4143 N Ocean Blvd #203 · Fort Lauderdale, FL 33308

$230,000

1 bd · 1.0 ba · 680 sqft · Condo public records · 99 Days on market

Built 1972 $550/mo HOA · 16% 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 +23.5/30.0
• 1% rule +9.6/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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

Excellent Investment Opportunity - Oceanfront Location Near Las Olas Boulevard Beautifully renovated apartment in one of Fort Lauderdale, Florida's most exclusive coastal locations. This turnkey unit is just steps from the ocean, offering the perfect combination of luxury, comfort, and prime location. The property features high-quality impact windows, modern finishes, and a well-designed layout with abundant natural light throughout. All renovations were completed with city permits, ensuring quality workmanship and peace of mind. Located just minutes from Las Olas Boulevard, you'll enjoy easy access to top restaurants, shopping, and entertainment, while still benefiting from a quiet and wel

Key facts

• Well-designed layout
• Natural light
• Renovated apartment

Tags

• RENOVATED APARTMENT
• IMPACT WINDOWS
• WELL-DESIGNED LAYOUT
• NATURAL LIGHT
• CITY PERMITS
• QUIET COMMUNITY

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Community pool; HOA dues paid monthly ($550); HOA fees include water and pool service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security fence
• Utilities: Cable available
• Home design: Condominium; 3-story building; Faces east
• Construction: CBS construction
• Exterior features: Fenced; Not waterfront; East of US-1 frontage

Interior

• Bedrooms: 1 bedroom (main level)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Ceramic tile flooring; Updated/remodeled condition

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 43% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 99 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $180k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.46% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 5.7

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-7,224
• Equity at exit: $34,294

10-year hold

• IRR: 7.8%
• Equity multiple: 1.62×
• Total profit: $39,785
• Equity at exit: $19,886

Cash invested: $64,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,365 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$375 /mo · $4,504/yr
• Insurance: −$96
• HOA: −$550
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $431

Break-even live

Break-even rent $2,819

Max offer price $230,000

Occupancy floor 82%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	0.22mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	4d	3	0.22mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$3,200	$3.48	4d	4	1.01mi
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	17d	1	1.02mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	2d	59	1.49mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $230,000 Active 99 DOM
2. 2026-06-17
   days on market $230,000 Active 98 DOM
3. 2026-06-16
   days on market $230,000 Active 97 DOM
4. 2026-06-15
   days on market $230,000 Active 96 DOM
5. 2026-06-13
   days on market $230,000 Active 94 DOM
6. 2026-06-09
   days on market $230,000 Active 90 DOM
7. 2026-06-07
   days on market $230,000 Active 88 DOM
8. 2026-06-04
   days on market $230,000 Active 85 DOM
9. 2026-06-03
   days on market $230,000 Active 84 DOM
10. 2026-06-02
    days on market $230,000 Active 83 DOM
11. 2026-06-01
    days on market $230,000 Active 82 DOM
12. 2026-05-31
    days on market $230,000 Active 81 DOM
13. 2026-05-04
    price $250,000
14. 2026-03-25
    price $270,000
15. 2026-02-07
    listed $295,000 Active
16. 2018-07-24
    soldstatus $180,000
17. 2016-06-07
    soldstatus $152,000
18. 2014-03-31
    soldstatus $129,500
19. 2002-01-10
    soldstatus $68,000
20. 1977-10-01
    soldstatus $36,000
21. 1972-08-01
    soldstatus $25,500

ⓘ 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: $4,504 · $375/mo
• Projected year-2 tax: $4,504 · $375/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: $40,382
• − Mortgage interest: −$12,884
• − Property taxes: −$4,504
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,231
• − Management: −$3,231
• − HOA: −$6,600
• − Depreciation: −$6,691
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $4,671/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

+880.4% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $250,000 Beaches MLS
• 2026-03-25 Price Changed $270,000 Beaches MLS
• 2026-02-07 Listed $295,000 Beaches MLS
• 2018-07-24 Sold (Public Records) $180,000 Public Records
• 2016-06-07 Sold (Public Records) $152,000 Public Records
• 2014-03-31 Sold (Public Records) $129,500 Public Records
• 2002-01-10 Sold (Public Records) $68,000 Public Records
• 1977-10-01 Sold (Public Records) $36,000 Public Records
• 1972-08-01 Sold (Public Records) $25,500 Public Records

Property tax history

+10.6%/yr

Latest (2025): $4,504 · +4.9% YoY. Source: county tax records.