1401 NE 9th St #61 · Fort Lauderdale, FL 33304

$445,000

3 bd · 3.0 ba · 1,658 sqft · SingleFamily public records · 42 Days on market

Built 1985 Est $864k · 48% under $560/mo HOA · 14% 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity to create your dream home in the heart of Victoria Park. This 3 bedroom 2.5 bath is located in a secure, gated community with a pool and two-car garage. The unique two-level patio and courtyard are perfect for entertaining and/or creating a garden oasis. Priced to sell!

Key facts

• Gated community
• Two-level patio
• Pool

Tags

• GATED COMMUNITY
• TWO-LEVEL PATIO
• COURTYARD
• POOL

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: Has association with monthly fee; HOA fee $560 monthly; Community pool; HOA covers grounds and structure maintenance, sewer, trash, water, common areas, reserve funds, roof repairs, and pool service

Exterior

• Parking: Attached 2-car garage (4 parking spaces total, 2 covered)
• Security: No security features provided
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Townhouse; Resale property; Faces west; 3 stories total; Entry living area not specified
• Construction: Built with CBS construction materials; Flat roof; Building area reported as 2,760 total; living area reported as 1,658
• Exterior features: Not waterfront

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: No main-level bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total), with one bathroom on the main level
• Heating & cooling: No heating or cooling information provided
• Interior features: No notable interior features listed; Other window features
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $409k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (10.1% below list).
• Recommended offer: $400k (10.1% below list) — sets the bar for 1% rule.
• 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: Harbordale Elementary School (math 64% / reading 74%, grade A-, #399 of 2,144 statewide, top 19%, 487 students, 38% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 629 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $3,999/mo this rent would consume 57% of the median local household income ($85k/yr) (locally 1534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 42 days — a 3% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $129k; list at $445k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $399,871 (10.1% 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 42 days. Have you received any prior offers? Is the seller open to a 10% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $863,818
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1145 NE 17th Way	0.44mi	3/3.0	1,593 (-4%)	23mo	$830,000	$521	54
1336 NE 14th Ave	0.51mi	3/2.0	1,835 (+11%)	10mo	$568,500	$310	46

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 · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-85,847
• Equity at exit: $66,351

10-year hold

• IRR: -13.1%
• Equity multiple: 0.24×
• Total profit: $-94,590
• Equity at exit: $38,475

Cash invested: $124,600 (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 33304

• Rents YoY: 2.8%
• Active inventory: 629
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,999 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$284 /mo · $3,403/yr
• Insurance: −$185
• HOA: −$560
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-204

Break-even live

Break-even rent $4,257

Max offer price $409,023

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-78	+0% $-204	+5% $-330	+10% $-456
Rent	-10% $-520	-5% $-362	+0% $-204	+5% $-46	+10% $112
Rate	-1.0pp $20	-0.5pp $-90	base $-204	+0.5pp $-319	+1.0pp $-436

