1125 SE 14th Pl Unit 21C · Fort Lauderdale, FL 33316

$174,900

1 bd · 1.0 ba · 600 sqft · Condo public records · 153 Days on market

Built 1959 $651/mo HOA · 34% 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 +7.1/10.0
• 1% rule +6.0/10.0
• Cash flow +5.5/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

This charming one-bedroom apartment has been thoughtfully converted into a two-bedroom unit, offering a perfect balance of space & functionality. Located on the 2nd floor of a well-maintained, 2-story building, this bright apartment is in a quiet, residential area, providing a peaceful retreat while still being close to all the action of Fort Lauderdale. Enjoy the convenience of being within walking distance to shops, restaurants, 2 miles from the beach, short drive to the vibrant Las Olas area, where you’ll find dining, entertainment, & nightlife. Heated pool on site, picnic area, boat dock (possible wait list). One buyer must be 55+, land belongs to co-op. Can rent right

Key facts

• Two miles from beach
• Heated pool on site
• Two-bedroom unit

Tags

• TWO-BEDROOM UNIT
• QUIET RESIDENTIAL AREA
• WALKING DISTANCE TO SHOPS
• TWO MILES FROM BEACH
• SHORT DRIVE TO LAS OLAS
• HEATED POOL ON SITE

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association fee covers grounds and structure maintenance and parking; Community amenities include laundry and pool; Senior community

Exterior

• Parking: Assigned open parking (one space)
• Security: Closed-circuit camera system
• Utilities: Cable not available
• Home design: 2-story property; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Barbecue area; Property is attached

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Second floor entry
• Flooring: Hardwood/wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window unit cooling
• Interior features: Blinds on windows; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (38.0% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $108k (38.0% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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 rising fast (+4.5%/yr); 400 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 9894% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent; 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,423 (38.0% 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 153 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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: 1.10% ✓
• Cap rate: 3.71%
• Cash-on-cash: -9.22%
• DSCR: 0.59
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.23×
• Total profit: $11,438
• Equity at exit: $90,189

10-year hold

• IRR: 7.7%
• Equity multiple: 2.37×
• Total profit: $66,880
• Equity at exit: $148,732

Cash invested: $48,972 (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 33316

• Home prices YoY: 1.3%
• Rents YoY: 4.5%
• Active inventory: 400
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$917
• Tax from tax record: −$257 /mo · $3,078/yr
• Insurance: −$73
• HOA: −$651
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-376

Break-even live

Break-even rent $2,402

Max offer price $108,423

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.09mi
1012 SE 15th St #2 Fort Lauderdale, FL	1.0	1.0	580	$1,650	$2.84	24d	1	0.10mi
1541 Cordova Rd #205 Fort Lauderdale, FL	1.0	1.0	600	$1,750	$2.92	24d	1	0.10mi
1424 SE 15th St #11 Fort Lauderdale, FL	1.0	1.0	740	$1,900	$2.57	24d	1	0.11mi
1440 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	575	$2,300	$4.00	24d	2	0.13mi
1000 SE 15th St #103 Fort Lauderdale, FL	2.0	1.0	670	$2,000	$2.99	19d	1	0.13mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	12d	2	0.14mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	565	$1,738	$3.08	24d	3	0.14mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	8d	2	0.14mi
1440 Miami Rd Unit 3 Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	24d	1	0.18mi
820 SE 14th St Unit 1-2 Fort Lauderdale, FL	1.0	1.0	550	$2,200	$4.00	24d	1	0.20mi
1510 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	800	$2,000	$2.50	8d	2	0.20mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	24d	1	0.21mi
749 SE 15th St Unit 6 Fort Lauderdale, FL	2.0	1.0	675	$2,000	$2.96	3d	1	0.21mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	3d	1	0.21mi
1429 Miami Rd Unit 3 Fort Lauderdale, FL	1.0	1.0	600	$1,600	$2.67	24d	1	0.22mi
727 SE 15th St Apt 5 Fort Lauderdale, FL	1.0	1.0	745	$2,185	$2.93	19d	1	0.24mi
1405 Miami Rd #7 Fort Lauderdale, FL	1.0	1.0	622	$1,800	$2.89	2d	1	0.26mi
1525 SE 15th St #2 Fort Lauderdale, FL	1.0	1.0	565	$1,750	$3.10	24d	1	0.27mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.29mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	650	$1,350	$2.08	11d	1	0.29mi
709 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	552	$1,598	$2.89	24d	1	0.29mi
710 SE 16th St Unit A Fort Lauderdale, FL	1.0	1.0	700	$1,775	$2.54	24d	1	0.32mi
604 SE 14th Ct Unit 7 Fort Lauderdale, FL	1.0	1.0	500	$1,600	$3.20	24d	1	0.34mi
1731 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	758	$1,950	$2.57	15d	4	0.44mi
1731 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	758	$1,850	$2.44	21d	5	0.44mi
417 SE 14th Ct Unit 1 Fort Lauderdale, FL	1.0	1.0	550	$1,650	$3.00	2d	1	0.45mi
417 SE 14th Ct Unit 2 Fort Lauderdale, FL	1.0	1.0	550	$1,660	$3.02	24d	1	0.45mi
417 SE 14th Ct Unit 4 Fort Lauderdale, FL	1.0	1.0	550	$1,680	$3.05	14d	1	0.45mi
1721 SE 17th St Fort Lauderdale, FL	2.0	1.0–2.0	881	$3,345	$3.80	2d	42	0.45mi
413 SE 16th St #4 Fort Lauderdale, FL	1.0	1.0	450	$1,575	$3.50	24d	1	0.47mi
412 SE 16th St Unit 3 Fort Lauderdale, FL	1.0	1.0	550	$1,650	$3.00	11d	1	0.47mi
501 SE 12th Ct Unit W Fort Lauderdale, FL	1.0	1.0	750	$1,495	$1.99	24d	1	0.47mi
410 SE 13th St Unit 4 Fort Lauderdale, FL	1.0	1.0	650	$2,100	$3.23	19d	1	0.48mi
410 SE 16th Ct Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,795	$2.38	3d	1	0.48mi
417 SE 12th Ct #6 Fort Lauderdale, FL	1.0	1.0	700	$1,450	$2.07	19d	1	0.49mi
2025 Miami Rd Fort Lauderdale, FL	1.0	1.0	610	$1,825	$2.99	5d	3	0.61mi
505 SE 20th St Unit 1 Fort Lauderdale, FL	2.0	1.0	600	$2,390	$3.98	24d	1	0.64mi
505 SE 20th St Unit 1 Fort Lauderdale, FL	2.0	1.0	600	$2,390	$3.98	3d	1	0.64mi
510 SE 9th St Unit 9 Fort Lauderdale, FL	1.0	1.0	750	$1,549	$2.07	24d	1	0.65mi

