3015 N Ocean Blvd Unit 3J · Fort Lauderdale, FL 33308

$279,500

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 506 Days on market

Built 1974 $1227/mo HOA · 31% 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).

• 1% rule +9.1/10.0
• Cash flow +8.6/30.0
• 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
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCTION OWNER MOTIVATED!!Escape to a tropical paradise in this stunning 2-bedroom, 2-bath condo, perfectly situated near the sun-kissed beaches of Ft. Lauderdale! This fully furnished, turnkey residence offers the ultimate in convenience and luxury, with everything you need to move in and start enjoying the coastal lifestyle. Unwind in the resort-style pool, stay active in the state-of-the-art gym, or simply relax on the beach, soaking up the sun and surf. AC 2024 Water heater 2024. Whether you're looking for a permanent residence, a vacation getaway, or a smart investment opportunity, this incredible condo has it all – and it's ready for you to move in and start living the dr

Key facts

• Resort style pool
• State of the art gym
• $1,227 HOA

Tags

• RESORT STYLE POOL
• STATE OF THE ART GYM

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes common areas, cable TV, insurance, laundry, parking, pest control, recreation facilities, reserve fund, sewer, security, trash, water; Community amenities include billiard room, bike storage, clubhouse, community kitchen, fitness center, laundry, barbecue/picnic area, pool, storage, tennis courts, vehicle wash area, elevators

Exterior

• Parking: Attached covered underground garage with one space; Secured garage/parking
• Security: Lobby secured; Security guard
• Utilities: Has cooling; Has heating
• Home design: Condominium/Attached property; 20-story building; Entry on level 3
• Construction: Block construction
• Exterior features: Balcony; Open balcony; Security/high-impact doors; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Accessible elevator installed; Furnished; Living/dining room; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (15.1% below list).
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $237k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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).
• At $3,951/mo this rent would consume 51% of the median local household income ($94k/yr) (locally 912% 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 $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 506 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask is 10252% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major 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 $237,194 (15.1% 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 506 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 1.41% ✓
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 5.9

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: -20.7%
• Equity multiple: 0.27×
• Total profit: $-57,085
• Equity at exit: $41,674

10-year hold

• IRR: -11.0%
• Equity multiple: 0.30×
• Total profit: $-55,063
• Equity at exit: $24,166

Cash invested: $78,260 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,951 high
• Mortgage (P&I): −$1,466
• Tax from tax record: −$552 /mo · $6,621/yr
• Insurance: −$116
• HOA: −$1,227
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $-239

Break-even live

Break-even rent $4,254

Max offer price $237,194

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-160	+0% $-239	+5% $-319	+10% $-398
Rent	-10% $-552	-5% $-396	+0% $-239	+5% $-83	+10% $73
Rate	-1.0pp $-99	-0.5pp $-168	base $-239	+0.5pp $-312	+1.0pp $-386

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: $69,875
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	6d	4	0.06mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	9d	3	0.06mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	19d	3	0.06mi
2841 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1150	$3,700	$3.22	16d	3	0.11mi
3020 NE 32nd Ave Fort Lauderdale, FL	2.0	2.0	1185	$3,875	$3.27	9d	3	0.13mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	6d	4	0.13mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	26d	1	0.16mi
2831 N Ocean Blvd Unit 801N Fort Lauderdale, FL	2.0	2.0	1468	$6,000	$4.09	26d	1	0.16mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	5d	1	0.16mi
2821 N Ocean Blvd Unit 1102S Fort Lauderdale, FL	2.0	2.0	1274	$4,500	$3.53	26d	1	0.18mi
2821 N Ocean Blvd Unit 401S Fort Lauderdale, FL	2.0	2.0	1468	$5,750	$3.92	26d	1	0.18mi
2821 N Ocean Blvd Unit 806S Fort Lauderdale, FL	2.0	2.0	1274	$5,900	$4.63	20d	1	0.18mi
2821 N Ocean Blvd Unit 401S Fort Lauderdale, FL	2.0	2.0	1468	$5,500	$3.75	12d	1	0.18mi
2715 N Ocean Blvd Unit 10C Fort Lauderdale, FL	2.0	2.0	1200	$4,500	$3.75	9d	1	0.23mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	26d	1	0.25mi
2701 N Ocean Blvd Unit 2B Fort Lauderdale, FL	2.0	2.0	1200	$3,100	$2.58	21d	1	0.27mi
2866 NE 30th St Fort Lauderdale, FL	2.0	2.0	931	$4,900	$5.26	0d	2	0.29mi
2613-2615 NE 33rd Ave Fort Lauderdale, FL	2.0	3.0	1200	$10,000	$8.33	4d	1	0.33mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$6,320	$2.20	9d	4	0.36mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	17d	4	0.36mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	26d	1	0.42mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	6d	1	0.42mi
2317 N Ocean Blvd Fort Lauderdale, FL	2.0	1.5	980	$4,000	$4.08	26d	1	0.51mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	21d	1	0.51mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	3d	1	0.51mi
3600 Galt Ocean Dr Unit 9C Fort Lauderdale, FL	2.0	2.0	1155	$4,000	$3.46	26d	1	0.52mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	26d	2	0.55mi
3750 Galt Ocean Dr #209 Fort Lauderdale, FL	1.0	1.5	1187	$4,000	$3.37	26d	1	0.58mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	16d	6	0.62mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	4d	7	0.62mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	6d	6	0.62mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	26d	1	0.66mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	0d	4	0.71mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	19d	4	0.71mi
2029 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1100	$3,350	$3.05	26d	2	0.75mi
2033 NE 33rd Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	750	$2,900	$3.87	26d	1	0.75mi
4010 Galt Ocean Dr #802 Fort Lauderdale, FL	2.0	2.0	1190	$5,000	$4.20	16d	1	0.76mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1190	$3,150	$2.65	22d	2	0.78mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	7d	2	0.78mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	1355	$5,000	$3.69	15d	2	0.78mi

