5203 NE 24th Ter Unit B-105 · Fort Lauderdale, FL 33308

$145,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 298 Days on market

Built 1965 Good condition $223/sqft · 10% below area Est $161k · 10% under $500/mo HOA · 18% of rent

---

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 +30.0/30.0
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in this quiet, Old Florida-style community of charming low-rise buildings, is this 1-bedroom, 1-bath condo surrounded by so many different events and just a short drive or walk to the sun-drenched beaches of Lauderdale-by-the-Sea. Ready for your personal touch, this inviting residence features newer appliances and a warm, welcoming vibe. At Maybury Mansions, affordable maintenance covers cable, and access to top-notch amenities: a heated pool, fitness center, social room, BBQ area, and more. Whether you're starting out or seeking a sunny winter retreat, this easy-care condo offers the perfect blend of charm, convenience, and coastal living.

Key facts

• Fitness center
• Newer appliances
• Bbq area

Tags

• SHORT DRIVE TO BEACHES
• NEWER APPLIANCES
• HEATED POOL
• FITNESS CENTER
• SOCIAL ROOM
• BBQ AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.1% 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); 881 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 35% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $145k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 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 1965 — 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: 1.89% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 4.4

CMA / ARV

• ARV (median comp): $161,478
• List price: $145,000
• Delta: -10.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6263 NE 19th Ave #1027	1.11mi	1/1.0	650 (0%)	2mo	$85,000	$131	63
1821 NE 62nd St #424	1.01mi	1/1.0	650 (0%)	3mo	$68,000	$105	63
1821 NE 62nd St #326	1.01mi	1/1.5	650 (0%)	1mo	$75,000	$115	62
4050 N Ocean Dr #1208	1.15mi	1/1.0	660 (+2%)	2mo	$269,000	$408	61
224 Hibiscus Ave #151	1.01mi	1/1.0	640 (-2%)	2mo	$190,000	$297	60
6200 NE 22nd Way #305	0.87mi	1/1.0	610 (-6%)	3mo	$145,000	$238	52
4051 NE 13th Ave Unit 78-3	1.50mi	1/1.0	600 (-8%)	1mo	$139,200	$232	52
4025 N Federal Hwy Unit 213B	1.14mi	1/1.5	775 (+19%)	0mo	$175,000	$226	38
4025 N Federal Hwy Unit 313 Bldg A	1.14mi	1/1.5	775 (+19%)	0mo	$150,000	$194	38
2220 NE 68 St #1007	1.25mi	1/1.5	756 (+16%)	0mo	$137,500	$182	38
2201 NE 66th St #1306	1.17mi	1/1.5	756 (+16%)	0mo	$142,500	$188	38
4025 N Federal Hwy N Unit 215a	1.14mi	1/1.5	775 (+19%)	1mo	$208,000	$268	37

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 · 3.63% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.43×
• Total profit: $17,394
• Equity at exit: $21,620

10-year hold

• IRR: 20.6%
• Equity multiple: 2.82×
• Total profit: $73,865
• Equity at exit: $12,537

Cash invested: $40,600 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $119,000 ($183/sqft)
• Median days on market: 76 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +35.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33308

• Rents YoY: 3.6%
• Active inventory: 881
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$233 /mo · $2,802/yr
• Insurance: −$60
• HOA: −$500
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $609

Break-even live

Break-even rent $1,967

Max offer price $145,000

Occupancy floor 73%

Sensitivity live

Price	-10% $691	-5% $650	+0% $609	+5% $568	+10% $527
Rent	-10% $392	-5% $500	+0% $609	+5% $717	+10% $825
Rate	-1.0pp $682	-0.5pp $645	base $609	+0.5pp $571	+1.0pp $533

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	66d	1	1.14mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	53d	3	1.42mi

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee includes insurance and trashAssociation amenities: laundry, pool, shuffleboard court, trash chuteMonthly HOA fee

Exterior

• Parking: Assigned parking
• Utilities: Utilities: none specified
• Home design: Condominium3-story buildingResale propertyUnit faces east
• Construction: CBS construction
• Exterior features: Not waterfrontNo waterfront features notedPoolShuffleboard courtTrash chute

Interior

• Kitchen: Electric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)Unfurnished
• Laundry & utility: Building laundry (association amenity)

