533 NE 3rd Ave #321 · Fort Lauderdale, FL 33301

$259,500

2 bd · 1.0 ba · 960 sqft · Condo public records · 102 Days on market

Built 2006 $717/mo HOA · 24% 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 +7.5/15.0
• Appreciation +7.3/10.0
• Cash flow +7.2/30.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

Great investment opportunity or ideal option for an owner-occupant, featuring the largest 1 bedroom plus den floor plan. The unit offers a walk-in kitchen with a washer and dryer closet and peaceful atrium views with a water fountain visible from every window. Spacious living and dining areas are complemented by a separate den ideal for a home office or additional sleeping area. The large bedroom includes a walk-in closet, and the bathroom offers ample cabinetry. The building features a pool, clubhouse, fitness center, elegant lobby with on-site management, covered garage parking, a beautifully maintained atrium courtyard with fountains, and secured gated entry. Located close to Las Olas di

Key facts

• Walk-in closet
• Separate den
• Walk-in kitchen

Tags

• WALK-IN KITCHEN
• WASHER AND DRYER CLOSET
• PEACEFUL ATRIUM VIEWS
• WATER FOUNTAIN
• SEPARATE DEN
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions: GPS
• Financial info: Pets allowed with restrictions (breed, number, and size limits)
• HOA & community: Monthly HOA fee; Association amenities include fitness center, pool, picnic area, business center, trash chute, and maintenance; HOA covers maintenance of structure, roof repairs, pool service, common areas, water, sewer and trash

Exterior

• Parking: 1-car garage; 1 covered parking space; Guest parking available
• Security: Key card entry; Security system; Entry phone/intercom
• Utilities: Cable available; Sewer and water included in association fees
• Home design: Condominium; Resale unit; 5-story building; Entry on first floor
• Construction: Block construction
• Exterior features: First-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Key card entry, security system, and phone/intercom entry; Electric water heater; Disposal
• Laundry & utility: Washer/Dryer connections (standard condominium utilities included in association amenities)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (34.9% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $169k (34.9% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: Walker Elementary School (math 17% / reading 18%, grade F, #2,117 of 2,144 statewide, top 99%, 539 students, 92% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 474 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,912 (34.9% 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 102 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.14% ✓
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $21,713
• Equity at exit: $140,470

10-year hold

• IRR: 7.5%
• Equity multiple: 2.35×
• Total profit: $98,437
• Equity at exit: $237,155

Cash invested: $72,660 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 474
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,956 high
• Mortgage (P&I): −$1,361
• Tax from tax record: −$510 /mo · $6,120/yr
• Insurance: −$108
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$717
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-513

Break-even live

Break-even rent $3,605

Max offer price $168,912

Occupancy floor —

Sensitivity live

Price	-10% $-366	-5% $-439	+0% $-513	+5% $-586	+10% $-660
Rent	-10% $-746	-5% $-630	+0% $-513	+5% $-396	+10% $-279
Rate	-1.0pp $-382	-0.5pp $-447	base $-513	+0.5pp $-580	+1.0pp $-648

