2220 NE 68th St #1023 · Fort Lauderdale, FL 33308

$220,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 93 Days on market

Built 1970 $737/mo HOA · 20% of rent

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Why this score? — see what drove the B- 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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful spacious 2 bedroom, 2 bath condo. Completely redone in 2022 with high-end finishes. Full-size washer and dryer in the unit. Hurricane windows, tankless water heater. 50-year certification and concrete restoration completed in 2023. Roof replaced in 2017. Located close to the beach, shopping, and restaurants. Basic cable with 2 boxes, internet and water included in maintenance. Minimum credit score of 700. 10% down required. No lease for 2 years. Annual leases only. Resort-style pool, gym, sauna, clubhouse, BBQ areas. 1 parking spot

Key facts

• Hurricane windows
• Concrete restoration
• Gym

Tags

• HURRICANE WINDOWS
• TANKLESS WATER HEATER
• 50-YEAR CERTIFICATION
• CONCRETE RESTORATION
• RESORT-STYLE POOL
• GYM

Property features AI

Finance

• Other: Building area reported from public records
• Financial info: No land lease; Community has 552 units; Pets not allowed
• HOA & community: Association: Imperial Point Colonnades; Quarterly HOA fee; HOA amenities: Billiard room, picnic area, pool, sauna, shuffleboard court, storage, security; HOA fee covers cable TV, insurance, internet, grounds maintenance, sewer, trash, water, common areas, reserve funds, recreation facility, pool service

Exterior

• Parking: Assigned open parking; 1 open parking space (total parking 1)
• Security: Security patrol
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Sewer connected; Water connected
• Home design: Condominium; Resale property; 2 total stories; Faces west
• Construction: CBS construction
• Exterior features: Flat roof; Second-floor entry; Not waterfront; West of US-1 road frontage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 23d 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 $3,646/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 $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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $159k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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. 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: 1.66% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 5.0

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,327
• Equity at exit: $32,803

10-year hold

• IRR: 12.0%
• Equity multiple: 1.99×
• Total profit: $61,261
• Equity at exit: $19,022

Cash invested: $61,600 (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 33308

• Rents YoY: 3.6%
• Active inventory: 746
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,646 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$331 /mo · $3,971/yr
• Insurance: −$92
• HOA: −$737
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $567

Break-even live

Break-even rent $2,928

Max offer price $220,000

Occupancy floor 79%

Sensitivity live

Price	-10% $691	-5% $629	+0% $567	+5% $505	+10% $442
Rent	-10% $279	-5% $423	+0% $567	+5% $711	+10% $855
Rate	-1.0pp $678	-0.5pp $623	base $567	+0.5pp $510	+1.0pp $452

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	0d	15	0.18mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,774	$2.54	0d	16	0.26mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	25d	1	0.42mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	25d	1	0.50mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	25d	1	0.50mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	25d	1	0.54mi
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	23d	1	0.61mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	25d	1	0.64mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	6d	1	0.65mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	25d	2	0.65mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	2d	1	0.67mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	25d	1	0.67mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	12d	1	0.75mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	5d	1	0.75mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$3,411	$3.98	0d	43	0.78mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	4d	1	0.83mi
1101 SW 1st Ave Pompano Beach, FL	3.0	1.5	1206	$3,400	$2.82	25d	1	0.87mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	25d	1	0.89mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	25d	1	0.90mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	25d	1	0.97mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	23d	1	0.97mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	4d	3	1.00mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	25d	6	1.00mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	16d	6	1.00mi
342 SW 14th St Pompano Beach, FL	3.0	2.0	1458	$5,000	$3.43	25d	1	1.00mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	6d	1	1.06mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	25d	1	1.08mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,575	$4.21	25d	2	1.11mi
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	25d	1	1.12mi
1065 SW 4th Ter Pompano Beach, FL	3.0	2.0	1292	$4,000	$3.10	8d	1	1.14mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	25d	1	1.15mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	6d	2	1.15mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	21d	3	1.16mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	8d	2	1.16mi
1900 S Ocean Blvd Unit 1E Pompano Beach, FL	2.0	2.0	1210	$4,500	$3.72	25d	1	1.17mi
1800 S Ocean Blvd Pompano Beach, FL	2.0	2.0–2.5	1731	$5,300	$3.06	8d	4	1.17mi
1800 S Ocean Blvd Pompano Beach, FL	2.0–3.0	2.0–2.5	1731	$4,000	$2.31	4d	5	1.17mi
1750 S Ocean Blvd Unit 509E Pompano Beach, FL	2.0	2.0	945	$4,200	$4.44	25d	1	1.18mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	21d	3	1.19mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	17d	4	1.19mi

HOA detail condo

• Monthly dues: $737 · $8,844/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   pricedays on market $220,000 Active 93 DOM
2. 2026-06-18
   days on market $230,000 Active 90 DOM
3. 2026-06-17
   days on market $230,000 Active 89 DOM
4. 2026-06-16
   days on market $230,000 Active 88 DOM
5. 2026-06-15
   days on market $230,000 Active 87 DOM
6. 2026-06-13
   days on market $230,000 Active 85 DOM
7. 2026-06-09
   days on market $230,000 Active 81 DOM
8. 2026-06-08
   days on market $230,000 Active 80 DOM
9. 2026-06-07
   days on market $230,000 Active 79 DOM
10. 2026-06-04
    days on market $230,000 Active 76 DOM
11. 2026-06-03
    days on market $230,000 Active 75 DOM
12. 2026-06-02
    days on market $230,000 Active 74 DOM
13. 2026-06-01
    days on market $230,000 Active 73 DOM
14. 2026-05-31
    days on market $230,000 Active 72 DOM
15. 2026-05-07
    price $2,100
16. 2026-05-06
    price $230,000
17. 2026-03-24
    listed $2,200
18. 2026-03-24
    historical $2,200
19. 2026-03-21
    listed $2,200
20. 2026-03-20
    listed $240,000 Active
21. 2022-06-10
    soldstatus $159,000
22. 2005-01-25
    soldstatus $145,000
23. 2001-09-20
    soldstatus $81,100
24. 1978-05-01
    soldstatus $26,500
25. 1970-07-01
    soldstatus $23,000

ⓘ 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: $3,971 · $331/mo
• Projected year-2 tax: $3,971 · $331/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: $43,750
• − Mortgage interest: −$12,323
• − Property taxes: −$3,971
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,500
• − Management: −$3,500
• − HOA: −$8,844
• − Depreciation: −$6,400
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $5,816/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

-90.9% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $2,100 RMLSFL
• 2026-05-06 Price Changed $230,000 Beaches MLS
• 2026-03-24 Listed for Rent $2,200 RMLSFL
• 2026-03-24 Rental Removed $2,200 GFLMLS
• 2026-03-21 Listed for Rent $2,200 GFLMLS
• 2026-03-20 Listed $240,000 Beaches MLS
• 2022-06-10 Sold (Public Records) $159,000 Public Records
• 2005-01-25 Sold (Public Records) $145,000 Public Records
• 2001-09-20 Sold (Public Records) $81,100 Public Records
• 1978-05-01 Sold (Public Records) $26,500 Public Records
• 1970-07-01 Sold (Public Records) $23,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,971 · +2.1% YoY. Source: county tax records.