401 SE 25th Ave #605 · Fort Lauderdale, FL 33301

$374,900

2 bd · 2.0 ba · 1,265 sqft · Condo public records · 336 Days on market

Built 1958 $699/mo HOA · 14% of rent ↓ 5% since listing

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Why this score? — see what drove the C+ 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 +19.8/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +6.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0

Listing remarks

Price Reduced = Motivated Seller! Classic Building in an Unbeatable Location! This Ocean Facing Top Floor Gem is a real findjust off Las Olas in the Idlewyld & Riviera Isles neighborhoods. A well maintained corner unit with an ample 1265 Sq Feet featuring 1 Bed, 1 Bath, + office. If you are so inspired you can design this unit to achieve your vision. New impact windows facing East & North & West which can open to capture that flow through, soothing ocean breeze. Saltillo tile flooring. On the top floor unit, you are just steps away from the huge roof top patio offering views of ocean, port, city, & the idyllic neighborhoods. In addition to beach proximity, it is just

Key facts

• Roof top patio
• Beach proximity
• Corner unit

Tags

• TOP FLOOR
• CORNER UNIT
• NEW IMPACT WINDOWS
• ROOF TOP PATIO
• BEACH PROXIMITY

Property features AI

Finance

• Other: No pet restrictions (pets allowed)
• HOA & community: Quarterly association fee of $2,097; Association covers water, sewer, trash, common area and structure maintenance, laundry, legal/accounting, and grounds maintenance; Community amenities include boat dock, bike storage, laundry, storage, vehicle wash area, and elevators; 23 units in the community

Exterior

• Parking: One assigned space; On-street parking available
• Security: Closed-circuit camera(s); High-impact security doors
• Utilities: Cable available
• Home design: Condominium in a 6-story building; Entry on level 6; Unit faces east; Attached property
• Construction: Block and stucco construction; Year built unknown
• Exterior features: Lakefront property; Waterfront; Exterior lighting; Security/high-impact doors; Closed-circuit camera(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Wall/window air conditioning unit(s); Has cooling
• Interior features: Elevator; Main living area on entry level; Bedroom on main level; Tub with shower; Casement windows with impact glass; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $17 ($210/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents rising (+3.0%/yr); 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,876/mo this rent would consume 47% of the median local household income ($125k/yr) (locally 1662% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $17k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.30% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.76×
• Total profit: $79,515
• Equity at exit: $202,937

10-year hold

• IRR: 13.4%
• Equity multiple: 3.34×
• Total profit: $245,714
• Equity at exit: $342,618

Cash invested: $104,972 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,876 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$587 /mo · $7,041/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$699
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $17

