1400 NE 54th St #206 · Fort Lauderdale, FL 33334

$159,000

1 bd · 1.0 ba · 588 sqft · Condo public records · 225 Days on market

Built 1975 $740/mo HOA · 32% 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 +9.7/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * PRICED TO SELL!!! Waterfront Unit in Coral Ridge Isles – Perfect for Investors or Residents! * * Beautiful 1-bedroom, 1-bath unit in the highly desirable Coral Ridge Isles community, offering direct water views and just minutes from the beach. Nestled on a quiet cul-de-sac, this property features a modern kitchen with white cabinetry and quartz countertops, as well as a spacious bedroom with ample closet space. Enjoy the relaxing pool area overlooking the canal, a barbecue area, and plenty of parking. With quick access to major highways, fine dining, and shopping, this location is truly unbeatable.

Key facts

• Quartz countertops
• Barbecue area
• Direct water views

Tags

• WATERFRONT UNIT
• DIRECT WATER VIEWS
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• RELAXING POOL AREA
• BARBECUE AREA

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $740; Association covers common areas and structure maintenance; Community amenities: laundry, pool, elevators

Exterior

• Parking: Guest parking; One assigned space
• Security: Fire alarm
• Utilities: Cable not available
• Home design: Condominium in a 5-story building; Entry on level 2; Attached property; Has a view
• Construction: Block construction; Resale property
• Exterior features: Deck; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Elevator; Living/dining room; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (11.5% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 356 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 ($75k/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 $1k of loan paydown is wiped out by about $5k 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 225 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 10158% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $102k; list at $159k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $139,920 (12.0% 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 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.44% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 5.8

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-34,080
• Equity at exit: $23,707

10-year hold

• IRR: -20.6%
• Equity multiple: -0.01×
• Total profit: $-45,067
• Equity at exit: $13,747

Cash invested: $44,520 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,282 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$267 /mo · $3,199/yr
• Insurance: −$66
• HOA: −$740
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-104

Break-even live

Break-even rent $2,413

Max offer price $140,709

Occupancy floor 100%

Sensitivity live

Price	-10% $-14	-5% $-59	+0% $-104	+5% $-149	+10% $-194
Rent	-10% $-284	-5% $-194	+0% $-104	+5% $-13	+10% $77
Rate	-1.0pp $-23	-0.5pp $-63	base $-104	+0.5pp $-145	+1.0pp $-187

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$2,611	$2.77	0d	31	1.20mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	1d	41	1.44mi

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-16
   days on market $159,000 Active 225 DOM
2. 2026-06-15
   days on market $159,000 Active 224 DOM
3. 2026-06-13
   days on market $159,000 Active 222 DOM
4. 2026-06-09
   days on market $159,000 Active 218 DOM
5. 2026-06-07
   days on market $159,000 Active 216 DOM
6. 2026-06-04
   days on market $159,000 Active 213 DOM
7. 2026-06-03
   days on market $159,000 Active 212 DOM
8. 2026-06-02
   days on market $159,000 Active 211 DOM
9. 2026-06-01
   days on market $159,000 Active 210 DOM
10. 2026-05-31
    days on market $159,000 Active 209 DOM
11. 2026-02-26
    historical $1,390
12. 2026-02-17
    price $1,390
13. 2025-11-11
    listed $1,550
14. 2025-11-03
    listed $159,000 Active
15. 2025-11-03
    historical
16. 2025-11-03
    historical $1,550
17. 2025-10-22
    price $159,000
18. 2025-10-13
    listed $179,000 Active
19. 2025-09-30
    historical
20. 2025-09-20
    listed $1,550
21. 2025-02-27
    listed $184,900 Active
22. 2024-11-22
    historical
23. 2024-10-08
    price $185,000
24. 2024-04-28
    listed $189,000 Active
25. 2018-12-21
    soldstatus $102,000
26. 2008-06-05
    soldstatus $380,000

ⓘ 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: $3,199 · $267/mo
• Projected year-2 tax: $3,199 · $267/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: $27,389
• − Mortgage interest: −$8,906
• − Property taxes: −$3,199
• − Insurance: −$795
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$8,880
• − Depreciation: −$4,625
• Taxable loss: −$3,399
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $-427/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): 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

-99.6% since first listed

16 events — show timeline

• 2026-02-26 Rental Removed $1,390 MARMLS
• 2026-02-17 Price Changed $1,390 MARMLS
• 2025-11-11 Listed for Rent $1,550 MARMLS
• 2025-11-03 Listing Removed — MARMLS
• 2025-11-03 Listed $159,000 MARMLS
• 2025-11-03 Rental Removed $1,550 MARMLS
• 2025-10-22 Price Changed $159,000 MARMLS
• 2025-10-13 Listed $179,000 MARMLS
• 2025-09-30 Listing Removed — MARMLS
• 2025-09-20 Listed for Rent $1,550 MARMLS
• 2025-02-27 Listed $184,900 MARMLS
• 2024-11-22 Listing Removed — MARMLS
• 2024-10-08 Price Changed $185,000 MARMLS
• 2024-04-28 Listed $189,000 MARMLS
• 2018-12-21 Sold (Public Records) $102,000 Public Records
• 2008-06-05 Sold (Public Records) $380,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,199 · +6.7% YoY. Source: county tax records.