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
533 NE 3rd Ave Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1053	$3,525	$3.35	1d	8	0.02mi
533 NE 3rd Ave Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1053	$3,525	$3.35	5d	7	0.02mi
408 NE 6th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1163	$2,923	$2.51	1d	15	0.11mi
400 NE 3rd Ave Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1211	$3,470	$2.86	1d	27	0.13mi
673 NE 3rd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	971	$3,243	$3.34	1d	26	0.14mi
633 NE 2nd Ave #15 Fort Lauderdale, FL	2.0	1.5	896	$2,200	$2.46	19d	1	0.15mi
633 NE 2nd Ave #14 Fort Lauderdale, FL	2.0	1.5	1000	$2,200	$2.20	26d	1	0.15mi
600 N Andrews Ave Fort Lauderdale, FL	1.0	1.0	760	$2,820	$3.71	23d	1	0.16mi
600 N Andrews Ave Fort Lauderdale, FL	1.0	1.0	638	$5,115	$8.02	10d	1	0.16mi
600 N Andrews Ave Fort Lauderdale, FL	2.0	2.0	986	$2,891	$2.93	16d	1	0.16mi
500 N Andrews Ave Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1040	$3,273	$3.15	1d	6	0.17mi
501 NE 5th Ter Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1045	$3,712	$3.55	1d	21	0.17mi
440 NE 4th Ave Fort Lauderdale, FL	2.0–3.0	2.0	1227	$3,381	$2.75	0d	9	0.18mi
444 NE 7th St Fort Lauderdale, FL	2.0	1.0–2.0	898	$3,635	$4.05	0d	31	0.20mi
711 NE 2nd Ave Unit 102 Fort Lauderdale, FL	2.0	1.0	775	$1,900	$2.45	13d	1	0.22mi
120 NE 4th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1061	$4,109	$3.87	1d	42	0.22mi
315 NE 3rd Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	889	$2,650	$2.98	10d	1	0.22mi
315 NE 3rd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	839	$3,100	$3.69	26d	2	0.22mi
425 N Andrews Ave #303 Fort Lauderdale, FL	1.0	1.0	1022	$3,300	$3.23	26d	1	0.23mi
715 NE 2nd Ave #204 Fort Lauderdale, FL	1.0	1.0	750	$1,700	$2.27	1d	1	0.23mi
410 NW 1st Ave #505 Fort Lauderdale, FL	1.0	1.0	1051	$3,300	$3.14	13d	1	0.28mi
313 NE 2nd St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	950	$3,250	$3.42	23d	3	0.32mi
313 NE 2nd St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1083	$3,250	$3.00	0d	3	0.32mi
405 NE 2nd St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	953	$3,384	$3.55	0d	19	0.34mi
115 NE 3rd Ave Fort Lauderdale, FL	1.0	1.0	860	$3,057	$3.55	1d	3	0.35mi
714 NW 2nd Ave Unit A Fort Lauderdale, FL	1.0	1.0	650	$1,481	$2.28	1d	1	0.35mi
714 NW 2nd Ave Apt 6 Fort Lauderdale, FL	1.0	1.0	850	$1,481	$1.74	26d	1	0.35mi
715 NE 6th St Unit 9 Fort Lauderdale, FL	1.0	1.0	650	$1,800	$2.77	6d	1	0.36mi
715 NE 6th St Unit 9 Fort Lauderdale, FL	1.0	1.0	650	$1,850	$2.85	24d	1	0.36mi
555 NE 8th St Fort Lauderdale, FL	3.0	1.0–2.0	940	$3,420	$3.64	0d	37	0.36mi
613 NW 3rd Ave Fort Lauderdale, FL	2.0	2.0	935	$2,681	$2.87	15d	1	0.39mi
613 NW 3rd Ave Fort Lauderdale, FL	2.0	2.0	988	$2,550	$2.58	26d	1	0.39mi
613 NW 3rd Ave Fort Lauderdale, FL	1.0	1.0	654	$2,322	$3.55	10d	1	0.39mi
613 NW 3rd Ave Fort Lauderdale, FL	2.0	2.0	939	$2,625	$2.80	5d	1	0.39mi
613 NW 3rd Ave Fort Lauderdale, FL	1.0	1.0	693	$2,255	$3.25	16d	1	0.39mi
613 NW 3rd Ave Fort Lauderdale, FL	1.0	1.0	711	$2,372	$3.34	23d	1	0.39mi
700 NW 3rd Ave Unit 1-8 Fort Lauderdale, FL	2.0	1.0	750	$2,050	$2.73	26d	1	0.39mi
628 NE 8th Ave Unit 2 Fort Lauderdale, FL	1.0	1.0	600	$1,849	$3.08	26d	1	0.41mi
804 NW 2nd Ave Unit C Fort Lauderdale, FL	1.0	1.0	700	$1,350	$1.93	26d	1	0.42mi
736 NW 3rd Ave Unit 1-2 Fort Lauderdale, FL	1.0	1.0	650	$1,350	$2.08	26d	1	0.44mi

HOA detail condo

• Monthly dues: $717 · $8,604/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $259,500 Active 102 DOM
2. 2026-06-18
   days on market $259,500 Active 99 DOM
3. 2026-06-17
   days on market $259,500 Active 98 DOM
4. 2026-06-16
   days on market $259,500 Active 97 DOM
5. 2026-06-15
   days on market $259,500 Active 96 DOM
6. 2026-06-13
   days on market $259,500 Active 94 DOM
7. 2026-06-09
   statusdays on market $259,500 Active 90 DOM
8. 2026-06-07
   days on market $259,500 Active Under Contract 88 DOM
9. 2026-06-04
   days on market $259,500 Active Under Contract 85 DOM
10. 2026-06-03
    days on market $259,500 Active Under Contract 84 DOM
11. 2026-06-02
    days on market $259,500 Active Under Contract 83 DOM
12. 2026-06-01
    days on market $259,500 Active Under Contract 82 DOM
13. 2026-05-31
    days on market $259,500 Active Under Contract 81 DOM
14. 2026-05-06
    price $259,500
15. 2026-04-27
    price $267,000
16. 2026-04-07
    price $274,500
17. 2026-01-11
    listed $283,500 Active
18. 2023-09-18
    soldstatus $352,000
19. 2015-10-30
    historical
20. 2015-10-09
    listed $203,000 Active
21. 2015-10-06
    historical
22. 2015-09-22
    listed $195,000 Active
23. 2015-09-15
    historical
24. 2015-08-31
    price $195,000
25. 2015-08-05
    listed $199,000 Active
26. 2009-03-09
    soldstatus $203,400

ⓘ 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: $6,120 · $510/mo
• Projected year-2 tax: $6,120 · $510/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,472
• − Mortgage interest: −$14,536
• − Property taxes: −$6,120
• − Insurance: −$3,122
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − HOA: −$8,604
• − Depreciation: −$7,549
• Taxable loss: −$10,135
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-3,721/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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

+27.6% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $259,500 Beaches MLS
• 2026-04-27 Price Changed $267,000 Beaches MLS
• 2026-04-07 Price Changed $274,500 Beaches MLS
• 2026-01-11 Listed $283,500 Beaches MLS
• 2023-09-18 Sold (Public Records) $352,000 Public Records
• 2015-10-30 Listing Removed — MARMLS
• 2015-10-09 Listed $203,000 MARMLS
• 2015-10-06 Listing Removed — MARMLS
• 2015-09-22 Listed $195,000 MARMLS
• 2015-09-15 Listing Removed — MARMLS
• 2015-08-31 Price Changed $195,000 MARMLS
• 2015-08-05 Listed $199,000 MARMLS
• 2009-03-09 Sold (Public Records) $203,400 Public Records

Property tax history

+9.1%/yr

Latest (2025): $6,120 · +0.8% YoY. Source: county tax records.