633 NW 15th Ter · Fort Lauderdale, FL 33311

$575,000

3 bd · 3.0 ba · 1,632 sqft · MultiFamily public records · 32 Days on market

Built 1959 4,500 sqft lot Est $579k · at est.

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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 +13.7/30.0
• ARV discount +7.8/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

TRILEX -3-1/1'S GREAT SHORT SALE INVESTMENT OPPORTUNITY

Key facts

• 4,500 sq ft lot
• Built 1959
• Listed 32 days

Property features AI

Finance

• Financial info: Triplex with 3 total units; Tenant(s) pay electricity; Pets not allowed; Three units in the community

Exterior

• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available; Three separate electric meters
• Home design: Triplex; One-story building; Resale condition
• Construction: Block, stucco, and CBS construction; Built-up and rolled/hot mop roof; Appraiser-reported building area of 1,632
• Exterior features: Open patio

Interior

• Flooring: Laminate; Tile
• Heating & cooling: Electric heating with separate meters; Ceiling fans; Wall/window air conditioning units; Electric cooling
• Interior features: Laminate and tile flooring

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $41 ($486/yr) — positive. Per door: $14/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $513k (10.7% below list).
• Recommended offer: $513k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Sunland Park Academy (math 34% / reading 37%, grade F, #1,683 of 2,144 statewide, top 78%, 415 students, 91% FRL); Parkway Middle School (math 25% / reading 40%, grade F, #443 of 571 statewide, top 78%, 1,198 students, 83% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 84% FRL vs 51% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.8%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,134/mo this rent would consume 114% of the median local household income ($54k/yr) (locally 5068% 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 $4k of loan paydown is wiped out by about $17k 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 ($558k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $513,400 (10.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.89% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $579,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 NW 9th St	0.35mi	4/2.0 (+1)	1,464 (-10%)	6mo	$520,000	$355	53

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-91,626
• Equity at exit: $85,734

10-year hold

• IRR: -8.1%
• Equity multiple: 0.50×
• Total profit: $-80,677
• Equity at exit: $49,715

Cash invested: $161,000 (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 33311

• Rents YoY: 2.8%
• Active inventory: 590
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $5,134 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$760 /mo · $9,125/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,078
• Net cashflow: $41

Break-even live

Break-even rent $5,083

Max offer price $575,000

Occupancy floor 94%

Sensitivity live

Price	-10% $366	-5% $203	+0% $41	+5% $-122	+10% $-285
Rent	-10% $-365	-5% $-162	+0% $41	+5% $243	+10% $446
Rate	-1.0pp $330	-0.5pp $187	base $41	+0.5pp $-108	+1.0pp $-260

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,133
Total (3 units)			$5,134

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 NW 15th Ter Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1488	$2,000	$1.34	26d	1	0.03mi
638 NW 15th Ave Fort Lauderdale, FL	3.0	2.0	1280	$2,900	$2.27	26d	1	0.09mi
1531 NW 7th St Fort Lauderdale, FL	2.0	1.0	1218	$1,495	$1.23	26d	1	0.09mi
642 NW 15th Ave Fort Lauderdale, FL	3.0	2.0	1364	$2,900	$2.13	26d	1	0.09mi
533 NW 15th Way Fort Lauderdale, FL	3.0	1.0	1067	$2,198	$2.06	26d	1	0.10mi
1631 NW 7th Ct Fort Lauderdale, FL	4.0	2.0	1333	$2,995	$2.25	9d	1	0.16mi
636 NW 14th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1306	$2,000	$1.53	22d	1	0.17mi
600 NW 18th Ave Unit E Fort Lauderdale, FL	2.0	2.0	1100	$2,400	$2.18	26d	1	0.20mi
1616 NW 5th St Fort Lauderdale, FL	3.0	2.0	1247	$3,000	$2.41	18d	1	0.23mi
427 NW 19th Ave Fort Lauderdale, FL	4.0	2.5	1524	$3,500	$2.30	9d	1	0.35mi
427 NW 19th Ave Fort Lauderdale, FL	2.0	5.0	1524	$3,500	$2.30	24d	1	0.35mi
1132 NW 5th Ct Unit 4 Fort Lauderdale, FL	2.0	2.0	1056	$1,800	$1.70	26d	1	0.38mi
631 NW 11th Ave Unit B Fort Lauderdale, FL	2.0	1.0	2116	$1,850	$0.87	26d	1	0.39mi
631 NW 11th Ave Unit B Fort Lauderdale, FL	2.0	1.0	2116	$1,850	$0.87	9d	1	0.39mi
1407 NW 2nd St Unit F3 Fort Lauderdale, FL	2.0	3.0	1250	$2,900	$2.32	12d	1	0.48mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$3,750	$2.65	7d	1	0.54mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$4,300	$3.03	26d	1	0.54mi
1325 NW 11th St Unit 1325 Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	26d	1	0.58mi
1325 NW 11th Ct Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	26d	1	0.63mi
1406 SW 1st St Unit A Fort Lauderdale, FL	3.0	2.0	2080	$2,595	$1.25	4d	1	0.64mi
932 NW 2nd St Fort Lauderdale, FL	3.0	2.5	1850	$3,500	$1.89	4d	1	0.67mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	26d	1	0.71mi
501 NW 7th Ave Fort Lauderdale, FL	2.0	1.0–2.0	820	$3,172	$3.87	5d	36	0.73mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	26d	1	0.77mi
640 NW 7th Ave Fort Lauderdale, FL	2.0	1.0–2.0	790	$3,105	$3.93	6d	64	0.78mi
1203 Chateau Park Dr Fort Lauderdale, FL	2.0	1.0	1104	$2,000	$1.81	17d	1	0.79mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	24d	1	0.80mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	3d	1	0.80mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	24d	1	0.82mi
1228 W Las Olas Blvd Unit 1228 Fort Lauderdale, FL	2.0	2.5	1615	$2,900	$1.80	22d	1	0.84mi
1600 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	4d	1	0.85mi
1600 NW 13th Ct Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	1d	1	0.85mi
1336 SW 3rd Ct #1336 Fort Lauderdale, FL	2.0	2.5	1679	$3,000	$1.79	26d	1	0.85mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	26d	1	0.85mi
1805 SW 4th Ct Fort Lauderdale, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.87mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,536	$1.86	1d	1	0.88mi
1213 Tequesta St Fort Lauderdale, FL	3.0	3.0	1694	$3,550	$2.10	22d	1	0.89mi
2217 SW 1st Ct Unit 2217 Fort Lauderdale, FL	3.0	2.0	1350	$3,650	$2.70	9d	1	0.92mi
2217 SW 1st Ct Unit 2217 Fort Lauderdale, FL	3.0	2.0	1350	$3,650	$2.70	26d	1	0.92mi
1129 NW 7th Ter Fort Lauderdale, FL	4.0	1.0	1213	$2,550	$2.10	9d	1	0.94mi

