1910 NE 56th St · Fort Lauderdale, FL 33308

$599,900

4 bd · 2.0 ba · 1,860 sqft · MultiFamily public records

Built 1960 7,500 sqft lot

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

PROPERTY WITH MULTIPLE OPTIONS OF USE. Originally built as a duplex then converted into an Assisted LivingFacility. May be converted back into a duplex, used as another ALF, or occupied as a single family home! BRANDNEW BUILT IN GENERATOR for peace of mind. Fire sprinkler system installed throughout property. Shed is included. Located just minutes from Fort Lauderdale Beach!

Key facts

• 7,500 sq ft lot
• 6 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $580k (3.3% below list).
• Recommended offer: $580k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 (+3.6%/yr); 739 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).
• At $5,800/mo this rent would consume 74% of the median local household income ($94k/yr) (locally 912% 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 $18k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.
• Current owner paid $187k; list at $600k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $579,952 (3.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-32,661
• Equity at exit: $89,447

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $64,638
• Equity at exit: $51,868

Cash invested: $167,972 (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 33308

• Rents YoY: 3.6%
• Active inventory: 739
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $5,800 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$227 /mo · $2,720/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,218
• Net cashflow: $959

Break-even live

Break-even rent $4,586

Max offer price $599,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,299	-5% $1,129	+0% $959	+5% $789	+10% $619
Rent	-10% $501	-5% $730	+0% $959	+5% $1,188	+10% $1,417
Rate	-1.0pp $1,261	-0.5pp $1,112	base $959	+0.5pp $804	+1.0pp $645

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 NE 18th Ter Fort Lauderdale, FL	3.0	3.0	1942	$6,400	$3.30	25d	1	0.09mi
2010 NE 57th St Fort Lauderdale, FL	3.0	2.0	1730	$6,000	$3.47	22d	1	0.16mi
5700 NE 20th Ave Fort Lauderdale, FL	3.0	2.0	2300	$5,575	$2.42	25d	1	0.17mi
2120 NE 53rd St Unit 1541805P Fort Lauderdale, FL	4.0	2.0	1603	$9,399	$5.86	22d	1	0.25mi
5770 NE 18th Ave Fort Lauderdale, FL	4.0	2.0	1459	$7,500	$5.14	14d	1	0.27mi
1641 NE 56th Ct Fort Lauderdale, FL	4.0	3.5	2372	$5,500	$2.32	11d	1	0.29mi
5790 NE 20th Ter Fort Lauderdale, FL	3.0	2.0	1874	$6,000	$3.20	25d	1	0.31mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	25d	1	0.33mi
5200 NE 15th Ave Fort Lauderdale, FL	3.0	2.0	1585	$4,600	$2.90	25d	1	0.44mi
1478 NE 57th St Fort Lauderdale, FL	3.0	2.0	1590	$5,400	$3.40	25d	1	0.44mi
5910 NE 21st Way Fort Lauderdale, FL	3.0	2.0	1823	$4,950	$2.72	22d	1	0.45mi
5800 NE 15th Ave Fort Lauderdale, FL	4.0	3.0	2076	$6,000	$2.89	3d	1	0.48mi
5800 NE 15th Ave Fort Lauderdale, FL	4.0	3.0	2076	$6,000	$2.89	6d	1	0.48mi
1466 NE 57th Ct Unit 1044539P Fort Lauderdale, FL	3.0	2.0	2012	$6,185	$3.07	8d	1	0.50mi
1466 NE 57th Ct Fort Lauderdale, FL	3.0	2.0	2020	$8,200	$4.06	25d	1	0.50mi
2011 NE 60th St Fort Lauderdale, FL	5.0	3.0	2382	$5,000	$2.10	6d	1	0.50mi
1465 NE 53rd St Fort Lauderdale, FL	4.0	2.0	1893	$12,000	$6.34	25d	1	0.50mi
5921 NE 15th Ave Fort Lauderdale, FL	3.0	3.0	1977	$4,600	$2.33	25d	1	0.56mi
1424 NE 53rd Ct Fort Lauderdale, FL	3.0	2.0	1584	$7,500	$4.73	25d	1	0.58mi
1961 NE 62nd Ct Fort Lauderdale, FL	3.0	2.0	1630	$7,000	$4.29	25d	1	0.59mi
1740 NE 49th St Oakland Park, FL	4.0	3.0	1832	$5,800	$3.17	25d	1	0.59mi
1419 NE 57th St Fort Lauderdale, FL	4.0	2.5	2176	$7,500	$3.45	14d	1	0.59mi
6241 NE 19th Ter Fort Lauderdale, FL	4.0	3.0	1828	$7,500	$4.10	8d	1	0.60mi
1412 NE 53rd Ct Fort Lauderdale, FL	3.0	2.0	2267	$6,910	$3.05	2d	1	0.60mi
1721 NE 48th Ct Oakland Park, FL	4.0	2.0	2164	$4,100	$1.89	25d	1	0.62mi
6251 NE 20th Ter Fort Lauderdale, FL	3.0	3.0	1954	$7,000	$3.58	12d	1	0.62mi
2101 NE 63rd St Unit 2101 Fort Lauderdale, FL	3.0	2.0	1805	$4,925	$2.73	21d	1	0.68mi
5220 NE 26th Ave Fort Lauderdale, FL	4.0	3.0	2188	$9,800	$4.48	6d	1	0.70mi
4710 NE 18th Ter Fort Lauderdale, FL	4.0	3.0	2173	$7,000	$3.22	25d	1	0.72mi
1601 NE 63rd St Fort Lauderdale, FL	3.0	2.0	1875	$6,125	$3.27	25d	1	0.73mi
2161 NE 62nd Ct Unit 2161 Fort Lauderdale, FL	4.0	3.0	2047	$7,500	$3.66	25d	1	0.74mi
4806 NE 21st Ave Fort Lauderdale, FL	4.0	4.0	2580	$8,000	$3.10	25d	1	0.76mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,250	$3.04	25d	1	0.79mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,000	$2.90	16d	1	0.79mi
1575 NE 47th St Oakland Park, FL	3.0	2.0	1358	$3,700	$2.72	25d	1	0.79mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	4d	1	0.79mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	11d	1	0.79mi
1001 NE 58th St Fort Lauderdale, FL	3.0	2.5	1585	$3,436	$2.17	2d	2	0.82mi
2260 NE 62nd St Fort Lauderdale, FL	3.0	2.0	1807	$4,750	$2.63	11d	1	0.84mi
2100 NE 45th St #1 Fort Lauderdale, FL	3.0	3.5	1340	$9,500	$7.09	25d	1	0.88mi

