1708 NW 15th St · Fort Lauderdale, FL 33311

$155,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 9 Days on market

Built 1952 8,622 sqft lot

---

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 +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NO CALLS PLZ. Unapproved short sale. Full renovation project. The property features a functional layout with a covered carport and outdoor space but requires significant repairs and updates throughout and is being sold strictly as-is. Interior condition reflects deferred maintenance, including visible water staining, possible moisture intrusion, and outdated kitchen and bathroom finishes that will need complete renovation. Walls, ceilings, and flooring will require repair or replacement. Exterior shows wear, including aging stucco and paint, and the roof and major systems — plumbing, electrical, and HVAC — should be inspected as condition is unknown. Property may have mold and w

Key facts

• 8,622 sq ft lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Cap rate 15.4% 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 (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,726/mo this rent would consume 61% of the median local household income ($54k/yr) (locally 5068% 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 $1k of loan paydown is wiped out by about $5k 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 + 2.8% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $155k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.47%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $420,576
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 NW 19th Ave	0.21mi	3/2.0	1,193 (-4%)	14mo	$466,300	$391	67
1109 NW 15th Ave	0.48mi	3/2.0	1,291 (+3%)	4mo	$439,000	$340	65
1031 NW 13th St	0.53mi	3/2.0	1,336 (+7%)	1mo	$430,000	$322	58
1709 NW 14th St	0.09mi	3/2.0	1,118 (-10%)	24mo	$399,000	$357	54
—	0.69mi	3/2.0	1,344 (+8%)	2mo	$390,000	$290	49
1536 NW 15th Ave	0.27mi	4/2.0 (+1)	1,344 (+8%)	20mo	$400,000	$298	49
1000 NW 13th St	0.61mi	4/2.0 (+1)	1,378 (+10%)	8mo	$465,000	$337	39
2641 NW 15th St	0.73mi	3/2.0	1,188 (-5%)	19mo	$400,000	$337	38
1171 NW 19th St	0.70mi	3/2.0	1,354 (+8%)	22mo	$375,000	$277	31
1018 NW 13th Ct	0.55mi	4/2.0 (+1)	1,411 (+13%)	18mo	$373,000	$264	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.13×
• Total profit: $49,071
• Equity at exit: $23,111

10-year hold

• IRR: 34.7%
• Equity multiple: 4.15×
• Total profit: $136,531
• Equity at exit: $13,402

Cash invested: $43,400 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,726 high
• Mortgage (P&I): −$813
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $1,175

Break-even live

Break-even rent $1,240

Max offer price $155,000

Occupancy floor 52%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1608 NW 16th St Fort Lauderdale, FL	4.0	2.0	1382	$2,830	$2.05	3d	1	0.20mi
1531 NW 15th Ave Fort Lauderdale, FL	3.0	1.0	960	$3,500	$3.65	4d	1	0.22mi
1600 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	2d	1	0.22mi
1859 Lauderdale Manor Dr Fort Lauderdale, FL	4.0	2.0	1178	$2,965	$2.52	24d	1	0.30mi
1733 NW 18th St Fort Lauderdale, FL	2.0	2.0	967	$3,300	$3.41	7d	1	0.36mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	24d	1	0.51mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	24d	1	0.51mi
1203 Chateau Park Dr Fort Lauderdale, FL	2.0	1.0	1104	$2,000	$1.81	15d	1	0.53mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	5d	1	0.54mi
1325 NW 11th Ct Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	0.54mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	24d	1	0.54mi
1480 NW 19th Ct Unit 2 Fort Lauderdale, FL	2.0	2.0	950	$1,850	$1.95	24d	1	0.55mi
1901 NW 14th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	24d	1	0.57mi
1901 NW 14th Ave Unit A Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	24d	1	0.57mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$4,300	$3.03	24d	1	0.57mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$3,750	$2.65	5d	1	0.57mi
1325 NW 11th St Unit 1325 Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	0.58mi
1306 NW 11th Ct Fort Lauderdale, FL	2.0	1.0	950	$1,827	$1.92	20d	1	0.58mi
1471 NW 20th St Unit A Fort Lauderdale, FL	2.0	2.0	1100	$2,200	$2.00	24d	1	0.62mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	24d	1	0.64mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	24d	1	0.67mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	20d	1	0.70mi
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	24d	1	0.70mi
2601 NW 15th Ct Unit 1545926P Fort Lauderdale, FL	4.0	3.0	1431	$6,290	$4.40	15d	1	0.71mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.71mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	20d	1	0.72mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	11d	1	0.77mi
1441 NW 22nd St Apt 20 Fort Lauderdale, FL	2.0	1.0	1207	$1,615	$1.34	5d	1	0.78mi
1441 NW 22nd St Fort Lauderdale, FL	2.0	1.0	1000	$1,599	$1.60	3d	1	0.78mi
1541 NW 8th Ave Unit 1541 Fort Lauderdale, FL	2.0	1.0	700	$1,975	$2.82	24d	1	0.79mi
1329 NW 8th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1134	$2,350	$2.07	11d	1	0.79mi
1491 NW 22nd Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	825	$1,550	$1.88	24d	1	0.80mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	24d	1	0.82mi
1414 NW 8th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1300	$2,300	$1.77	24d	1	0.82mi
839 NW 14th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	850	$1,950	$2.29	17d	1	0.82mi
1312 NW 8th Ave Fort Lauderdale, FL	2.0	1.0	800	$1,999	$2.50	4d	1	0.84mi
1312 NW 8th Ave Fort Lauderdale, FL	2.0	1.0	800	$1,950	$2.44	3d	1	0.84mi
1335 NW 7th Ter Fort Lauderdale, FL	3.0	1.5	1200	$2,550	$2.12	2d	1	0.85mi
1621 NW 7th Ter Unit B Fort Lauderdale, FL	2.0	1.0	1344	$2,300	$1.71	24d	1	0.86mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	24d	1	0.86mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-04-18
   historical Active Under Contract
3. 2026-04-09
   listed $155,000 Active
4. 1978-06-01
   soldstatus $28,000
5. 1965-08-01
   soldstatus $12,600

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$63/yr (+$5/mo · 5.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $32,717
• − Mortgage interest: −$8,682
• − Property taxes: −$1,223
• − Insurance: −$775
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − Depreciation: −$4,509
• Taxable income: $12,292
• Est. tax owed @ 24.0%: −$2,950
• After-tax cash flow: $11,144/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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 Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+1130.2% since first listed

5 events — show timeline

• 2026-04-25 Pending — MARMLS
• 2026-04-18 Contingent — MARMLS
• 2026-04-09 Listed $155,000 MARMLS
• 1978-06-01 Sold (Public Records) $28,000 Public Records
• 1965-08-01 Sold (Public Records) $12,600 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,223 · +12.3% YoY. Source: county tax records.