Listing history 33 events

1. 2026-06-21
   days on market $575,000 Active 32 DOM
2. 2026-06-18
   days on market $575,000 Active 29 DOM
3. 2026-06-17
   days on market $575,000 Active 28 DOM
4. 2026-06-16
   days on market $575,000 Active 27 DOM
5. 2026-06-15
   days on market $575,000 Active 26 DOM
6. 2026-06-13
   days on market $575,000 Active 24 DOM
7. 2026-06-09
   days on market $575,000 Active 20 DOM
8. 2026-06-08
   days on market $575,000 Active 19 DOM
9. 2026-06-07
   days on market $575,000 Active 18 DOM
10. 2026-06-04
    days on market $575,000 Active 15 DOM
11. 2026-06-03
    days on market $575,000 Active 14 DOM
12. 2026-06-02
    remarks 551-char remark
13. 2026-06-02
    days on market $575,000 Active 13 DOM
14. 2026-06-01
    days on market $575,000 Active 12 DOM
15. 2026-05-31
    days on market $575,000 Active 11 DOM
16. 2026-05-20
    listed $575,000 Active
17. 2025-09-22
    historical $1,275
18. 2025-08-30
    price $1,275
19. 2025-08-28
    price $1,300
20. 2025-08-24
    price $1,325
21. 2025-05-13
    listed $1,425
22. 2025-04-01
    soldstatus $546,000
23. 2025-02-14
    historical $1,495
24. 2025-02-01
    price $1,495
25. 2025-01-21
    listed $1,600
26. 2024-08-30
    historical $1,450
27. 2024-08-13
    price $1,450
28. 2024-07-14
    listed $1,495
29. 2012-05-24
    soldstatus $60,000
30. 2012-05-18
    soldstatus $60,000 55-char remark

    Show marketing remark (55 chars)

    TRILEX -3-1/1'S GREAT SHORT SALE INVESTMENT OPPORTUNITY

31. 2011-06-22
    listed $60,000 55-char remark

    Show marketing remark (55 chars)

    TRILEX -3-1/1'S GREAT SHORT SALE INVESTMENT OPPORTUNITY

32. 1999-07-28
    soldstatus $100,000
33. 1993-09-17
    soldstatus $16,000

ⓘ 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: $9,125 · $760/mo
• Projected year-2 tax: $9,125 · $760/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 4/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,608
• − Mortgage interest: −$32,209
• − Property taxes: −$9,125
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,929
• − Management: −$4,929
• − Depreciation: −$16,727
• Taxable loss: −$9,185
• Est. tax savings @ 24.0%: +$2,204
• After-tax cash flow: $2,691/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
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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 Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+3493.8% since first listed

18 events — show timeline

• 2026-05-20 Listed $575,000 Beaches MLS
• 2025-09-22 Rental Removed $1,275 RENTALBEAST
• 2025-08-30 Price Changed $1,275 RENTALBEAST
• 2025-08-28 Price Changed $1,300 RENTALBEAST
• 2025-08-24 Price Changed $1,325 RENTALBEAST
• 2025-05-13 Listed for Rent $1,425 RENTALBEAST
• 2025-04-01 Sold (Public Records) $546,000 Public Records
• 2025-02-14 Rental Removed $1,495 GFLMLS
• 2025-02-01 Price Changed $1,495 GFLMLS
• 2025-01-21 Listed for Rent $1,600 GFLMLS
• 2024-08-30 Rental Removed $1,450 GFLMLS
• 2024-08-13 Price Changed $1,450 GFLMLS
• 2024-07-14 Listed for Rent $1,495 GFLMLS
• 2012-05-24 Sold (Public Records) $60,000 Public Records
• 2012-05-18 Sold (MLS) $60,000 Beaches MLS
• 2011-06-22 Listed $60,000 Beaches MLS
• 1999-07-28 Sold (Public Records) $100,000 Public Records
• 1993-09-17 Sold (Public Records) $16,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $9,125 · +13.0% YoY. Source: county tax records.