5203 NE 24th Ter Unit B210 · Fort Lauderdale, FL 33308

$184,900

1 bd · 1.0 ba · 650 sqft · Condo public records · 41 Days on market

Built 1965 $423/mo HOA · 13% of rent

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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 +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of convenience and comfort with this charming 1-bedroom, 1-bathroom condo ideally situated near the Lauderdale-by-the-Sea. Boasting a prime location, this residence features hurricane-proof windows, a recently upgraded water heater (2 y/o), and a modern stove (1 y/o). Nestled within a friendly community, enjoy the perks of a heated pool, lovely garden, and a designated grilling area for casual barbecue get-togethers. With the beach and lively restaurants within a walking distance, this condo offers a pleasant coastal lifestyle. This well-maintained apartment in a prime location is your opportunity to experience coastal living without compromising on simplicity and comfort.

Key facts

• Quartz counters
• High end cabinets
• Porcelain tile

Tags

• IMPACT WINDOWS
• PORCELAIN TILE
• NEW STAINLESS STEEL APPLIANCES
• HIGH END CABINETS
• QUARTZ COUNTERS

Property features AI

Finance

• HOA & community: Association: Maybury Mansions; Monthly HOA fee (approx.): $423.05; HOA covers cable TV, grounds maintenance, sewer, trash, water, common areas, elevator; Community amenities include clubhouse, elevators, fitness center, game room, jogging path, laundry, parking, pool, storage, trash chute, bike storage, community room; 312 units in the community; Pets not allowed

Exterior

• Parking: Assigned open parking (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Entry level living area (entry level 2); Faces east
• Construction: Block and concrete construction; Tile roof; Block foundation; Built as part of a multi-story building (3 stories total)
• Exterior features: Open patio and open porch; Patio and porch; Not waterfront

Interior

• Kitchen: Includes dishwasher, electric range, microwave, refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher, Electric Range, Microwave, Refrigerator; Furnished negotiable; Smoke detector(s)
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 43% 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 $1k of loan paydown is wiped out by about $6k 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 + 3.6% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.80% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 4.6

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: 14.5%
• Equity multiple: 1.59×
• Total profit: $30,430
• Equity at exit: $27,569

10-year hold

• IRR: 23.9%
• Equity multiple: 3.15×
• Total profit: $111,252
• Equity at exit: $15,987

Cash invested: $51,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,331 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$252 /mo · $3,022/yr
• Insurance: −$77
• HOA: −$423
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $910

Break-even live

Break-even rent $2,179

Max offer price $184,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,014	-5% $962	+0% $910	+5% $857	+10% $805
Rent	-10% $647	-5% $778	+0% $910	+5% $1,041	+10% $1,173
Rate	-1.0pp $1,003	-0.5pp $957	base $910	+0.5pp $862	+1.0pp $813

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	18d	1	1.14mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	6d	2	1.42mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	5d	3	1.42mi

HOA detail condo

• Monthly dues: $423 · $5,076/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $184,900 Active 41 DOM
2. 2026-06-18
   days on market $184,900 Active 38 DOM
3. 2026-06-17
   days on market $184,900 Active 37 DOM
4. 2026-06-16
   days on market $184,900 Active 36 DOM
5. 2026-06-15
   days on market $184,900 Active 35 DOM
6. 2026-06-13
   days on market $184,900 Active 33 DOM
7. 2026-06-09
   days on market $184,900 Active 29 DOM
8. 2026-06-08
   days on market $184,900 Active 28 DOM
9. 2026-06-07
   days on market $184,900 Active 27 DOM
10. 2026-06-04
    days on market $184,900 Active 24 DOM
11. 2026-06-03
    days on market $184,900 Active 23 DOM
12. 2026-06-02
    days on market $184,900 Active 22 DOM
13. 2026-06-01
    days on market $184,900 Active 21 DOM
14. 2026-05-31
    days on market $184,900 Active 20 DOM
15. 2026-05-09
    listed $184,900 Active
16. 2024-04-12
    soldstatus $169,000
17. 2024-04-10
    soldstatus $169,000 Closed 714-char remark

    Show marketing remark (714 chars)

    Discover the perfect blend of convenience and comfort with this charming 1-bedroom, 1-bathroom condo ideally situated near the Lauderdale-by-the-Sea. Boasting a prime location, this residence features hurricane-proof windows, a recently upgraded water heater (2 y/o), and a modern stove (1 y/o). Nestled within a friendly community, enjoy the perks of a heated pool, lovely garden, and a designated grilling area for casual barbecue get-togethers. With the beach and lively restaurants within a walking distance, this condo offers a pleasant coastal lifestyle. This well-maintained apartment in a prime location is your opportunity to experience coastal living without compromising on simplicity and comfort.

