6260 NE 18th Ave #826 · Fort Lauderdale, FL 33334

$90,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 196 Days on market

Built 1967 Good condition $138/sqft · 7% below area Est $96k · 7% under $467/mo HOA · 24% 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 +30.0/30.0
• ARV discount +10.5/15.0
• 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 +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Best way to own Great low price GOOD VALUE PREMIUM LOCATION DESIRED IMPERIAL POINT Close to the beach US1 Highway, restaurants , entertainment shopping great school and more. Great pool and well maintained community.

Key facts

• Premium location
• Close to the beach
• Great pool

Tags

• PREMIUM LOCATION
• CLOSE TO THE BEACH
• WELL MAINTAINED COMMUNITY
• GREAT POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 523 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 30% of the median local income ($75k/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 $622 of loan paydown is wiped out by about $3k 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 + 2.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 5194% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1967 — 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: 2.12% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $96,500
• List price: $90,000
• Delta: -6.74%
• Verdict: FAIR
• 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 #927	0.04mi	1/1.0	650 (0%)	0mo	$95,000	$146	98
6263 NE 19th Ave #1027	0.04mi	1/1.0	650 (0%)	4mo	$85,000	$131	95
1851 NE 62nd St #503	0.10mi	1/1.0	650 (0%)	1mo	$98,000	$151	95
1821 NE 62nd St #424	0.09mi	1/1.0	650 (0%)	4mo	$68,000	$105	92
1821 NE 62nd St #326	0.09mi	1/1.5	650 (0%)	3mo	$75,000	$115	91
4836 NE 23rd Ave #31	1.33mi	2/1.0 (+1)	625 (-4%)	0mo	$150,000	$240	53
6200 NE 22nd Way #305	0.78mi	1/1.0	610 (-6%)	5mo	$145,000	$238	51
2000 NE 51st Ct #201	1.06mi	2/1.0 (+1)	700 (+8%)	0mo	$148,000	$211	47
5150 NE 6th Ave #117	1.44mi	2/1.0 (+1)	609 (-6%)	4mo	$144,500	$237	46
2201 NE 66th St #1306	0.73mi	1/1.5	756 (+16%)	2mo	$142,500	$188	37
2220 NE 68 St #1007	0.76mi	1/1.5	756 (+16%)	2mo	$137,500	$182	36
541 NE 58th Ct	1.12mi	2/1.0 (+1)	786 (+21%)	3mo	$385,000	$490	32

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.47×
• Total profit: $11,799
• Equity at exit: $13,419

10-year hold

• IRR: 20.0%
• Equity multiple: 2.58×
• Total profit: $39,936
• Equity at exit: $7,782

Cash invested: $25,200 (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: 2 active · 2 under contract
• Median asking: $176,000 ($254/sqft)
• Median days on market: 166 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -41.5% vs current asking $/sqft

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

ZIP-level market 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 523
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$38
• HOA: −$467
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $439

Break-even live

Break-even rent $1,356

Max offer price $90,000

Occupancy floor 72%

Sensitivity live

Price	-10% $490	-5% $465	+0% $439	+5% $414	+10% $388
Rent	-10% $288	-5% $364	+0% $439	+5% $515	+10% $590
Rate	-1.0pp $484	-0.5pp $462	base $439	+0.5pp $416	+1.0pp $392

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Port Royale Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	752	$1,965	$2.61	35d	20	1.29mi
6500 N Andrews Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1033	$2,049	$1.98	0d	20	1.38mi

Property features AI

Finance

• HOA & community: Monthly association fee of $467Community clubhouseCommunity poolShuffleboard courtCommunity roomAssociation fees include common areas

Exterior

• Parking: Guest parking
• Utilities: Electric coolingHas heating
• Home design: Stock cooperativeResale property2 storiesEntry level: 2
• Construction: Construction: Other
• Exterior features: Second-floor entryNot waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other)Electric cooling
• Interior features: RefrigeratorVinyl flooring