HOA detail condo

• Monthly dues: $651 · $7,812/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $174,900 Active 153 DOM
2. 2026-06-17
   days on market $174,900 Active 152 DOM
3. 2026-06-16
   days on market $174,900 Active 151 DOM
4. 2026-06-15
   days on market $174,900 Active 150 DOM
5. 2026-06-13
   days on market $174,900 Active 148 DOM
6. 2026-06-09
   days on market $174,900 Active 144 DOM
7. 2026-06-07
   days on market $174,900 Active 142 DOM
8. 2026-06-04
   days on market $174,900 Active 139 DOM
9. 2026-06-03
   days on market $174,900 Active 138 DOM
10. 2026-06-02
    days on market $174,900 Active 137 DOM
11. 2026-06-01
    days on market $174,900 Active 136 DOM
12. 2026-05-31
    days on market $174,900 Active 135 DOM
13. 2026-05-14
    historical $1,750
14. 2026-04-08
    price $174,900
15. 2026-03-25
    listed $1,750
16. 2026-03-14
    historical $1,750
17. 2026-02-03
    price $179,900
18. 2026-01-16
    listed $182,500 Active
19. 2026-01-01
    listed $1,750
20. 2025-12-21
    historical $1,750
21. 2025-12-18
    listed $1,750
22. 2025-12-13
    status Active
23. 2025-11-22
    historical $1,750
24. 2025-06-15
    listed $1,750
25. 2025-03-12
    listed $189,000 Active

ⓘ 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: $3,078 · $257/mo
• Projected year-2 tax: $3,078 · $257/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 7 d/yr ≥105°F today · 27 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: $23,108
• − Mortgage interest: −$9,797
• − Property taxes: −$3,078
• − Insurance: −$874
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$7,812
• − Depreciation: −$5,088
• Taxable loss: −$7,239
• Est. tax savings @ 24.0%: +$1,737
• After-tax cash flow: $-2,778/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): 12,437
• Household income: $96,641
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 770.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 8% Black 7% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 80% English-only · Spanish 13% Tagalog/Filipino 2% 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: ▲ 4.15%
• Current HPI: 319.5598
• Rent YoY: ▲ 4.54%
• 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

-99.1% since first listed

13 events — show timeline

• 2026-05-14 Rental Removed $1,750 MARMLS
• 2026-04-08 Price Changed $174,900 MARMLS
• 2026-03-25 Listed for Rent $1,750 MARMLS
• 2026-03-14 Rental Removed $1,750 MARMLS
• 2026-02-03 Price Changed $179,900 MARMLS
• 2026-01-16 Listed $182,500 MARMLS
• 2026-01-01 Listed for Rent $1,750 MARMLS
• 2025-12-21 Rental Removed $1,750 MARMLS
• 2025-12-18 Listed for Rent $1,750 MARMLS
• 2025-12-13 Relisted — MARMLS
• 2025-11-22 Rental Removed $1,750 MARMLS
• 2025-06-15 Listed for Rent $1,750 MARMLS
• 2025-03-12 Listed $189,000 MARMLS

Property tax history

+8.2%/yr

Latest (2025): $3,078 · +5.8% YoY. Source: county tax records.