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 NE 14th Ave Unit 1369649P Fort Lauderdale, FL	2.0	1.0	1496	$2,892	$1.93	9d	1	0.14mi
1020 NE 12th Ave Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1194	$3,804	$3.19	0d	18	0.15mi
1640 E Sunrise Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1034	$3,139	$3.04	0d	12	0.16mi
1110 NE 14th Ave Fort Lauderdale, FL	3.0	2.5	1513	$4,000	$2.64	0d	1	0.21mi
1110 NE 14th Ave Fort Lauderdale, FL	3.0	2.5	1513	$4,400	$2.91	23d	1	0.21mi
1123 NE 14th Ave Unit 3 Fort Lauderdale, FL	3.0	2.0	1504	$3,550	$2.36	25d	1	0.21mi
1121 NE 16th Ter Fort Lauderdale, FL	3.0	2.0	1324	$3,100	$2.34	25d	1	0.23mi
1620 NE 8th St Fort Lauderdale, FL	2.0	1.0	1100	$3,500	$3.18	16d	1	0.28mi
722 NE 15th Ave Fort Lauderdale, FL	4.0	4.0	1815	$5,700	$3.14	22d	1	0.29mi
722 NE 15th Ave Fort Lauderdale, FL	4.0	4.0	1815	$5,700	$3.14	25d	1	0.29mi
725 NE 16th Ave #725 Fort Lauderdale, FL	2.0	1.5	1200	$2,600	$2.17	18d	1	0.29mi
836 NE 17th Ter Fort Lauderdale, FL	2.0	2.0	1271	$4,300	$3.38	16d	1	0.30mi
1215 NE 15th Ave Fort Lauderdale, FL	2.0	1.0	1050	$2,500	$2.38	25d	1	0.30mi
1104 NE 17th Ter Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1554	$2,450	$1.58	0d	1	0.31mi
1118 NE 10th Ave Unit 1118 Fort Lauderdale, FL	3.0	2.5	1603	$4,950	$3.09	25d	1	0.32mi
714 NE 14th Ave #102 Fort Lauderdale, FL	3.0	4.0	2076	$7,900	$3.81	16d	1	0.33mi
714 NE 14th Ave #102 Fort Lauderdale, FL	3.0	4.0	2076	$7,400	$3.56	5d	1	0.33mi
1033 NE 17th Way Fort Lauderdale, FL	3.0–4.0	2.5–4.5	2105	$3,550	$1.69	4d	2	0.33mi
1033 NE 17th Way Fort Lauderdale, FL	3.0–4.0	2.5–4.5	1945	$3,100	$1.59	25d	4	0.33mi
1030 NE 9th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1900	$5,050	$2.66	25d	1	0.34mi
825 NE 17th Way Fort Lauderdale, FL	3.0	2.5	2132	$5,700	$2.67	23d	1	0.34mi
1015 NE 12th St Fort Lauderdale, FL	3.0	2.0	1849	$2,995	$1.62	25d	1	0.36mi
1146 NE 17th Ter Unit 1146 Fort Lauderdale, FL	4.0	3.0	1903	$4,800	$2.52	4d	1	0.37mi
1146 NE 17th Ter Unit 1146 Fort Lauderdale, FL	4.0	3.0	1903	$5,000	$2.63	15d	1	0.37mi
1610 NE 7th St Fort Lauderdale, FL	3.0	2.0	1178	$3,750	$3.18	25d	1	0.38mi
1236 NE 12th Ave Unit B Fort Lauderdale, FL	4.0	2.0	1400	$3,650	$2.61	25d	1	0.38mi
808 NE 17th Way #2 Fort Lauderdale, FL	2.0	1.0	1942	$4,000	$2.06	25d	1	0.39mi
720 NE 17th Ter Fort Lauderdale, FL	3.0	2.0	1903	$7,250	$3.81	9d	1	0.41mi
720 NE 17th Ter Fort Lauderdale, FL	3.0	2.0	1903	$7,250	$3.81	21d	1	0.41mi
1058 N Victoria Park Rd Fort Lauderdale, FL	3.0	3.5	1988	$6,900	$3.47	0d	1	0.42mi
1750 NE 12th St Fort Lauderdale, FL	3.0	2.5	2150	$3,995	$1.86	0d	1	0.43mi
615 NE 12th Ave Fort Lauderdale, FL	2.0	2.0	1060	$2,800	$2.64	6d	2	0.46mi
615 NE 12th Ave Fort Lauderdale, FL	2.0	2.0	1060	$2,800	$2.64	25d	2	0.46mi
1025 NE 18th Ave #104 Fort Lauderdale, FL	3.0	2.5	1542	$5,200	$3.37	16d	1	0.46mi
1044 NE 18th Ave #203 Fort Lauderdale, FL	2.0	2.0	1553	$3,000	$1.93	4d	1	0.47mi
1044 NE 18th Ave Fort Lauderdale, FL	2.0	2.0	1553	$3,400	$2.19	9d	1	0.47mi
615 NE 12th Ave Fort Lauderdale, FL	2.0	2.0	1100	$3,200	$2.91	11d	1	0.47mi
1337 NE 16th Ave Fort Lauderdale, FL	4.0	3.0	1651	$3,700	$2.24	25d	1	0.48mi
835 NE 19th Ave #10 Fort Lauderdale, FL	2.0	2.5	1224	$3,500	$2.86	25d	1	0.49mi
823 NE 19th Ave Unit 1-3 Fort Lauderdale, FL	3.0	2.0	1800	$2,800	$1.56	16d	1	0.50mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: poolsecurity

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-01
   price $445,000
3. 2026-04-03
   listed $475,000 Active
4. 1988-01-27
   soldstatus $129,000
5. 1988-01-01
   soldstatus $129,000

ⓘ 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: $3,403 · $284/mo
• Projected year-2 tax: $3,694 · $308/mo
• Expected delta: +$290/yr (+$24/mo · 8.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,985
• − Mortgage interest: −$24,927
• − Property taxes: −$3,403
• − Insurance: −$2,225
• − Repairs & maintenance: −$3,839
• − Management: −$3,839
• − HOA: −$6,720
• − Depreciation: −$12,945
• Taxable loss: −$9,914
• Est. tax savings @ 24.0%: +$2,379
• After-tax cash flow: $-65/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): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% 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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

+245.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — Beaches MLS
• 2026-05-01 Price Changed $445,000 Beaches MLS
• 2026-04-03 Listed $475,000 Beaches MLS
• 1988-01-27 Sold (Public Records) $129,000 Public Records
• 1988-01-01 Sold (Public Records) $129,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,403 · +6.6% YoY. Source: county tax records.