3909 N Ocean Blvd #107 · Fort Lauderdale, FL 33308

$387,900

2 bd · 2.0 ba · 1,145 sqft · Condo public records · 32 Days on market

Built 1979 $900/mo HOA · 21% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Top of the Mile and this ultra renovated 1st floor, 2 bed, 2 bath condo on A1A. Prime location, 1 block from the sand in Lauderdale-by-the-sea, across the street from restaurants, shops, grocery. No expense spared, Fully renovated designer kitchen w/ Ash white glass Crystal countertops w/ Lumiron LED backlighting, new LG Appliances (2021), wine fridge. Porcelain Floors, Hunter Douglas windows Treatments, Smooth ceilings, renovated Baths, LED mirrors. All Impact windows & doors, washer & Dryer in unit, a gorgeous sleek modern condo for you. AC (2018), Water heater (2021) 40 year & Concrete restoration complete, budget has reserves, great for full time residents,

Key facts

• Designer kitchen
• Porcelain floors
• New lg appliances

Tags

• DESIGNER KITCHEN
• LUMIRON LED BACKLIGHTING
• NEW LG APPLIANCES
• WINE FRIDGE
• PORCELAIN FLOORS
• SMOOTH CEILINGS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, grounds and structure maintenance, parking, pool(s), recreation facilities, security and trash; Community amenities include clubhouse, fitness center, pool, storage, trash service and elevators

Exterior

• Parking: Assigned covered garage parking; Attached garage with 1 covered space; Guest parking
• Security: Secured garage/parking; Intercom; Phone entry
• Utilities: Cable available
• Home design: Condo/Townhouse unit; Single-story unit within a 4-story building; Entry level 1; Facing east; Updated/remodeled; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony; Exterior lighting; Security/high impact doors; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Closet cabinetry; Entrance foyer; Elevator; First floor entry; High ceilings; Kitchen island; Living/Dining room; Main level primary; Pantry
• Laundry & utility: Washer; Dryer; Electric water heater; Utility room; Laundry room; Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $388k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (8.0% below list).
• Meets the 1% rule at list price ($4k rent vs $388k).
• Recommended offer: $357k (8.0% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% 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 17d 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 $4,243/mo this rent would consume 54% 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 $3k of loan paydown is wiped out by about $12k 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 32 days — a 3% lower offer ($376k) 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.
• Current owner paid $262k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $356,878 (8.0% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.09% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 7.6

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-70,750
• Equity at exit: $57,837

10-year hold

• IRR: -8.9%
• Equity multiple: 0.43×
• Total profit: $-62,385
• Equity at exit: $33,539

Cash invested: $108,612 (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: 7.6×

Monthly cashflow live

• Estimated rent: $4,243 high
• Mortgage (P&I): −$2,034
• Tax from tax record: −$432 /mo · $5,185/yr
• Insurance: −$162
• HOA: −$900
• Vacancy / Maint / Mgmt: −$891
• Net cashflow: $-176

Break-even live

Break-even rent $4,466

Max offer price $356,878

Occupancy floor 99%

Sensitivity live

Price	-10% $44	-5% $-66	+0% $-176	+5% $-285	+10% $-395
Rent	-10% $-511	-5% $-343	+0% $-176	+5% $-8	+10% $160
Rate	-1.0pp $20	-0.5pp $-77	base $-176	+0.5pp $-276	+1.0pp $-378

