None · Fort Lauderdale, FL 33311

$120,000

2 bd · 2.0 ba · 1,010 sqft · Condo · 81 Days on market

Built 1979 $638/mo HOA · 27% of rent

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready unit with impact windows, bamboo and tile flooring, crown molding, no popcorn ceiling in living area, updated master bath, kitchen has wood cabinetry, built in microwave and dishwasher. A/C unit is approx. 4 years old and water heater is approx. 8 years old. This unit offers both style and peace of mind—perfect for buyers seeking quality and value.

Key facts

• Updated master bath
• Tile flooring
• Bamboo flooring

Tags

• IMPACT WINDOWS
• BAMBOO FLOORING
• TILE FLOORING
• CROWN MOLDING
• UPDATED MASTER BATH
• WOOD CABINETRY

Property features AI

Finance

• HOA & community: HOA with monthly fee; Monthly HOA fee approximately $638; HOA includes maintenance of structure, water, common areas, elevator, recreation facility, and pool service; Community clubhouse and pool; Senior community

Exterior

• Security: Security fence; Other security features
• Utilities: Cable available
• Home design: Condominium; Resale; 4-story building; Building name: J
• Construction: Block construction
• Exterior features: Screened porch; Fenced

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Screened porch
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+2.8%/yr); 585 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,358/mo this rent would consume 52% 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 $830 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 + 2.8% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.97% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,674
• Equity at exit: $17,892

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $37,015
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

ZIP-level market 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$638
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $396

Break-even live

Break-even rent $1,857

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	24d	1	0.07mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	21d	1	0.07mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.14mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	24d	1	0.14mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	24d	1	0.16mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	24d	1	0.17mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	24d	1	0.25mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	5d	1	0.28mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	24d	1	0.32mi
2845 NW 13th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,950	$1.56	21d	1	0.34mi
2856 NW 14th St Unit 2 Fort Lauderdale, FL	2.0	1.0	1440	$2,100	$1.46	8d	1	0.35mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	8d	1	0.35mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	24d	1	0.36mi
2530 NW 17th St Fort Lauderdale, FL	1.0	1.0	1071	$985	$0.92	24d	1	0.40mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	24d	1	0.40mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	11d	1	0.46mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	24d	1	0.49mi
2500 NW 9th Ct Fort Lauderdale, FL	3.0	2.0	780	$2,375	$3.04	20d	1	0.50mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	24d	1	0.50mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	24d	1	0.51mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	20d	1	0.53mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	22d	1	0.60mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	22d	1	0.61mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	2d	1	0.61mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	24d	1	0.74mi
1600 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	2d	1	0.74mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	24d	1	0.75mi
2890 NW 20th St Fort Lauderdale, FL	3.0	1.0	1326	$2,560	$1.93	24d	1	0.78mi
2740 NW 21st St Unit 1261589P Fort Lauderdale, FL	3.0	2.0	1097	$3,396	$3.10	24d	1	0.78mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	24d	1	0.78mi
2111 NW 26th Ave Unit 2111 Fort Lauderdale, FL	3.0	1.0	880	$2,200	$2.50	24d	1	0.80mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,590	$2.94	2d	1	0.80mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,700	$3.07	2d	1	0.80mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	24d	1	0.83mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	21d	1	0.83mi
2201 NW 6th Ct Unit 2201 Fort Lauderdale, FL	1.0	1.0	1176	$1,100	$0.94	8d	1	0.86mi
2201 NW 6th Ct Unit 2201 Fort Lauderdale, FL	1.0	1.0	1176	$1,100	$0.94	22d	1	0.86mi
3025 NW 8th Rd Fort Lauderdale, FL	3.0	1.0	947	$2,520	$2.66	24d	1	0.86mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,600	$2.84	15d	1	0.86mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,400	$2.62	8d	1	0.86mi

HOA detail condo

• Monthly dues: $638 · $7,656/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-31
   days on market $120,000 Active 81 DOM
2. 2026-01-20
   listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥105°F today · 20 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: $28,301
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − HOA: −$7,656
• − Depreciation: −$3,491
• Taxable income: $3,504
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,909/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): 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

1 event — show timeline

• 2026-01-20 Listed $120,000 Beaches MLS