6000 NE 22nd Way Unit 3a · Fort Lauderdale, FL 33308

$319,000

2 bd · 2.0 ba · 1,158 sqft · Condo public records · 26 Days on market

Built 1976 $910/mo HOA · 25% of rent

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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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Sellers: This two-bedroom, two-bathroom condominium on the southeast corner of the Imperial Point Condominium building offers excellent access to neighborhood amenities, making your daily life more convenient. The balcony overlooks the pool and is surrounded by a beautiful tree canopy. The unit features impact windows, a balcony slider, a new electrical panel, and a hard-wired smoke alarm system for safety. The open-concept kitchen and unit are fully remodeled with white high-gloss cabinets, ample counter space, a central island with seating for four, and recessed LED lighting—polished ceramic floors with soundproofing complete the unit. It is easy to tour, and all building documents are included with the listing. All milestones completed.

Key facts

• Polished tile floors
• In unit washer dryer
• Modern kitchen

Tags

• SOUTHEAST CORNER UNIT
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• POLISHED TILE FLOORS
• IN UNIT WASHER DRYER
• HURRICANE IMPACT WINDOWS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: HOA with monthly fee; Elevator(s); Pool; Trash service; Maintenance of grounds and structure; Common area maintenance; Elevator maintenance included; Reserve funds; Roof repairs; Pool service

Exterior

• Parking: Assigned parking (1 space)
• Security: Entry with phone/intercom
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One-level unit; Faces west; Imperial Point Condo (7-story building)
• Construction: Block construction; Flat roof
• Exterior features: Community pool; Trash chute; Bike storage; Community room

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Storm windows
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (9.3% below list).
• Meets the 1% rule at list price ($4k rent vs $319k).
• Recommended offer: $289k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: 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 rising (+3.6%/yr); 746 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,683/mo this rent would consume 47% of the median local household income ($94k/yr) (locally 912% 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 $2k of loan paydown is wiped out by about $10k 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 26 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: HOA is 25% of rent.

Recommended offer $289,233 (9.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.33×
• Total profit: $-59,482
• Equity at exit: $47,564

10-year hold

• IRR: -9.2%
• Equity multiple: 0.40×
• Total profit: $-53,445
• Equity at exit: $27,581

Cash invested: $89,320 (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 33308

• Rents YoY: 3.6%
• Active inventory: 746
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,683 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$362 /mo · $4,347/yr
• Insurance: −$133
• HOA: −$910
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $-169

Break-even live

Break-even rent $3,896

Max offer price $289,233

Occupancy floor 100%

Sensitivity live

Price	-10% $12	-5% $-78	+0% $-169	+5% $-259	+10% $-349
Rent	-10% $-459	-5% $-314	+0% $-169	+5% $-23	+10% $122
Rate	-1.0pp $-8	-0.5pp $-87	base $-169	+0.5pp $-251	+1.0pp $-335