HOA detail condo

• Monthly dues: $1,227 · $14,724/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $279,500 Active 506 DOM
2. 2026-06-18
   days on market $279,500 Active 503 DOM
3. 2026-06-17
   days on market $279,500 Active 502 DOM
4. 2026-06-16
   days on market $279,500 Active 501 DOM
5. 2026-06-15
   days on market $279,500 Active 500 DOM
6. 2026-06-13
   days on market $279,500 Active 498 DOM
7. 2026-06-09
   days on market $279,500 Active 494 DOM
8. 2026-06-07
   days on market $279,500 Active 492 DOM
9. 2026-06-04
   days on market $279,500 Active 489 DOM
10. 2026-06-03
    days on market $279,500 Active 488 DOM
11. 2026-06-02
    days on market $279,500 Active 487 DOM
12. 2026-06-01
    days on market $279,500 Active 486 DOM
13. 2026-05-31
    days on market $279,500 Active 485 DOM
14. 2026-05-06
    listed $2,700
15. 2026-04-13
    price $279,500
16. 2026-02-24
    listed $2,500
17. 2025-08-19
    status Active
18. 2025-08-10
    status Pending
19. 2025-08-02
    status Active
20. 2025-07-31
    status Pending
21. 2025-06-28
    historical $2,600
22. 2025-06-17
    price $295,000
23. 2025-03-28
    listed $2,600
24. 2025-01-20
    listed $320,000 Active
25. 2024-12-19
    historical $2,500
26. 2024-10-03
    listed $2,500
27. 2024-10-01
    historical $2,400
28. 2024-06-06
    listed $2,400
29. 2023-06-16
    historical

ⓘ 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: $6,621 · $552/mo
• Projected year-2 tax: $6,621 · $552/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 6/10 Major FEMA zone X (unshaded) · 57% 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: $47,415
• − Mortgage interest: −$15,656
• − Property taxes: −$6,621
• − Insurance: −$1,398
• − Repairs & maintenance: −$3,793
• − Management: −$3,793
• − HOA: −$14,724
• − Depreciation: −$8,131
• Taxable loss: −$6,702
• Est. tax savings @ 24.0%: +$1,608
• After-tax cash flow: $-1,265/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

+12.5% since first listed

16 events — show timeline

• 2026-05-06 Listed for Rent $2,700 MARMLS
• 2026-04-13 Price Changed $279,500 MARMLS
• 2026-02-24 Listed for Rent $2,500 ZUMPER1
• 2025-08-19 Relisted — MARMLS
• 2025-08-10 Pending — MARMLS
• 2025-08-02 Relisted — MARMLS
• 2025-07-31 Pending — MARMLS
• 2025-06-28 Rental Removed $2,600 MARMLS
• 2025-06-17 Price Changed $295,000 MARMLS
• 2025-03-28 Listed for Rent $2,600 MARMLS
• 2025-01-20 Listed $320,000 MARMLS
• 2024-12-19 Rental Removed $2,500 GFLMLS
• 2024-10-03 Listed for Rent $2,500 GFLMLS
• 2024-10-01 Rental Removed $2,400 GFLMLS
• 2024-06-06 Listed for Rent $2,400 GFLMLS
• 2023-06-16 Rental Removed — WALKSCORE

Property tax history

+5.5%/yr

Latest (2025): $6,621 · -4.4% YoY. Source: county tax records.