HOA detail $467/mo · $5,604/yr condo

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

Listing history 50 events

1. 2026-09-23
   days on market $90,000 Active 196 DOM
2. 2026-09-22
   days on market $90,000 Active 195 DOM
3. 2026-09-20
   days on market $90,000 Active 193 DOM
4. 2026-09-18
   days on market $90,000 Active 191 DOM
5. 2026-09-17
   days on market $90,000 Active 190 DOM
6. 2026-09-16
   days on market $90,000 Active 189 DOM
7. 2026-09-15
   days on market $90,000 Active 188 DOM
8. 2026-09-14
   days on market $90,000 Active 187 DOM
9. 2026-09-13
   days on market $90,000 Active 186 DOM
10. 2026-09-12
    days on market $90,000 Active 185 DOM
11. 2026-09-11
    days on market $90,000 Active 184 DOM
12. 2026-09-05
    days on market $90,000 Active 178 DOM
13. 2026-09-04
    days on market $90,000 Active 177 DOM
14. 2026-08-31
    days on market $90,000 Active 173 DOM
15. 2026-08-29
    days on market $90,000 Active 171 DOM
16. 2026-08-28
    days on market $90,000 Active 170 DOM
17. 2026-08-27
    days on market $90,000 Active 169 DOM
18. 2026-08-25
    days on market $90,000 Active 167 DOM
19. 2026-08-24
    days on market $90,000 Active 166 DOM
20. 2026-08-23
    days on market $90,000 Active 165 DOM
21. 2026-08-22
    days on market $90,000 Active 164 DOM
22. 2026-08-21
    days on market $90,000 Active 163 DOM
23. 2026-08-20
    days on market $90,000 Active 162 DOM
24. 2026-08-19
    days on market $90,000 Active 161 DOM
25. 2026-08-18
    days on market $90,000 Active 160 DOM
26. 2026-08-16
    days on market $90,000 Active 158 DOM
27. 2026-08-15
    days on market $90,000 Active 157 DOM
28. 2026-08-14
    days on market $90,000 Active 156 DOM
29. 2026-08-13
    days on market $90,000 Active 155 DOM
30. 2026-08-12
    days on market $90,000 Active 154 DOM
31. 2026-08-11
    days on market $90,000 Active 153 DOM
32. 2026-08-10
    days on market $90,000 Active 152 DOM
33. 2026-08-09
    days on market $90,000 Active 151 DOM
34. 2026-08-08
    days on market $90,000 Active 150 DOM
35. 2026-08-06
    days on market $90,000 Active 148 DOM
36. 2026-08-05
    days on market $90,000 Active 147 DOM
37. 2026-08-03
    days on market $90,000 Active 145 DOM
38. 2026-07-31
    days on market $90,000 Active 142 DOM
39. 2026-07-28
    days on market $90,000 Active 139 DOM
40. 2026-07-24
    days on market $90,000 Active 135 DOM
41. 2026-07-23
    days on market $90,000 Active 134 DOM
42. 2026-07-22
    days on market $90,000 Active 133 DOM
43. 2026-07-21
    days on market $90,000 Active 132 DOM
44. 2026-07-20
    days on market $90,000 Active 131 DOM
45. 2026-07-16
    days on market $90,000 Active 127 DOM
46. 2026-07-15
    days on market $90,000 Active 126 DOM
47. 2026-07-14
    days on market $90,000 Active 125 DOM
48. 2026-07-13
    days on market $90,000 Active 124 DOM
49. 2026-07-13
    days on market $90,000 Active 123 DOM
50. 2026-07-11
    days on market $90,000 Active 122 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: $1,139 · $95/mo
• Projected year-2 tax: $1,139 · $95/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $22,944
• − Mortgage interest: −$5,041
• − Property taxes: −$1,139
• − Insurance: −$450
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$5,604
• − Depreciation: −$2,618
• Taxable income: $4,420
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $4,208/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 townhouse is in good condition with a good location and well-maintained exterior. It has potential for further value increases with minor updates.

Components & finishes AI

Roof flat membrane Flooring tile Counters granite Appliances black

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

• Major Roof (roof) — Flat membrane roofs typically last 20-25 years and this one appears to be past that age.
• Major Windows (windows) — Shutters are not a substitute for proper window maintenance and replacement is needed.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained landscape and pool area can attract more potential buyers and renters. ↑
• Both Update kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and renters. ↑
• Both Add smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters. ↑
• Both Install smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers and renters. ↑

ⓘ 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): 30,935
• Household income: $75,361
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 32% Two or more races 25% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 5% Lithuanian 3% Romanian 2%
• Foreign-born: 31% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 28% Other Indo-European 5% French/Haitian/Cajun 5%

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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: ▼ -208.58%
• Current HPI: 394.9526
• Rent YoY: ▲ 2.01%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

• HOA & community: Monthly association fee of $467Community clubhouseCommunity poolShuffleboard courtCommunity roomAssociation fees include common areas

Exterior

• Parking: Guest parking
• Utilities: Electric coolingHas heating
• Home design: Stock cooperativeResale property2 storiesEntry level: 2
• Construction: Construction: Other
• Exterior features: Second-floor entryNot waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other)Electric cooling
• Interior features: RefrigeratorVinyl flooring

Price history

+30.6% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $90,000 Beaches MLS
• 2026-04-09 Listed for Rent $1,700 RMLSFL
• 2026-04-09 Rental Removed $1,700 GFLMLS
• 2026-04-07 Price Changed $98,500 Beaches MLS
• 2026-01-28 Listed for Rent $1,700 GFLMLS
• 2026-01-16 Listed $99,000 Beaches MLS
• 2019-11-07 Listing Removed — MARMLS
• 2019-02-01 Price Changed $59,900 MARMLS
• 2018-11-29 Price Changed $66,900 MARMLS
• 2018-11-08 Listed $68,900 MARMLS

Property tax history

+2.8%/yr

Latest (2025): $1,139 · +9.9% YoY. Source: county tax records.