2401 NE 65th St #310 · Fort Lauderdale, FL 33308

$250,000

1 bd · 1.0 ba · 807 sqft · Condo public records · 87 Days on market

Built 2006 $613/mo HOA · 22% of rent

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Why this score? — see what drove the D 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is it! Stunningly renovated 1/1 in the popular Lauderdale One - located in the heart of Fort Lauderdale! Upgrades and outstanding features abound, including luxury vinyl plank flooring throughout; updated kitchen w/ raised-panel cabinets, granite counters & stainless steel appliances; fully remodeled bathroom w/ converted & enlarged frameless shower, newer lighting & gorgeous vanity w/ granite top; interior laundry, secured garage, patio decking; keyless front door; impact windows and much more! This centrally located building offers resort-style amenities - pool, jacuzzi, sauna, fully-equipped gym, clubroom, billiards, business suite & Amazon locker club! Build

Key facts

• Remodeled bathroom
• Keyless front door
• Secured garage

Tags

• UPDATED KITCHEN
• REMODELED BATHROOM
• SECURED GARAGE
• KEYLESS FRONT DOOR
• IMPACT WINDOWS
• POOL

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, fitness center, jogging path, picnic area, pool, business center, community room, hobby room, kitchen facilities, lobby, maintenance; HOA fee paid monthly; fee includes insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned covered parking; Attached 1-car garage; Guest parking
• Security: Key card entry; Security system
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water and sewer connected
• Home design: Condominium; One level; Updated/remodeled condition; Faces south
• Construction: Block/CBS construction; 6-story building; Built with public-records living area of 807
• Exterior features: Tar/gravel roof; Not waterfront; West of US-1 road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Single hung metal and sliding windows
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (8.0% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $230k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Zoned schools: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL).
• Market conditions: Rents rising (+3.6%/yr); 746 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k 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 87 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $192k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $229,994 (8.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 7.5

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-45,542
• Equity at exit: $37,276

10-year hold

• IRR: -8.8%
• Equity multiple: 0.43×
• Total profit: $-39,913
• Equity at exit: $21,615

Cash invested: $70,000 (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: 746
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,788 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$288 /mo · $3,454/yr
• Insurance: −$104
• HOA: −$613
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-113

Break-even live

Break-even rent $2,932

Max offer price $229,994

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-42	+0% $-113	+5% $-184	+10% $-255
Rent	-10% $-334	-5% $-223	+0% $-113	+5% $-3	+10% $107
Rate	-1.0pp $13	-0.5pp $-50	base $-113	+0.5pp $-178	+1.0pp $-244

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,282	$2.07	0d	15	0.05mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,268	$2.08	0d	16	0.15mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$2,776	$3.24	0d	43	0.66mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	26d	1	0.78mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	5d	1	0.84mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,575	$4.21	26d	2	0.99mi
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	26d	1	1.00mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,690	$1.78	16d	6	1.01mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	5d	3	1.01mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,700	$1.79	26d	6	1.01mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	22d	3	1.03mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	9d	2	1.03mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1000	$3,200	$3.20	4d	3	1.05mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$3,200	$2.99	18d	4	1.05mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$3,400	$3.18	22d	3	1.05mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	7d	2	1.05mi
1750 S Ocean Blvd Unit 509E Pompano Beach, FL	2.0	2.0	945	$4,200	$4.44	26d	1	1.05mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,200	$3.54	23d	1	1.06mi
1620 S Ocean Blvd Unit 5M Pompano Beach, FL	1.0	2.0	1116	$5,000	$4.48	26d	1	1.07mi
6000 N Ocean Blvd Lauderdale by the Sea, FL	2.0	2.0	904	$3,350	$3.71	0d	2	1.08mi
1500 S Ocean Blvd #508 Pompano Beach, FL	2.0	2.0	1070	$3,200	$2.99	4d	1	1.10mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	26d	1	1.11mi
1421 S Ocean Blvd #503 Pompano Beach, FL	2.0	2.0	1100	$3,750	$3.41	26d	1	1.12mi
5100 N Ocean Blvd #502 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,400	$3.15	26d	1	1.13mi
1500 S Ocean Blvd Pompano Beach, FL	2.0	1.5–2.0	985	$4,000	$4.06	16d	2	1.14mi
5000 N Ocean Blvd #506 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,900	$3.61	26d	1	1.17mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	7d	1	1.20mi
4900 N Ocean Blvd #1601 Lauderdale by the Sea, FL	1.0	1.5	1000	$4,000	$4.00	26d	1	1.20mi
4900 N Ocean Blvd #1209 Lauderdale by the Sea, FL	1.0	2.0	960	$4,100	$4.27	16d	1	1.20mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	26d	1	1.22mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	16d	1	1.27mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	1.28mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	26d	1	1.30mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	18d	1	1.31mi
4512 Sea Grape Dr Unit 1 Lauderdale-By-The-Sea, FL	1.0	1.0	853	$3,500	$4.10	26d	1	1.31mi
1361 S Ocean Blvd #303 Pompano Beach, FL	1.0	1.5	960	$3,500	$3.65	0d	1	1.31mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	16d	1	1.32mi
1971 SE 5th Ct Unit 303E Pompano Beach, FL	2.0	2.0	960	$2,400	$2.50	23d	1	1.33mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	26d	1	1.34mi
1971 SE 5th Ct Pompano Beach, FL	2.0	2.0	960	$2,050	$2.14	26d	2	1.34mi

HOA detail condo

• Monthly dues: $613 · $7,356/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $250,000 Active 87 DOM
2. 2026-06-18
   days on market $250,000 Active 84 DOM
3. 2026-06-17
   days on market $250,000 Active 83 DOM
4. 2026-06-16
   days on market $250,000 Active 82 DOM
5. 2026-06-15
   days on market $250,000 Active 81 DOM
6. 2026-06-13
   days on market $250,000 Active 79 DOM
7. 2026-06-09
   days on market $250,000 Active 75 DOM
8. 2026-06-08
   days on market $250,000 Active 74 DOM
9. 2026-06-07
   days on market $250,000 Active 73 DOM
10. 2026-06-04
    days on market $250,000 Active 70 DOM
11. 2026-06-03
    days on market $250,000 Active 69 DOM
12. 2026-06-02
    days on market $250,000 Active 68 DOM
13. 2026-06-01
    days on market $250,000 Active 67 DOM
14. 2026-05-31
    days on market $250,000 Active 66 DOM
15. 2026-03-26
    historical
16. 2026-03-26
    listed $250,000 Active
17. 2026-01-29
    listed $275,000 Active
18. 2018-10-31
    soldstatus $192,000
19. 2013-04-01
    soldstatus $102,000

ⓘ 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: $3,454 · $288/mo
• Projected year-2 tax: $3,454 · $288/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: $33,460
• − Mortgage interest: −$14,004
• − Property taxes: −$3,454
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − HOA: −$7,356
• − Depreciation: −$7,273
• Taxable loss: −$5,230
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $-104/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

+145.1% since first listed

5 events — show timeline

• 2026-03-26 Listed $250,000 Beaches MLS
• 2026-03-26 Listing Removed — Beaches MLS
• 2026-01-29 Listed $275,000 Beaches MLS
• 2018-10-31 Sold (Public Records) $192,000 Public Records
• 2013-04-01 Sold (Public Records) $102,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,454 · +5.1% YoY. Source: county tax records.