3000 N Ocean Blvd #303 · Fort Lauderdale, FL 33308

$210,000

1 bd · 1.0 ba · 598 sqft · Condo public records · 9 Days on market

Built 1981 $600/mo HOA · 21% of rent

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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 +16.4/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Listing remarks MLS

Perfect for beach lovers! This charming condo is ideally situated in a quiet boutique building on the corner of a residential beachside neighborhood, just east of A1A. Located south of Oakland Park Boulevard, it is only a few blocks to a public beach and close to Vista Park Beach. This fully furnished one-bedroom, two full bathrooms condo offers both comfort and convenience. The building features a secure locked lobby, elevator, heated pool, assigned and guest parking. For added ease, the laundry room is located across the hall, you will also be within walking distance of restaurants, nightlife, shops and entertainment. Publix is conveniently located right across the street.

Key facts

• Guest parking
• Public beach
• Secure locked lobby

Tags

• BEACHSIDE NEIGHBORHOOD
• PUBLIC BEACH
• SECURE LOCKED LOBBY
• HEATED POOL
• ASSIGNED PARKING
• GUEST PARKING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $600; Association covers common areas, insurance, laundry, ground and structure maintenance, and trash; Association amenities include pool and elevators

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Secured elevator; Secured lobby
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: No notable exterior amenities listed; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level; Storage room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds and drapes; Breakfast bar; Pantry; Living/Dining room; Tub with shower; Furnished
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 7.0% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% 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 $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $139k; list at $210k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $210,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 6.1

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-24,106
• Equity at exit: $31,312

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,728
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$341 /mo · $4,089/yr
• Insurance: −$88
• HOA: −$600
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $120

Break-even live

Break-even rent $2,696

Max offer price $210,000

Occupancy floor 91%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$3,200	$3.48	4d	4	0.20mi
2033 NE 33rd Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	750	$2,900	$3.87	24d	1	0.76mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	0.76mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	4d	3	0.76mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$2,677	$3.63	2d	13	1.16mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	2d	59	1.24mi
1821 Middle River Dr Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	24d	1	1.38mi
1200 N Fort Lauderdale Beach Blvd #204 Fort Lauderdale, FL	1.0	1.0	702	$2,500	$3.56	24d	1	1.44mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $210,000 Active 9 DOM
2. 2026-06-17
   days on market $210,000 Active 8 DOM
3. 2026-06-16
   days on market $210,000 Active 7 DOM
4. 2026-06-15
   days on market $210,000 Active 6 DOM
5. 2026-06-13
   days on market $210,000 Active 4 DOM
6. 2026-06-10
   remarks 683-char remark
7. 2026-06-10
   listed $210,000 Active 1 DOM

ⓘ 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: $4,089 · $341/mo
• Projected year-2 tax: $4,089 · $341/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 (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $34,171
• − Mortgage interest: −$11,763
• − Property taxes: −$4,089
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − HOA: −$7,200
• − Depreciation: −$6,109
• Taxable loss: −$1,508
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $1,803/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

+356.5% since first listed

7 events — show timeline

• 2026-06-09 Listed $210,000 MARMLS
• 2026-06-09 Listed $210,000 Beaches MLS
• 2023-12-27 Rental Removed $2,100 MARMLS
• 2023-06-30 Listed for Rent $2,100 MARMLS
• 2014-11-03 Sold (Public Records) $138,700 Public Records
• 2011-06-09 Sold (Public Records) $84,000 Public Records
• 1993-11-08 Sold (Public Records) $46,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,089 · -1.7% YoY. Source: county tax records.