1904 SW 28th St · Fort Lauderdale, FL 33315

$795,000

5 bd · 3.0 ba · 2,032 sqft · SingleFamily public records · 99 Days on market

Built 1953 7,083 sqft lot

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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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled and fully furnished 3-bedroom, 2-bath property featuring a separate 2-bedroom, 1-bath guest house and an income-producing RV. Recent updates include fresh renovations and new turf, enhancing both comfort and curb appeal. The main home and guest house are currently used as rental accommodations, while the RV provides stable long-term tenant income. This turnkey, fully furnished property generates over $10,000 per month. Multiple living spaces provide flexibility for multi-family living or owner occupancy with income potential. A rare chance to own a remodeled, income-generating property in Fort Lauderdale.

Key facts

• Pvc privacy fence
• New ac systems
• Modern finishes

Tags

• CORNER LOT
• MODERN FINISHES
• NEW AC SYSTEMS
• PREMIUM TURF LANDSCAPING
• PVC PRIVACY FENCE
• FULLY FURNISHED

Property features AI

Finance

• HOA & community: Community laundry facilities

Exterior

• Parking: Attached garage (1 car); Attached covered carport (6 spaces); Covered parking (7 spaces total); RV access/parking
• Utilities: Public water; Public sewer
• Home design: Faces north; Resale property
• Construction: Block construction
• Exterior features: Deck; Patio; Barbecue; Fence; Room for pool; TV antenna; Guest house

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Self-cleaning oven; Refrigerator; Freezer; Icemaker; Pantry; Electric water heater
• Bedrooms: Bedroom 2 (12 x 16.5); Bedroom 3 (13 x 8); Additional room / guest quarters (12 x 16.5)
• Flooring: Marble; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Wall furnace; Ceiling fans; Wall/window cooling units; Zoned cooling
• Interior features: Bedroom on main level; First-floor entry; Pantry; Other
• Laundry & utility: Washer; Dryer; Laundry facilities (community)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $795k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $740k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $721k (9.4% below list).
• Recommended offer: $721k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 246 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $7,205/mo this rent would consume 98% of the median local household income ($88k/yr) (locally 762% 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 $5k of loan paydown is wiped out by about $24k 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 99 days — a 9% lower offer ($723k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $44k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $720,502 (9.4% 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 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.91% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-169,463
• Equity at exit: $118,537

10-year hold

• IRR: -29.0%
• Equity multiple: -0.14×
• Total profit: $-253,134
• Equity at exit: $68,737

Cash invested: $222,600 (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 33315

• Rents YoY: -0.4%
• Active inventory: 246
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $7,205 high
• Mortgage (P&I): −$4,169
• Tax from tax record: −$1,078 /mo · $12,940/yr
• Insurance: −$331
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,513
• Net cashflow: $-313

Break-even live

Break-even rent $7,601

Max offer price $739,675

Occupancy floor 99%

Sensitivity live

Price	-10% $137	-5% $-88	+0% $-313	+5% $-538	+10% $-763
Rent	-10% $-882	-5% $-598	+0% $-313	+5% $-29	+10% $256
Rate	-1.0pp $87	-0.5pp $-111	base $-313	+0.5pp $-519	+1.0pp $-729

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1759 SW 30th Pl Fort Lauderdale, FL	5.0	3.0	2127	$11,595	$5.45	17d	1	0.15mi
1541 SW 28th St Unit 1541 Fort Lauderdale, FL	4.0	2.5	1782	$3,950	$2.22	3d	1	0.26mi
1541 SW 28th St Unit 1541 Fort Lauderdale, FL	4.0	2.5	1782	$3,950	$2.22	26d	1	0.26mi
1721 SW 23rd St Unit 1475645P Fort Lauderdale, FL	5.0	3.5	2863	$9,358	$3.27	24d	1	0.44mi
1454 SW 23rd St Fort Lauderdale, FL	4.0	3.5	2831	$7,000	$2.47	26d	1	0.52mi
1435 SW 23rd Ct Fort Lauderdale, FL	4.0	3.5	2738	$6,750	$2.47	6d	1	0.58mi
2028 SW 16th Ter Unit 2028 Fort Lauderdale, FL	4.0	3.5	2903	$5,425	$1.87	26d	1	0.58mi
1427 SW 23rd St Fort Lauderdale, FL	4.0	3.5	2632	$7,000	$2.66	26d	1	0.59mi
843 SW 29th St Unit 843 Fort Lauderdale, FL	4.0	3.5	2447	$5,250	$2.15	4d	1	0.84mi
929 SW 18th Ct Fort Lauderdale, FL	4.0	3.0	2098	$5,300	$2.53	26d	1	1.00mi
2100 SW 28th Way Fort Lauderdale, FL	5.0	4.0	2145	$7,495	$3.49	7d	1	1.06mi
2120 SW 28th Way Fort Lauderdale, FL	5.0	3.0	2778	$14,500	$5.22	7d	1	1.08mi
701 SW 17th St Unit 701 Fort Lauderdale, FL	5.0	4.0	2519	$9,500	$3.77	13d	1	1.30mi
830 SW 14th Ct Unit 1475653P Fort Lauderdale, FL	4.0–8.0	2.0–5.0	3336	$14,824	$4.44	1d	2	1.37mi
1240 SW 13th Cir Fort Lauderdale, FL	4.0	2.5	2532	$8,500	$3.36	26d	1	1.37mi
716 SW 14th Ct Unit 1475646P Fort Lauderdale, FL	6.0	4.0	2755	$13,196	$4.79	24d	1	1.43mi
809 SW 14th Ct Unit 1475655P Fort Lauderdale, FL	4.0	4.0	2830	$12,819	$4.53	24d	1	1.44mi
3160 SW 20th Ct Fort Lauderdale, FL	4.0	3.0	1405	$5,500	$3.91	9d	1	1.44mi