HOA detail $500/mo · $6,000/yr condo

• Likely covers: cablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-08-08
   days on market $145,000 Active 298 DOM
2. 2026-08-06
   days on market $145,000 Active 296 DOM
3. 2026-08-05
   days on market $145,000 Active 295 DOM
4. 2026-08-03
   days on market $145,000 Active 293 DOM
5. 2026-07-31
   days on market $145,000 Active 290 DOM
6. 2026-07-24
   days on market $145,000 Active 283 DOM
7. 2026-07-23
   days on market $145,000 Active 282 DOM
8. 2026-07-22
   days on market $145,000 Active 281 DOM
9. 2026-07-21
   days on market $145,000 Active 280 DOM
10. 2026-07-20
    days on market $145,000 Active 279 DOM
11. 2026-07-16
    days on market $145,000 Active 275 DOM
12. 2026-07-15
    days on market $145,000 Active 274 DOM
13. 2026-07-14
    days on market $145,000 Active 273 DOM
14. 2026-07-13
    days on market $145,000 Active 272 DOM
15. 2026-07-13
    days on market $145,000 Active 271 DOM
16. 2026-07-11
    days on market $145,000 Active 270 DOM
17. 2026-07-10
    days on market $145,000 Active 269 DOM
18. 2026-07-10
    days on market $145,000 Active 268 DOM
19. 2026-07-07
    days on market $145,000 Active 266 DOM
20. 2026-07-06
    days on market $145,000 Active 265 DOM
21. 2026-07-06
    days on market $145,000 Active 264 DOM
22. 2026-07-03
    days on market $145,000 Active 262 DOM
23. 2026-07-02
    days on market $145,000 Active 261 DOM
24. 2026-07-01
    days on market $145,000 Active 260 DOM
25. 2026-06-30
    days on market $145,000 Active 259 DOM
26. 2026-06-29
    days on market $145,000 Active 258 DOM
27. 2026-06-28
    days on market $145,000 Active 257 DOM
28. 2026-06-27
    days on market $145,000 Active 256 DOM
29. 2026-06-26
    days on market $145,000 Active 255 DOM
30. 2026-06-24
    days on market $145,000 Active 253 DOM
31. 2026-06-21
    days on market $145,000 Active 250 DOM
32. 2026-06-18
    days on market $145,000 Active 247 DOM
33. 2026-06-17
    days on market $145,000 Active 246 DOM
34. 2026-06-16
    days on market $145,000 Active 245 DOM
35. 2026-06-15
    days on market $145,000 Active 244 DOM
36. 2026-06-13
    days on market $145,000 Active 242 DOM
37. 2026-06-09
    days on market $145,000 Active 238 DOM
38. 2026-06-07
    days on market $145,000 Active 236 DOM
39. 2026-06-04
    days on market $145,000 Active 233 DOM
40. 2026-06-03
    days on market $145,000 Active 232 DOM
41. 2026-06-02
    days on market $145,000 Active 231 DOM
42. 2026-06-01
    days on market $145,000 Active 230 DOM
43. 2026-05-31
    days on market $145,000 Active 229 DOM
44. 2025-10-30
    price $145,000
45. 2025-10-14
    listed $150,000 Active
46. 2013-12-26
    soldstatus $73,000
47. 1965-08-01
    soldstatus $10,000

ⓘ 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: $2,802 · $233/mo
• Projected year-2 tax: $2,802 · $233/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: $32,854
• − Mortgage interest: −$8,122
• − Property taxes: −$2,802
• − Insurance: −$725
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − HOA: −$6,000
• − Depreciation: −$4,218
• Taxable income: $5,730
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $5,928/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $3,250–$9,750 screening

This 1-bedroom, 1-bath condo is in good condition with minor cosmetic updates needed. It offers a good investment opportunity with potential for both resale and rental value.

Components & finishes AI

Flooring tile Appliances white

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof material or condition visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC type or condition visible

Repairs flagged

• Minor Paint — Light wear on the walls and cabinets suggests touch-up painting may be needed.

Value-add opportunities

• Resale Painting the interior walls and cabinets — Fresh paint can significantly improve the home's curb appeal and perceived value. ↑
• Rental Updating the kitchen appliances — Modern appliances can attract renters and improve the home's rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Mcnab Elementary School C+ FL #781/2,144 Nat'l #8,534/41,679 Middle Pompano Beach Middle School F FL #421/571 Nat'l #7,581/14,009 High Northeast High School F FL #505/667 Nat'l #12,478/17,239

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

A Composite livability gradescore 82/100

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 · 2,207,033 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: 21% of renters

---

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

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee includes insurance and trashAssociation amenities: laundry, pool, shuffleboard court, trash chuteMonthly HOA fee

Exterior

• Parking: Assigned parking
• Utilities: Utilities: none specified
• Home design: Condominium3-story buildingResale propertyUnit faces east
• Construction: CBS construction
• Exterior features: Not waterfrontNo waterfront features notedPoolShuffleboard courtTrash chute

Interior

• Kitchen: Electric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)Unfurnished
• Laundry & utility: Building laundry (association amenity)

Price history

+1350.0% since first listed

4 events — show timeline

• 2025-10-30 Price Changed $145,000 Beaches MLS
• 2025-10-14 Listed $150,000 Beaches MLS
• 2013-12-26 Sold (Public Records) $73,000 Public Records
• 1965-08-01 Sold (Public Records) $10,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,802 · +8.7% YoY. Source: county tax records.