6150 NW 33rd Way · Fort Lauderdale, FL 33309

$395,000

3 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 92 Days on market

Built 1979 Est $612k · 35% under $100/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT OPPORTUNITY TO OWN IN RARELY AVAILABLE LOFTS OF PALM AIRE VILLAGE. A BLANK CANVAS ALLOWING YOU TO MAKE IT YOUR OWN. GREAT LAYOUT FEATURING 2 BEDROOMS + A EXTRA ROOM WITH 1 BATHROOM ON FIRST FLOOR WITH PRIMARY BEDROOM + SITTING ROOM ON SECOND FLOOR. NEW ROOF MAY 2024, NEW A/C INSIDE AND OUT FEB 2023, NEW INSIDE ELECTRICAL PANEL 2025, OUTSIDE ELECTRICAL PANEL 2020, WATER HEATER 2022. GREAT BONES JUST COME AND MAKE IT YOUR OWN. EASY TO SHOW, PLEASE TEXT LA TO SHOW. LARGER THAN TAX ROLL AS PER OWNER. NOTE: SOME IMAGES HAVE BEEN VIRTUALLY STAGED OR ENHANCED USING AI TO ILLUSTRATE THE POTENTIAL OF THE SPACE. ACTUAL PROPERTY CONDITION MAY DIFFER.

Key facts

• Water heater
• Blank canvas
• New a/c

Tags

• BLANK CANVAS
• NEW ROOF
• NEW A/C
• NEW INSIDE ELECTRICAL PANEL
• OUTSIDE ELECTRICAL PANEL
• WATER HEATER

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, playground, pool, tennis and basketball courts, recreation facilities and security; Association fee covers amenities, common areas, cable TV, pools, recreation facilities and security

Exterior

• Parking: Assigned parking; Two or more parking spaces
• Security: Smoke detectors; Association provides security
• Utilities: Cable available
• Home design: One-story building; Entry level: 1
• Construction: Block and wood siding construction; Resale property
• Exterior features: Deck; Fence; Tennis courts; Exterior lighting; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on upper level; Additional bedroom(s) on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: First-floor entry; Bedroom on main level; Upper-level primary bedroom; Sitting area in primary; Vaulted ceilings; Bar; Living/dining room; Stacked bedrooms; Walk-in closets
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-36 ($-431/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (22.4% below list).
• Recommended offer: $307k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: Rents soft (-0.5%/yr); 343 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,067/mo this rent would consume 48% of the median local household income ($77k/yr) (locally 1596% 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 92 days — a 9% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 3 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 $108k; list at $395k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,670 (22.4% 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 92 days. Have you received any prior offers? Is the seller open to a 22% 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $611,915
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 NW 28th Ter	0.74mi	3/2.0	1,523 (-3%)	3mo	$595,000	$391	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-75,401
• Equity at exit: $58,896

10-year hold

• IRR: -20.4%
• Equity multiple: 0.06×
• Total profit: $-103,824
• Equity at exit: $34,152

Cash invested: $110,600 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 343
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,067 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$165
• HOA: −$100
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-36

Break-even live

Break-even rent $3,112

Max offer price $388,658

Occupancy floor 96%

Sensitivity live

Price	-10% $188	-5% $76	+0% $-36	+5% $-148	+10% $-260
Rent	-10% $-278	-5% $-157	+0% $-36	+5% $85	+10% $206
Rate	-1.0pp $163	-0.5pp $65	base $-36	+0.5pp $-138	+1.0pp $-242