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	26d	1	0.24mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	0d	15	0.37mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	26d	1	0.39mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,774	$2.54	0d	16	0.50mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	26d	1	0.53mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	26d	1	0.70mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	6d	1	0.74mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	26d	2	0.75mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$3,411	$3.98	0d	43	0.82mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	26d	1	0.83mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	3d	1	0.83mi
3111 NE 51st St Unit 301 Fort Lauderdale, FL	2.0	2.0	1300	$3,800	$2.92	26d	1	0.87mi
4619 Poinciana St Unit 2A Lauderdale by the Sea, FL	3.0	2.5	1452	$3,900	$2.69	18d	1	0.88mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	6d	1	0.89mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	12d	1	0.89mi
5400 N Ocean Blvd Lauderdale by the Sea, FL	2.0–3.0	2.5	1631	$3,800	$2.33	6d	2	0.94mi
5200 N Ocean Blvd Unit 203B Lauderdale by the Sea, FL	2.0	2.0	1330	$3,200	$2.41	26d	1	0.96mi
5200 N Ocean Blvd Unit 914A Lauderdale by the Sea, FL	2.0	2.0	1450	$5,000	$3.45	26d	1	0.96mi
5100 N Ocean Blvd #502 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,400	$3.15	26d	1	0.96mi
5100 N Ocean Blvd #1205 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,900	$2.79	26d	1	0.96mi
5100 N Ocean Blvd #804 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,800	$2.71	26d	1	0.96mi
5100 N Ocean Blvd #1504 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,000	$2.86	4d	1	0.96mi
5200 N Ocean Blvd #506 Fort Lauderdale, FL	2.0	2.0	1330	$3,300	$2.48	15d	1	0.96mi
4511 Seagrape Dr Lauderdale by the Sea, FL	2.0	2.0	1218	$3,500	$2.87	26d	1	0.97mi
5000 N Ocean Blvd #1405 Lauderdale by the Sea, FL	2.0	2.0	1433	$5,250	$3.66	9d	1	0.99mi
5000 N Ocean Blvd #703 Lauderdale by the Sea, FL	2.0	2.0	1433	$5,200	$3.63	26d	1	0.99mi
5000 N Ocean Blvd #506 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,900	$3.61	26d	1	0.99mi
5000 N Ocean Blvd #208 Lauderdale by the Sea, FL	2.0	2.0	1433	$3,400	$2.37	26d	1	0.99mi
5000 N Ocean Blvd #908 Lauderdale by the Sea, FL	2.0	2.0	1433	$3,940	$2.75	19d	1	0.99mi
5000 N Ocean Blvd #908 Lauderdale by the Sea, FL	2.0	2.0	1433	$3,700	$2.58	4d	1	0.99mi
4512 Sea Grape Dr Unit 1 Lauderdale-By-The-Sea, FL	1.0	1.0	853	$3,500	$4.10	26d	1	0.99mi
4900 N Ocean Blvd #1601 Lauderdale by the Sea, FL	1.0	1.5	1000	$4,000	$4.00	26d	1	0.99mi
4900 N Ocean Blvd #1209 Lauderdale by the Sea, FL	1.0	2.0	960	$4,100	$4.27	16d	1	0.99mi
4900 N Ocean Blvd #705 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,750	$3.39	26d	1	0.99mi
4900 N Ocean Blvd #1405 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,250	$3.04	26d	1	0.99mi
4900 N Ocean Blvd #1003 Lauderdale by the Sea, FL	2.0	2.0	1450	$4,200	$2.90	26d	1	0.99mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,200	$3.54	24d	1	0.99mi
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	24d	1	1.00mi
6000 N Ocean Blvd Lauderdale by the Sea, FL	2.0	2.0	904	$3,350	$3.71	0d	2	1.02mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1000	$6,500	$6.50	4d	3	1.03mi

HOA detail condo

• Monthly dues: $910 · $10,920/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $319,000 Active 26 DOM
2. 2026-06-18
   days on market $319,000 Active 23 DOM
3. 2026-06-17
   days on market $319,000 Active 22 DOM
4. 2026-06-16
   days on market $319,000 Active 21 DOM
5. 2026-06-15
   days on market $319,000 Active 20 DOM
6. 2026-06-13
   days on market $319,000 Active 18 DOM
7. 2026-06-09
   days on market $319,000 Active 14 DOM
8. 2026-06-08
   days on market $319,000 Active 13 DOM
9. 2026-06-07
   days on market $319,000 Active 12 DOM
10. 2026-06-04
    days on market $319,000 Active 9 DOM
11. 2026-06-03
    days on market $319,000 Active 8 DOM
12. 2026-06-02
    days on market $319,000 Active 7 DOM
13. 2026-06-01
    days on market $319,000 Active 6 DOM
14. 2026-05-31
    days on market $319,000 Active 5 DOM
15. 2026-05-26
    listed $319,000 Active
16. 2025-04-17
    soldstatus $290,000
17. 2025-04-14
    soldstatus $290,000 Closed 765-char remark

    Show marketing remark (765 chars)

    Motivated Sellers: This two-bedroom, two-bathroom condominium on the southeast corner of the Imperial Point Condominium building offers excellent access to neighborhood amenities, making your daily life more convenient. The balcony overlooks the pool and is surrounded by a beautiful tree canopy. The unit features impact windows, a balcony slider, a new electrical panel, and a hard-wired smoke alarm system for safety. The open-concept kitchen and unit are fully remodeled with white high-gloss cabinets, ample counter space, a central island with seating for four, and recessed LED lighting—polished ceramic floors with soundproofing complete the unit. It is easy to tour, and all building documents are included with the listing. All milestones completed.