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: $96,975
• Closing costs: $11,637
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	19d	4	0.14mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	0d	4	0.14mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	26d	1	0.16mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	6d	3	0.17mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	7d	2	0.17mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	1355	$5,000	$3.69	15d	2	0.17mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1190	$3,150	$2.65	22d	2	0.17mi
4010 Galt Ocean Dr #802 Fort Lauderdale, FL	2.0	2.0	1190	$5,000	$4.20	16d	1	0.17mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	16d	6	0.17mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	6d	6	0.17mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	4d	7	0.17mi
3750 Galt Ocean Dr #209 Fort Lauderdale, FL	1.0	1.5	1187	$4,000	$3.37	26d	1	0.17mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1553	$8,750	$5.63	6d	6	0.19mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1536	$8,750	$5.69	6d	7	0.19mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	26d	2	0.22mi
3600 Galt Ocean Dr Unit 9C Fort Lauderdale, FL	2.0	2.0	1155	$4,000	$3.46	26d	1	0.26mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	3d	1	0.28mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	21d	1	0.28mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	26d	1	0.33mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	6d	1	0.33mi
4250 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1350	$3,650	$2.70	3d	2	0.33mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	1.5–2.5	2025	$6,250	$3.09	6d	5	0.37mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	1.5–2.5	2025	$6,250	$3.09	4d	5	0.37mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	2.0–2.5	2025	$6,000	$2.96	19d	5	0.37mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	2.0–2.5	2025	$6,000	$2.96	24d	5	0.37mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	17d	4	0.38mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$6,320	$2.20	9d	4	0.38mi
4013 N Ocean Dr #102 Fort Lauderdale, FL	1.0	1.5	790	$3,500	$4.43	26d	1	0.51mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	19d	3	0.64mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	6d	4	0.64mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	9d	3	0.64mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	6d	4	0.71mi
3020 NE 32nd Ave Fort Lauderdale, FL	2.0	2.0	1185	$3,875	$3.27	9d	3	0.71mi
4144 El Mar Dr Unit 1 Lauderdale-By-The-Sea, FL	2.0	2.0	1116	$3,250	$2.91	26d	1	0.71mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	26d	1	0.75mi
2866 NE 30th St Fort Lauderdale, FL	2.0	2.0	931	$4,900	$5.26	0d	2	0.78mi
2841 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1150	$3,700	$3.22	16d	3	0.80mi
2831 N Ocean Blvd Unit 801N Fort Lauderdale, FL	2.0	2.0	1468	$6,000	$4.09	26d	1	0.85mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	26d	1	0.85mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	5d	1	0.85mi

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $387,900 Active 32 DOM
2. 2026-06-18
   days on market $387,900 Active 29 DOM
3. 2026-06-17
   days on market $387,900 Active 28 DOM
4. 2026-06-16
   days on market $387,900 Active 27 DOM
5. 2026-06-15
   days on market $387,900 Active 26 DOM
6. 2026-06-13
   days on market $387,900 Active 24 DOM
7. 2026-06-09
   days on market $387,900 Active 20 DOM
8. 2026-06-08
   days on market $387,900 Active 19 DOM
9. 2026-06-07
   days on market $387,900 Active 18 DOM
10. 2026-06-04
    days on market $387,900 Active 15 DOM
11. 2026-06-03
    days on market $387,900 Active 14 DOM
12. 2026-06-02
    days on market $387,900 Active 13 DOM
13. 2026-06-01
    days on market $387,900 Active 12 DOM
14. 2026-05-31
    days on market $387,900 Active 11 DOM
15. 2026-05-20
    listed $387,900 Active
16. 2026-05-04
    historical
17. 2026-01-15
    listed $445,000 Active
18. 2021-05-03
    soldstatus $262,400
19. 1985-09-01
    soldstatus $72,500
20. 1980-05-01
    soldstatus $95,000

ⓘ 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: $5,185 · $432/mo
• Projected year-2 tax: $5,185 · $432/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: $50,921
• − Mortgage interest: −$21,728
• − Property taxes: −$5,185
• − Insurance: −$1,940
• − Repairs & maintenance: −$4,074
• − Management: −$4,074
• − HOA: −$10,800
• − Depreciation: −$11,284
• Taxable loss: −$8,164
• Est. tax savings @ 24.0%: +$1,959
• After-tax cash flow: $-148/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

+308.3% since first listed

6 events — show timeline

• 2026-05-20 Listed $387,900 MARMLS
• 2026-05-04 Listing Removed — Beaches MLS
• 2026-01-15 Listed $445,000 Beaches MLS
• 2021-05-03 Sold (Public Records) $262,400 Public Records
• 1985-09-01 Sold (Public Records) $72,500 Public Records
• 1980-05-01 Sold (Public Records) $95,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $5,185 · +4.2% YoY. Source: county tax records.