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6171 NW 33rd Ter Fort Lauderdale, FL	2.0	2.0	1150	$3,000	$2.61	25d	1	0.02mi
1949 Cove Lake Rd North Lauderdale, FL	2.0	2.0	1094	$2,445	$2.23	25d	1	0.22mi
3351 NW 67th St Fort Lauderdale, FL	3.0	2.0	1564	$5,000	$3.20	8d	1	0.27mi
6791 NW 32nd Ave Fort Lauderdale, FL	3.0	2.0	1556	$3,150	$2.02	25d	1	0.33mi
3170 NW 68th Ct Fort Lauderdale, FL	4.0	2.0	1961	$6,400	$3.26	4d	1	0.38mi
3170 NW 68th Ct Fort Lauderdale, FL	4.0	2.0	1961	$6,400	$3.26	25d	1	0.38mi
3151 NW 68th St Fort Lauderdale, FL	3.0	2.0	1751	$3,300	$1.88	22d	1	0.38mi
3033 NW 68th St Unit 12E Fort Lauderdale, FL	3.0	1.5	1170	$2,300	$1.97	13d	1	0.50mi
3157 NW 69th Ct Unit 3157 Fort Lauderdale, FL	4.0	2.0	1672	$3,700	$2.21	4d	1	0.50mi
3157 NW 69th Ct Fort Lauderdale, FL	4.0	2.0	1672	$3,700	$2.21	21d	1	0.50mi
1700 S State Road 7 North Lauderdale, FL	1.0–3.0	1.0–2.0	1118	$3,251	$2.91	2d	14	0.61mi
6984 NW 30th Ave Fort Lauderdale, FL	2.0	2.0	1258	$2,800	$2.23	25d	1	0.64mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	13d	1	0.66mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	14d	1	0.66mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	25d	1	0.67mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	4d	1	0.67mi
115 Gardens Dr #202 Pompano Beach, FL	2.0	2.0	1090	$1,950	$1.79	25d	1	0.69mi
1984 SW 60th Ave Unit 1984 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	25d	1	0.70mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	25d	1	0.70mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	20d	1	0.70mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	17d	1	0.71mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	4d	1	0.71mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	18d	1	0.71mi
407 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	0.72mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	18d	1	0.73mi
6009 SW 19th St Unit 6009 North Lauderdale, FL	4.0	2.5	1640	$2,900	$1.77	18d	1	0.73mi
606 Gardens Dr Pompano Beach, FL	2.0	2.0	1090	$2,200	$2.02	6d	1	0.73mi
4421 W McNab Rd #26 Pompano Beach, FL	3.0	2.0	1160	$2,100	$1.81	25d	1	0.75mi
4341 W McNab Rd Pompano Beach, FL	2.0	1.0–2.0	974	$2,000	$2.05	21d	3	0.79mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	25d	1	0.79mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	25d	1	0.79mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,895	$2.33	17d	2	0.79mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	25d	1	0.79mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	13d	1	0.79mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	5d	1	0.80mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	25d	1	0.80mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	22d	1	0.80mi
4241 W McNab Rd Pompano Beach, FL	2.0	2.0	1148	$2,400	$2.09	22d	1	0.81mi
4241 W McNab Rd #24 Pompano Beach, FL	2.0	2.0	1148	$1,850	$1.61	8d	1	0.81mi
4261 W McNab Rd #15 Pompano Beach, FL	2.0	2.0	1148	$1,900	$1.66	18d	1	0.81mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: waterelectric

Listing history 5 events

1. 2026-06-04
   days on market $395,000 Active 92 DOM
2. 2026-06-03
   days on market $395,000 Active 91 DOM
3. 2026-06-02
   days on market $395,000 Active 90 DOM
4. 2026-06-01
   days on market $395,000 Active 89 DOM
5. 2026-05-31
   days on market $395,000 Active 88 DOM

ⓘ 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: $1,471 · $123/mo
• Projected year-2 tax: $3,278 · $273/mo
• Expected delta: +$1,807/yr (+$151/mo · 122.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,800
• − Mortgage interest: −$22,126
• − Property taxes: −$1,471
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − HOA: −$1,200
• − Depreciation: −$11,491
• Taxable loss: −$7,351
• Est. tax savings @ 24.0%: +$1,764
• After-tax cash flow: $1,333/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): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% Other Indo-European 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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+1473.7% since first listed

10 events — show timeline

• 2026-05-29 Relisted — MARMLS
• 2026-04-18 Relisted — MARMLS
• 2026-04-13 Contingent — MARMLS
• 2026-03-12 Price Changed $395,000 MARMLS
• 2026-02-19 Listed $400,000 MARMLS
• 1999-11-18 Sold (Public Records) $108,500 Public Records
• 1997-03-24 Sold (Public Records) $86,000 Public Records
• 1993-01-06 Sold (Public Records) $73,500 Public Records
• 1993-01-06 Sold (Public Records) $63,000 Public Records
• 1992-05-12 Sold (Public Records) $25,100 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,471 · +12.8% YoY. Source: county tax records.