3250 NE 28th St #212 · Fort Lauderdale, FL 33308

$290,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 83 Days on market

Built 1966 $680/mo HOA · 20% 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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful corner unit. Larger than other units in the building. No units underneath it. Granite counter tops, Euro style cabinets, Impact windows and doors. Nice balcony, large Master bedroom with wall to wall windows, Walking distance to the beach and restaurants. Lots of amenities including a pool, sun deck, gym, BBQ. AC replaced in 2006, Laundry room on the same floor. No upcoming assessments, roof replaced in 2005. A wonderful unit and a fantastic location!

Key facts

• Bbq area
• 8th floor sundeck
• Ocean views

Tags

• MODERN LOBBY
• HEATED POOL
• GYM
• BBQ AREA
• 8TH FLOOR SUNDECK
• OCEAN VIEWS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee ($680) covering association management, cable TV, insurance, and internet; Community amenities include clubhouse, laundry facilities, and elevators

Exterior

• Parking: Assigned parking (1 space); 1 covered space; 1-car garage
• Security: Key card entry; Lobby secured; Phone entry; Fire sprinkler system; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 8-story building; Entry on level 2
• Construction: Block construction
• Exterior features: Balcony (open)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator; Trash compactor; Pantry
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Bidet; Dual sinks; Family/Dining room; Pantry; Elevator access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-65 ($-782/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.0% below list).
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $273k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: 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); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% 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 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).
• This rent runs 44% 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 $9k 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 83 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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 $185k; list at $290k implies a 57% 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 $272,600 (6.0% 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 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 7.1

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: -16.7%
• Equity multiple: 0.40×
• Total profit: $-48,450
• Equity at exit: $43,240

10-year hold

• IRR: -6.7%
• Equity multiple: 0.55×
• Total profit: $-36,384
• Equity at exit: $25,074

Cash invested: $81,200 (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 33308

• Rents YoY: 3.6%
• Active inventory: 746
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,414 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$440 /mo · $5,284/yr
• Insurance: −$121
• HOA: −$680
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $-65

Break-even live

Break-even rent $3,496

Max offer price $278,484

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $17	+0% $-65	+5% $-147	+10% $-229
Rent	-10% $-335	-5% $-200	+0% $-65	+5% $70	+10% $204
Rate	-1.0pp $81	-0.5pp $9	base $-65	+0.5pp $-140	+1.0pp $-217

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2841 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1150	$3,700	$3.22	17d	3	0.14mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	6d	4	0.21mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	26d	1	0.24mi
2866 NE 30th St Fort Lauderdale, FL	2.0	2.0	931	$4,900	$5.26	1d	2	0.26mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	19d	3	0.27mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	9d	3	0.27mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	6d	4	0.27mi
2317 N Ocean Blvd Fort Lauderdale, FL	2.0	1.5	980	$4,000	$4.08	26d	1	0.31mi
2033 NE 33rd Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	750	$2,900	$3.87	26d	1	0.54mi
2029 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1100	$3,350	$3.05	26d	2	0.54mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$6,320	$2.20	9d	4	0.60mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	17d	4	0.60mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	26d	1	0.66mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	6d	1	0.66mi
2001 N Ocean Blvd #203 Fort Lauderdale, FL	1.0	1.0	890	$2,600	$2.92	26d	1	0.67mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	3d	1	0.70mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	22d	1	0.70mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	26d	2	0.79mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	7d	6	0.86mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	17d	6	0.86mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	5d	7	0.86mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	26d	1	0.90mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	1d	4	0.94mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	19d	4	0.94mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	7d	2	1.01mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	6d	3	1.01mi
1881 Middle River Dr Fort Lauderdale, FL	1.0–3.0	1.5–2.0	1095	$2,525	$2.31	14d	2	1.01mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$3,228	$4.38	0d	11	1.02mi
1821 Middle River Dr Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	26d	1	1.10mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	1d	57	1.14mi
1200 N Fort Lauderdale Beach Blvd #204 Fort Lauderdale, FL	1.0	1.0	702	$2,500	$3.56	26d	1	1.23mi
2724 NE 15th St Apt 1 Fort Lauderdale, FL	2.0	2.0	980	$2,200	$2.24	1d	1	1.24mi
2724 NE 15th St Unit 4 Fort Lauderdale, FL	2.0	2.0	800	$2,700	$3.38	26d	1	1.25mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	26d	1	1.34mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	7d	1	1.34mi
1354 Bayview Dr Apt E Fort Lauderdale, FL	1.0	1.0	634	$1,800	$2.84	26d	1	1.36mi
2000 NE 18th St Fort Lauderdale, FL	2.0	2.0	975	$2,950	$3.03	26d	1	1.37mi
2625 NE 13th Ct Unit 9 Fort Lauderdale, FL	2.0	1.0	800	$1,850	$2.31	17d	1	1.40mi
2625 NE 13th Ct Unit 9 Fort Lauderdale, FL	2.0	1.0	800	$1,850	$2.31	16d	1	1.40mi
1708 NE 20th Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	26d	1	1.41mi

