877 NE 63rd St · Fort Lauderdale, FL 33334

$74,900

2 bd · 2.0 ba · 850 sqft · Manufactured · 246 Days on market

Built 1969 3,212 sqft lot $840/mo HOA · 27% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great manufactured home that was renovated within the 2 years. Property has been well taken care of by current owner. Newer appliances including stainless steel refrigerator and washer/dryer . Excellent location within 3 minutes of 95 and 15 minutes from closest beach. The community includes a swimming pool and canal as well. Monthly lot fee is $840. Limit of 2 cars per home. Buyer must be 50+ years old and any other resident must be at least 14 years old.

Key facts

• Renovated
• Manufactured home
• Newer appliances

Tags

• MANUFACTURED HOME
• RENOVATED
• NEWER APPLIANCES
• STAINLESS STEEL REFRIGERATOR
• SWIMMING POOL
• CANAL

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No investor-specific financial details provided
• HOA & community: Association fee applied; Property manager on-site; Community pool; Senior community

Exterior

• Parking: Driveway parking; Guest parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Faces south; Updated/remodeled
• Construction: Manufactured construction; Flat roof; Effective year built (updated/verified)
• Exterior features: Above-ground community pool; No additional exterior features listed

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Primary bedroom located on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Main-level primary bedroom; Bedroom on main level; Family room; Utility room
• Laundry & utility: Washer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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 (+2.0%/yr); 355 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,129/mo this rent would consume 50% of the median local household income ($75k/yr) (locally 1755% 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 $518 of loan paydown is wiped out by about $2k 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 + 2.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $75k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.18% ✓
• Cap rate: 24.33%
• Cash-on-cash: 64.40%
• DSCR: 3.87
• GRM: 2.0

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: 62.1%
• Equity multiple: 3.72×
• Total profit: $57,020
• Equity at exit: $11,168

10-year hold

• IRR: 66.2%
• Equity multiple: 7.28×
• Total profit: $131,806
• Equity at exit: $6,476

Cash invested: $20,972 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 355
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $3,129 high
• Mortgage (P&I): −$393
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$31
• HOA: −$840
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $1,126

Break-even live

Break-even rent $1,705

Max offer price $74,900

Occupancy floor 59%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	24d	1	0.42mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	24d	1	0.62mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	2d	31	0.64mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	5d	1	0.78mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	24d	1	1.10mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	24d	1	1.10mi

HOA detail

• Monthly dues: $840 · $10,080/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $74,900 Active 246 DOM
2. 2026-06-17
   days on market $74,900 Active 245 DOM
3. 2026-06-16
   days on market $74,900 Active 244 DOM
4. 2026-06-15
   days on market $74,900 Active 243 DOM
5. 2026-06-13
   days on market $74,900 Active 241 DOM
6. 2026-06-09
   days on market $74,900 Active 237 DOM
7. 2026-06-07
   days on market $74,900 Active 235 DOM
8. 2026-06-04
   days on market $74,900 Active 232 DOM
9. 2026-06-03
   days on market $74,900 Active 231 DOM
10. 2026-06-02
    days on market $74,900 Active 230 DOM
11. 2026-06-01
    days on market $74,900 Active 229 DOM
12. 2026-05-31
    days on market $74,900 Active 228 DOM
13. 2026-03-12
    price $74,900
14. 2026-01-02
    price $79,999
15. 2025-11-20
    price $89,900
16. 2025-10-15
    listed $95,000 Active
17. 1988-05-13
    soldstatus $15,000

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 3/10 Moderate FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,552
• − Mortgage interest: −$4,196
• − Property taxes: −$992
• − Insurance: −$374
• − Repairs & maintenance: −$3,004
• − Management: −$3,004
• − HOA: −$10,080
• − Depreciation: −$2,179
• Taxable income: $13,723
• Est. tax owed @ 24.0%: −$3,294
• After-tax cash flow: $10,213/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

+399.3% since first listed

5 events — show timeline

• 2026-03-12 Price Changed $74,900 MARMLS
• 2026-01-02 Price Changed $79,999 MARMLS
• 2025-11-20 Price Changed $89,900 MARMLS
• 2025-10-15 Listed $95,000 MARMLS
• 1988-05-13 Sold (Public Records) $15,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $992 · +60.1% YoY. Source: county tax records.