18. 2024-03-07
    historical Active Under Contract 714-char remark

    Show marketing remark (714 chars)

    Discover the perfect blend of convenience and comfort with this charming 1-bedroom, 1-bathroom condo ideally situated near the Lauderdale-by-the-Sea. Boasting a prime location, this residence features hurricane-proof windows, a recently upgraded water heater (2 y/o), and a modern stove (1 y/o). Nestled within a friendly community, enjoy the perks of a heated pool, lovely garden, and a designated grilling area for casual barbecue get-togethers. With the beach and lively restaurants within a walking distance, this condo offers a pleasant coastal lifestyle. This well-maintained apartment in a prime location is your opportunity to experience coastal living without compromising on simplicity and comfort.

19. 2024-02-17
    price $165,000 714-char remark

    Show marketing remark (714 chars)

    Discover the perfect blend of convenience and comfort with this charming 1-bedroom, 1-bathroom condo ideally situated near the Lauderdale-by-the-Sea. Boasting a prime location, this residence features hurricane-proof windows, a recently upgraded water heater (2 y/o), and a modern stove (1 y/o). Nestled within a friendly community, enjoy the perks of a heated pool, lovely garden, and a designated grilling area for casual barbecue get-togethers. With the beach and lively restaurants within a walking distance, this condo offers a pleasant coastal lifestyle. This well-maintained apartment in a prime location is your opportunity to experience coastal living without compromising on simplicity and comfort.

20. 2024-02-09
    price $177,000 714-char remark

    Show marketing remark (714 chars)

    Discover the perfect blend of convenience and comfort with this charming 1-bedroom, 1-bathroom condo ideally situated near the Lauderdale-by-the-Sea. Boasting a prime location, this residence features hurricane-proof windows, a recently upgraded water heater (2 y/o), and a modern stove (1 y/o). Nestled within a friendly community, enjoy the perks of a heated pool, lovely garden, and a designated grilling area for casual barbecue get-togethers. With the beach and lively restaurants within a walking distance, this condo offers a pleasant coastal lifestyle. This well-maintained apartment in a prime location is your opportunity to experience coastal living without compromising on simplicity and comfort.

21. 2024-02-09
    listed $175,000 Active 714-char remark

    Show marketing remark (714 chars)

    Discover the perfect blend of convenience and comfort with this charming 1-bedroom, 1-bathroom condo ideally situated near the Lauderdale-by-the-Sea. Boasting a prime location, this residence features hurricane-proof windows, a recently upgraded water heater (2 y/o), and a modern stove (1 y/o). Nestled within a friendly community, enjoy the perks of a heated pool, lovely garden, and a designated grilling area for casual barbecue get-togethers. With the beach and lively restaurants within a walking distance, this condo offers a pleasant coastal lifestyle. This well-maintained apartment in a prime location is your opportunity to experience coastal living without compromising on simplicity and comfort.

22. 2017-03-01
    soldstatus $86,000
23. 2000-10-11
    soldstatus $48,500
24. 1981-07-01
    soldstatus $46,000

ⓘ 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: $3,022 · $252/mo
• Projected year-2 tax: $3,022 · $252/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: $39,969
• − Mortgage interest: −$10,357
• − Property taxes: −$3,022
• − Insurance: −$924
• − Repairs & maintenance: −$3,198
• − Management: −$3,198
• − HOA: −$5,076
• − Depreciation: −$5,379
• Taxable income: $8,815
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $8,802/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

+302.0% since first listed

10 events — show timeline

• 2026-05-09 Listed $184,900 Beaches MLS
• 2024-04-12 Sold (Public Records) $169,000 Public Records
• 2024-04-10 Sold (MLS) $169,000 Beaches MLS
• 2024-03-07 Contingent — Beaches MLS
• 2024-02-17 Price Changed $165,000 Beaches MLS
• 2024-02-09 Price Changed $177,000 Beaches MLS
• 2024-02-09 Listed $175,000 Beaches MLS
• 2017-03-01 Sold (Public Records) $86,000 Public Records
• 2000-10-11 Sold (Public Records) $48,500 Public Records
• 1981-07-01 Sold (Public Records) $46,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,022 · +110.1% YoY. Source: county tax records.