HOA detail condo

• Monthly dues: $680 · $8,160/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $290,000 Active 83 DOM
2. 2026-06-18
   days on market $290,000 Active 80 DOM
3. 2026-06-17
   days on market $290,000 Active 79 DOM
4. 2026-06-16
   days on market $290,000 Active 78 DOM
5. 2026-06-15
   days on market $290,000 Active 77 DOM
6. 2026-06-13
   days on market $290,000 Active 75 DOM
7. 2026-06-09
   days on market $290,000 Active 71 DOM
8. 2026-06-08
   days on market $290,000 Active 70 DOM
9. 2026-06-07
   days on market $290,000 Active 69 DOM
10. 2026-06-04
    days on market $290,000 Active 66 DOM
11. 2026-06-03
    days on market $290,000 Active 65 DOM
12. 2026-06-02
    days on market $290,000 Active 64 DOM
13. 2026-06-01
    days on market $290,000 Active 63 DOM
14. 2026-05-31
    days on market $290,000 Active 62 DOM
15. 2026-03-30
    listed $290,000 Active
16. 2016-12-05
    soldstatus $185,000 Sold 465-char remark

    Show marketing remark (465 chars)

    Beautiful corner unit. Larger than other units in the building. No units underneath it. Granite counter tops, Euro style cabinets, Impact windows and doors. Nice balcony, large Master bedroom with wall to wall windows, Walking distance to the beach and restaurants. Lots of amenities including a pool, sun deck, gym, BBQ. AC replaced in 2006, Laundry room on the same floor. No upcoming assessments, roof replaced in 2005. A wonderful unit and a fantastic location!

17. 2016-12-05
    soldstatus $185,000

    Show marketing remark (465 chars)

    Beautiful corner unit. Larger than other units in the building. No units underneath it. Granite counter tops, Euro style cabinets, Impact windows and doors. Nice balcony, large Master bedroom with wall to wall windows, Walking distance to the beach and restaurants. Lots of amenities including a pool, sun deck, gym, BBQ. AC replaced in 2006, Laundry room on the same floor. No upcoming assessments, roof replaced in 2005. A wonderful unit and a fantastic location!

18. 2016-10-28
    status Backup Contract 465-char remark

    Show marketing remark (465 chars)

    Beautiful corner unit. Larger than other units in the building. No units underneath it. Granite counter tops, Euro style cabinets, Impact windows and doors. Nice balcony, large Master bedroom with wall to wall windows, Walking distance to the beach and restaurants. Lots of amenities including a pool, sun deck, gym, BBQ. AC replaced in 2006, Laundry room on the same floor. No upcoming assessments, roof replaced in 2005. A wonderful unit and a fantastic location!

19. 2016-09-22
    listed $199,900 Active 465-char remark

    Show marketing remark (465 chars)

    Beautiful corner unit. Larger than other units in the building. No units underneath it. Granite counter tops, Euro style cabinets, Impact windows and doors. Nice balcony, large Master bedroom with wall to wall windows, Walking distance to the beach and restaurants. Lots of amenities including a pool, sun deck, gym, BBQ. AC replaced in 2006, Laundry room on the same floor. No upcoming assessments, roof replaced in 2005. A wonderful unit and a fantastic location!

20. 2004-10-01
    soldstatus $198,900

ⓘ 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: $5,284 · $440/mo
• Projected year-2 tax: $5,284 · $440/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 5/10 Major FEMA zone X (shaded) · 36% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,964
• − Mortgage interest: −$16,245
• − Property taxes: −$5,284
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,277
• − Management: −$3,277
• − HOA: −$8,160
• − Depreciation: −$8,436
• Taxable loss: −$5,165
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $457/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

+45.8% since first listed

6 events — show timeline

• 2026-03-30 Listed $290,000 MARMLS
• 2016-12-05 Sold (MLS) $185,000 MARMLS
• 2016-12-05 Sold (Public Records) $185,000 Public Records
• 2016-10-28 Pending — MARMLS
• 2016-09-22 Listed $199,900 MARMLS
• 2004-10-01 Sold (Public Records) $198,900 Public Records

Property tax history

+9.8%/yr

Latest (2025): $5,284 · +7.5% YoY. Source: county tax records.