Break-even live

Break-even rent $4,854

Max offer price $374,900

Occupancy floor 95%

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 E Las Olas Blvd Fort Lauderdale, FL	2.0	2.0	1300	$4,400	$3.38	24d	1	0.12mi
2500 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1085	$4,400	$4.06	8d	3	0.14mi
1 Las Olas Cir Fort Lauderdale, FL	2.0	2.0	1275	$4,050	$3.18	4d	2	0.37mi
100 S Birch Rd Unit 2505D Fort Lauderdale, FL	2.0	2.0	1650	$6,900	$4.18	19d	1	0.47mi
100 S Birch Rd Unit 1005D Fort Lauderdale, FL	2.0	2.0	1650	$5,450	$3.30	24d	1	0.47mi
77 S Birch Rd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1507	$3,500	$2.32	20d	2	0.49mi
2 Isle of Venice Dr Unit 7 Fort Lauderdale, FL	2.0	2.0	1000	$2,400	$2.40	24d	1	0.49mi
77 S Birch Rd Unit 5A Fort Lauderdale, FL	3.0	3.0	1580	$4,450	$2.82	24d	1	0.49mi
1770 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	822	$2,800	$3.40	22d	2	0.60mi
1770 E Las Olas Blvd #505 Fort Lauderdale, FL	2.0	2.0	1030	$2,800	$2.72	24d	1	0.61mi
112 N Birch Rd #202 Fort Lauderdale, FL	2.0	2.0	1147	$3,000	$2.62	24d	1	0.63mi
151 N Seabreeze Blvd Unit 703 Fort Lauderdale, FL	3.0	3.0	1682	$9,500	$5.65	13d	1	0.68mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	24d	1	0.68mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	5d	1	0.68mi
153 N Seabreeze Blvd #703 Fort Lauderdale, FL	2.0	2.5	1416	$9,990	$7.06	11d	1	0.72mi
1205 Seabreeze Blvd #1205 Fort Lauderdale, FL	3.0	3.0	1789	$10,500	$5.87	3d	1	0.75mi
209 N Beach Blvd Unit 12E Fort Lauderdale, FL	2.0	2.0	910	$4,700	$5.16	1d	1	0.77mi
209 N Beach Blvd Unit 12E Fort Lauderdale, FL	2.0	2.0	910	$4,700	$5.16	24d	1	0.77mi
209 N Beach Blvd Unit 5B Fort Lauderdale, FL	2.0	2.0	1450	$7,000	$4.83	21d	1	0.77mi
209 N Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0	2.0	1000	$4,600	$4.60	24d	1	0.77mi
180 Isle of Venice Dr Fort Lauderdale, FL	2.0	2.0	1140	$4,025	$3.53	24d	2	0.78mi
2908 Bayshore Dr Unit 1541799P Fort Lauderdale, FL	2.0	2.0	1862	$5,415	$2.91	15d	1	0.78mi
336 N Birch Rd Unit PH Fort Lauderdale, FL	2.0	2.0	1411	$4,300	$3.05	22d	1	0.80mi
15 S Victoria Park Rd Fort Lauderdale, FL	2.0	2.0	1651	$4,200	$2.54	8d	1	0.81mi
3000 Holiday Dr #1803 Fort Lauderdale, FL	2.0	2.0	1627	$4,500	$2.77	3d	1	0.81mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,250	$2.57	5d	2	0.82mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,125	$2.50	24d	3	0.82mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,000	$6.42	1d	11	0.82mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,100	$6.49	19d	13	0.82mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,000	$6.42	2d	11	0.82mi
511 Bayshore Dr #206 Fort Lauderdale, FL	1.0	1.5	928	$3,000	$3.23	24d	1	0.82mi
405 Hendricks Isle Fort Lauderdale, FL	2.0	2.0	1300	$4,000	$3.08	24d	1	0.84mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,972	$7.38	18d	4	0.92mi
3101 Bayshore Dr #1409 Fort Lauderdale, FL	2.0	2.0	1255	$9,995	$7.96	24d	1	0.92mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	982	$9,995	$10.18	12d	6	0.92mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1215	$9,995	$8.22	24d	5	0.92mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,242	$6.78	8d	5	0.92mi
524 Orton Ave Fort Lauderdale, FL	2.0	2.0	927	$2,798	$3.02	2d	2	0.92mi
219 NE 17th Ave Fort Lauderdale, FL	2.0	2.0	1346	$4,950	$3.68	18d	1	0.94mi
219 NE 17th Ave Fort Lauderdale, FL	2.0	2.0	1346	$4,950	$3.68	24d	1	0.94mi

HOA detail condo

• Monthly dues: $699 · $8,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $374,900 Active 336 DOM
2. 2026-06-17
   days on market $374,900 Active 335 DOM
3. 2026-06-16
   days on market $374,900 Active 334 DOM
4. 2026-06-15
   days on market $374,900 Active 333 DOM
5. 2026-06-13
   days on market $374,900 Active 331 DOM
6. 2026-06-09
   days on market $374,900 Active 327 DOM
7. 2026-06-07
   days on market $374,900 Active 325 DOM
8. 2026-06-04
   days on market $374,900 Active 322 DOM
9. 2026-06-03
   days on market $374,900 Active 321 DOM
10. 2026-06-02
    days on market $374,900 Active 320 DOM
11. 2026-06-01
    days on market $374,900 Active 319 DOM
12. 2026-05-31
    days on market $374,900 Active 318 DOM
13. 2026-05-19
    price $374,900
14. 2025-07-16
    listed $395,000 Active

ⓘ 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: $7,041 · $587/mo
• Projected year-2 tax: $7,041 · $587/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $58,511
• − Mortgage interest: −$21,000
• − Property taxes: −$7,041
• − Insurance: −$6,993
• − Repairs & maintenance: −$4,681
• − Management: −$4,681
• − HOA: −$8,388
• − Depreciation: −$10,906
• Taxable loss: −$5,179
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $1,453/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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

-5.1% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $374,900 MARMLS
• 2025-07-16 Listed $395,000 MARMLS

Property tax history

+6.3%/yr

Latest (2025): $7,041 · +8.1% YoY. Source: county tax records.