Listing history 15 events

1. 2025-08-05
   historical
2. 2025-07-11
   listed $599,900
3. 2025-07-11
   historical
4. 2025-07-07
   price $645,000
5. 2025-06-18
   price $695,000
6. 2025-05-24
   price $700,000
7. 2025-05-15
   price $725,000
8. 2025-05-13
   status Active
9. 2025-04-24
   listed $775,000 Active
10. 2025-04-03
    historical
11. 2025-03-07
    historical
12. 2024-09-06
    listed $950,000 Active
13. 2001-08-10
    soldstatus $187,000
14. 1968-05-01
    soldstatus $24,900
15. 1966-05-01
    soldstatus $20,500

ⓘ 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: $2,720 · $227/mo
• Projected year-2 tax: $4,979 · $415/mo
• Expected delta: +$2,259/yr (+$188/mo · 83.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% 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: $69,594
• − Mortgage interest: −$33,604
• − Property taxes: −$2,720
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,568
• − Management: −$5,568
• − Depreciation: −$17,452
• Taxable income: $1,684
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $11,104/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): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 (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

Price history

+2826.3% since first listed

15 events — show timeline

• 2025-08-05 Listing Removed — Beaches MLS
• 2025-07-11 Listing Removed — MARMLS
• 2025-07-11 Listed $599,900 Beaches MLS
• 2025-07-07 Price Changed $645,000 MARMLS
• 2025-06-18 Price Changed $695,000 MARMLS
• 2025-05-24 Price Changed $700,000 MARMLS
• 2025-05-15 Price Changed $725,000 MARMLS
• 2025-05-13 Relisted — MARMLS
• 2025-04-24 Listed $775,000 MARMLS
• 2025-04-03 Coming Soon — MARMLS
• 2025-03-07 Listing Removed — MARMLS
• 2024-09-06 Listed $950,000 MARMLS
• 2001-08-10 Sold (Public Records) $187,000 Public Records
• 1968-05-01 Sold (Public Records) $24,900 Public Records
• 1966-05-01 Sold (Public Records) $20,500 Public Records