d	1	1.24mi
1770 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	822	$2,500	$3.04	22d	2	1.33mi

HOA detail condo

• Monthly dues: $4 · $48/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-13
   status $219,000 Pending 90 DOM
2. 2026-06-09
   days on market $219,000 Active Under Contract 90 DOM
3. 2026-06-07
   days on market $219,000 Active Under Contract 88 DOM
4. 2026-06-04
   days on market $219,000 Active Under Contract 85 DOM
5. 2026-06-03
   days on market $219,000 Active Under Contract 84 DOM
6. 2026-06-02
   days on market $219,000 Active Under Contract 83 DOM
7. 2026-06-01
   days on market $219,000 Active Under Contract 82 DOM
8. 2026-05-31
   days on market $219,000 Active Under Contract 81 DOM
9. 2026-05-16
   historical Active Under Contract
10. 2025-12-01
    listed $219,000 Active
11. 2013-08-28
    soldstatus $240,000
12. 2011-08-31
    soldstatus $184,000 105-char remark

    Show marketing remark (105 chars)

    BEAUTIFUL HILTON HOTEL CONDO, OCEAN VIEW, BALCONY JUST REMODELED AND CAN BE IN THE HILTON RENTAL PROGRAM.

13. 2011-08-26
    soldstatus $184,000
14. 2006-12-18
    soldstatus $318,500

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,168 · $347/mo
• Projected year-2 tax: $4,168 · $347/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,774
• − Mortgage interest: −$12,267
• − Property taxes: −$4,168
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − HOA: −$48
• − Depreciation: −$6,371
• Taxable income: $1,901
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $4,763/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: 235,769
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% 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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

-31.2% since first listed

6 events — show timeline

• 2026-05-16 Contingent — Beaches MLS
• 2025-12-01 Listed $219,000 Beaches MLS
• 2013-08-28 Sold (Public Records) $240,000 Public Records
• 2011-08-31 Sold (MLS) $184,000 MARMLS
• 2011-08-26 Sold (Public Records) $184,000 Public Records
• 2006-12-18 Sold (Public Records) $318,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $4,168 · -6.0% YoY. Source: county tax records.