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

$90,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 99 Days on market

Built 1967 $467/mo HOA · 21% of rent

---

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
• 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 +3.0/5.0
• Condition / age +2.5/5.0
• 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. DONT MISS THIS OPPORTUNITY SALE "AS IS "

Key facts

• Premium location
• Close to the beach
• Great pool

Tags

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

Property features AI

Finance

• HOA & community: Monthly association fee of $467; Community clubhouse; Community pool; Shuffleboard court; Community room; Association fees include common areas

Exterior

• Parking: Guest parking
• Utilities: Electric cooling; Has heating
• Home design: Stock cooperative; Resale property; 2 stories; Entry level: 2
• Construction: Construction: Other
• Exterior features: Second-floor entry; Not 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: Refrigerator; Vinyl flooring

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $682 ($8k/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: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 (+2.0%/yr); 355 active listings in the ZIP; 1 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 35% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($82k) 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 21% 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 $81,900 (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 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: 2.47% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.47%
• DSCR: 2.44
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.07×
• Total profit: $26,968
• Equity at exit: $13,419

10-year hold

• IRR: 33.2%
• Equity multiple: 3.85×
• Total profit: $71,860
• 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 →

ZIP-level market 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 355
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,219 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$38
• HOA: −$467
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $682

Break-even live

Break-even rent $1,356

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $733	-5% $707	+0% $682	+5% $656	+10% $631
Rent	-10% $507	-5% $594	+0% $682	+5% $770	+10% $857
Rate	-1.0pp $727	-0.5pp $705	base $682	+0.5pp $659	+1.0pp $635

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
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$2,600	$2.76	3d	31	1.38mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $90,000 Active 99 DOM
2. 2026-06-17
   days on market $90,000 Active 98 DOM
3. 2026-06-16
   days on market $90,000 Active 97 DOM
4. 2026-06-15
   days on market $90,000 Active 96 DOM
5. 2026-06-13
   days on market $90,000 Active 94 DOM
6. 2026-06-09
   days on market $90,000 Active 90 DOM
7. 2026-06-07
   days on market $90,000 Active 88 DOM
8. 2026-06-04
   days on market $90,000 Active 85 DOM
9. 2026-06-03
   days on market $90,000 Active 84 DOM
10. 2026-06-02
    days on market $90,000 Active 83 DOM
11. 2026-06-01
    days on market $90,000 Active 82 DOM
12. 2026-05-31
    days on market $90,000 Active 81 DOM
13. 2026-04-17
    price $90,000
14. 2026-04-09
    listed $1,700
15. 2026-04-09
    historical $1,700
16. 2026-04-07
    price $98,500
17. 2026-01-28
    listed $1,700
18. 2026-01-16
    listed $99,000 Active
19. 2019-11-07
    historical
20. 2019-02-01
    price $59,900
21. 2018-11-29
    price $66,900
22. 2018-11-08
    listed $68,900 Active

ⓘ 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: $26,633
• − Mortgage interest: −$5,041
• − Property taxes: −$1,139
• − Insurance: −$450
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − HOA: −$5,604
• − Depreciation: −$2,618
• Taxable income: $7,519
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $6,378/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): 30,935
• Household income: $75,361
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1755.0

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: 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%

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

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

+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.