Listing history 40 events

1. 2026-06-21
   days on market $795,000 Active 99 DOM
2. 2026-06-18
   days on market $795,000 Active 96 DOM
3. 2026-06-17
   days on market $795,000 Active 95 DOM
4. 2026-06-16
   days on market $795,000 Active 94 DOM
5. 2026-06-15
   days on market $795,000 Active 93 DOM
6. 2026-06-13
   days on market $795,000 Active 91 DOM
7. 2026-06-09
   days on market $795,000 Active 87 DOM
8. 2026-06-08
   pricedays on market $795,000 Active 86 DOM
9. 2026-06-02
   days on market $798,000 Active 85 DOM
10. 2026-06-01
    days on market $798,000 Active 84 DOM
11. 2026-05-31
    days on market $798,000 Active 83 DOM
12. 2026-04-24
    price $798,000
13. 2026-04-15
    price $799,000
14. 2026-04-09
    price $808,000
15. 2026-03-30
    price $809,000
16. 2026-03-28
    price $810,000
17. 2026-03-09
    listed $839,000 Active
18. 2026-01-25
    historical $4,400
19. 2025-12-17
    historical
20. 2025-12-04
    price $860,000
21. 2025-11-18
    price $865,000
22. 2025-11-14
    listed $4,400
23. 2025-11-14
    historical $4,400
24. 2025-10-12
    price $875,000
25. 2025-09-23
    listed $860,000 Active
26. 2025-09-23
    listed $900,000 Active
27. 2025-08-24
    price $4,400
28. 2025-08-14
    listed $4,500
29. 2025-03-05
    soldstatus $775,000
30. 2023-10-02
    soldstatus $715,000
31. 2023-09-29
    soldstatus $715,000 Closed
32. 2023-09-29
    soldstatus $715,000 Closed
33. 2023-09-07
    historical Active Under Contract
34. 2023-09-05
    historical Active Under Contract
35. 2023-08-25
    price $735,000
36. 2023-08-25
    listed $735,000 Active
37. 2023-07-31
    price $750,000
38. 2023-07-19
    listed $770,000 Active
39. 2022-10-19
    soldstatus $380,000
40. 1996-11-14
    soldstatus $100,000

ⓘ 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: $12,940 · $1,078/mo
• Projected year-2 tax: $12,940 · $1,078/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 AE · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $86,460
• − Mortgage interest: −$44,532
• − Property taxes: −$12,940
• − Insurance: −$9,094
• − Repairs & maintenance: −$6,917
• − Management: −$6,917
• − Depreciation: −$23,127
• Taxable loss: −$17,066
• Est. tax savings @ 24.0%: +$4,096
• After-tax cash flow: $338/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): 13,645
• Household income: $88,309
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 762.0

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 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 32% Two or more races 15% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3% Dominican 2% Salvadoran 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 58% English-only · Spanish 32% German/W. Germanic 2% Other Indo-European 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: ▼ -471.10%
• Current HPI: 396.8254
• Rent YoY: ▼ -0.43%
• 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

+698.0% since first listed

29 events — show timeline

• 2026-04-24 Price Changed $798,000 MARMLS
• 2026-04-15 Price Changed $799,000 MARMLS
• 2026-04-09 Price Changed $808,000 MARMLS
• 2026-03-30 Price Changed $809,000 MARMLS
• 2026-03-28 Price Changed $810,000 MARMLS
• 2026-03-09 Listed $839,000 MARMLS
• 2026-01-25 Rental Removed $4,400 RENTSPREE
• 2025-12-17 Listing Removed — MARMLS
• 2025-12-04 Price Changed $860,000 MARMLS
• 2025-11-18 Price Changed $865,000 MARMLS
• 2025-11-14 Listed for Rent $4,400 RENTSPREE
• 2025-11-14 Rental Removed $4,400 MARMLS
• 2025-10-12 Price Changed $875,000 MARMLS
• 2025-09-23 Listed $900,000 MARMLS
• 2025-09-23 Listed $860,000 MARMLS
• 2025-08-24 Price Changed $4,400 MARMLS
• 2025-08-14 Listed for Rent $4,500 MARMLS
• 2025-03-05 Sold (Public Records) $775,000 Public Records
• 2023-10-02 Sold (Public Records) $715,000 Public Records
• 2023-09-29 Sold (MLS) $715,000 Beaches MLS
• 2023-09-29 Sold (MLS) $715,000 Beaches MLS
• 2023-09-07 Contingent — Beaches MLS
• 2023-09-05 Contingent — Beaches MLS
• 2023-08-25 Price Changed $735,000 Beaches MLS
• 2023-08-25 Listed $735,000 Beaches MLS
• 2023-07-31 Price Changed $750,000 Beaches MLS
• 2023-07-19 Listed $770,000 Beaches MLS
• 2022-10-19 Sold (Public Records) $380,000 Public Records
• 1996-11-14 Sold (Public Records) $100,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $12,940 · +4.4% YoY. Source: county tax records.