18. 2025-03-29
    status Pending 765-char remark

    Show marketing remark (765 chars)

    Motivated Sellers: This two-bedroom, two-bathroom condominium on the southeast corner of the Imperial Point Condominium building offers excellent access to neighborhood amenities, making your daily life more convenient. The balcony overlooks the pool and is surrounded by a beautiful tree canopy. The unit features impact windows, a balcony slider, a new electrical panel, and a hard-wired smoke alarm system for safety. The open-concept kitchen and unit are fully remodeled with white high-gloss cabinets, ample counter space, a central island with seating for four, and recessed LED lighting—polished ceramic floors with soundproofing complete the unit. It is easy to tour, and all building documents are included with the listing. All milestones completed.

19. 2025-03-17
    historical Active Under Contract 765-char remark

    Show marketing remark (765 chars)

    Motivated Sellers: This two-bedroom, two-bathroom condominium on the southeast corner of the Imperial Point Condominium building offers excellent access to neighborhood amenities, making your daily life more convenient. The balcony overlooks the pool and is surrounded by a beautiful tree canopy. The unit features impact windows, a balcony slider, a new electrical panel, and a hard-wired smoke alarm system for safety. The open-concept kitchen and unit are fully remodeled with white high-gloss cabinets, ample counter space, a central island with seating for four, and recessed LED lighting—polished ceramic floors with soundproofing complete the unit. It is easy to tour, and all building documents are included with the listing. All milestones completed.

20. 2025-02-23
    price $309,000 765-char remark

    Show marketing remark (765 chars)

    Motivated Sellers: This two-bedroom, two-bathroom condominium on the southeast corner of the Imperial Point Condominium building offers excellent access to neighborhood amenities, making your daily life more convenient. The balcony overlooks the pool and is surrounded by a beautiful tree canopy. The unit features impact windows, a balcony slider, a new electrical panel, and a hard-wired smoke alarm system for safety. The open-concept kitchen and unit are fully remodeled with white high-gloss cabinets, ample counter space, a central island with seating for four, and recessed LED lighting—polished ceramic floors with soundproofing complete the unit. It is easy to tour, and all building documents are included with the listing. All milestones completed.

21. 2025-01-04
    listed $325,000 Active 765-char remark

    Show marketing remark (765 chars)

    Motivated Sellers: This two-bedroom, two-bathroom condominium on the southeast corner of the Imperial Point Condominium building offers excellent access to neighborhood amenities, making your daily life more convenient. The balcony overlooks the pool and is surrounded by a beautiful tree canopy. The unit features impact windows, a balcony slider, a new electrical panel, and a hard-wired smoke alarm system for safety. The open-concept kitchen and unit are fully remodeled with white high-gloss cabinets, ample counter space, a central island with seating for four, and recessed LED lighting—polished ceramic floors with soundproofing complete the unit. It is easy to tour, and all building documents are included with the listing. All milestones completed.

22. 2005-08-31
    soldstatus $195,000
23. 2003-08-05
    soldstatus $107,000
24. 1983-06-01
    soldstatus $75,000
25. 1977-11-01
    soldstatus $41,000

ⓘ 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: $4,347 · $362/mo
• Projected year-2 tax: $4,347 · $362/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: $44,195
• − Mortgage interest: −$17,869
• − Property taxes: −$4,347
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,536
• − Management: −$3,536
• − HOA: −$10,920
• − Depreciation: −$9,280
• Taxable loss: −$6,887
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-369/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): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 5% 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: ▼ -417.95%
• Current HPI: 325.3902
• Rent YoY: ▲ 3.63%
• 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

+678.0% since first listed

11 events — show timeline

• 2026-05-26 Listed $319,000 Beaches MLS
• 2025-04-17 Sold (Public Records) $290,000 Public Records
• 2025-04-14 Sold (MLS) $290,000 MARMLS
• 2025-03-29 Pending — MARMLS
• 2025-03-17 Contingent — MARMLS
• 2025-02-23 Price Changed $309,000 MARMLS
• 2025-01-04 Listed $325,000 MARMLS
• 2005-08-31 Sold (Public Records) $195,000 Public Records
• 2003-08-05 Sold (Public Records) $107,000 Public Records
• 1983-06-01 Sold (Public Records) $75,000 Public Records
• 1977-11-01 Sold (Public Records) $41,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $4,347 · +9.8% YoY. Source: county tax records.