1711 NW 26th Ave · Fort Lauderdale, FL 33311

$279,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 48 Days on market

Built 1961 6,500 sqft lot Est $338k · 17% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 1-bath home in Ft. Lauderdale on a 6,500 sq ft lot with solid structure and great bones. This property offers clear value-add potential for buyers looking to renovate, expand, or customize to their needs. The spacious lot provides plenty of backyard space for outdoor living, entertaining, or future improvements. No HOA gives flexibility. Ideal for investors seeking their next project or families looking to create a long-term home with upside. A great opportunity to walk into equity in a well-located area. Conveniently located with quick access to the Turnpike and major highways

Key facts

• Value-add potential
• Spacious lot
• Quick access

Tags

• VALUE-ADD POTENTIAL
• SPACIOUS LOT
• BACKYARD SPACE
• NO HOA
• QUICK ACCESS

Property features AI

Exterior

• Parking: Driveway; Carport with 1 covered space
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east
• Construction: Block construction; Shingle roof; Built (effective year built)
• Exterior features: Room for pool; Less than quarter acre lot

Interior

• Bedrooms: Other room type noted
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (11.4% below list).
• Recommended offer: $247k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• 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 $2,472/mo this rent would consume 55% 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 $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 48 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $279k implies a 3170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,242 (11.4% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $337,625
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 NW 16th St	0.17mi	3/1.0	918 (-1%)	16mo	$334,999	$365	78
2337 NW 15th Ct	0.31mi	3/1.0	861 (-7%)	16mo	$355,000	$412	60
1859 NW 16th Ct	0.65mi	3/1.0	912 (-1%)	11mo	$319,900	$351	58
2880 NW 12th Ct	0.59mi	2/1.0 (-1)	1,014 (+10%)	6mo	$300,000	$296	46

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-27,996
• Equity at exit: $41,600

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-4,072
• Equity at exit: $24,123

Cash invested: $78,120 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $281

Break-even live

Break-even rent $2,117

Max offer price $279,000

Occupancy floor 84%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	20d	1	0.12mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	24d	1	0.28mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	24d	1	0.29mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.31mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	24d	1	0.31mi
2417 NW 20th St Unit 1 Fort Lauderdale, FL	2.0	1.0	649	$1,700	$2.62	8d	1	0.34mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	21d	1	0.37mi
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	24d	1	0.37mi
2740 NW 21st St Unit 1261589P Fort Lauderdale, FL	3.0	2.0	1097	$3,396	$3.10	24d	1	0.37mi
2111 NW 26th Ave Unit 2111 Fort Lauderdale, FL	3.0	1.0	880	$2,200	$2.50	24d	1	0.38mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,700	$3.07	2d	1	0.38mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,590	$2.94	2d	1	0.38mi
2451 NW 13th Ct Fort Lauderdale, FL	2.0	1.0	600	$1,650	$2.75	24d	1	0.39mi
2349 NW 13th Ct Unit 2349 Fort Lauderdale, FL	2.0	1.0	572	$1,750	$3.06	24d	1	0.44mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	24d	1	0.50mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,600	$2.84	15d	1	0.51mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,400	$2.62	8d	1	0.51mi
2730 NW 23rd St Fort Lauderdale, FL	4.0	2.0	1100	$2,790	$2.54	2d	1	0.51mi
3048 NW 20th St Unit n/a Fort Lauderdale, FL	3.0	2.0	1107	$2,800	$2.53	24d	1	0.58mi
2721 NW 25th St Fort Lauderdale, FL	3.0	2.0	1015	$3,000	$2.96	2d	1	0.68mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	24d	1	0.75mi
1733 NW 18th St Fort Lauderdale, FL	2.0	2.0	967	$3,300	$3.41	8d	1	0.75mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	24d	1	0.79mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	11d	1	0.87mi
1531 NW 15th Ave Fort Lauderdale, FL	3.0	1.0	960	$3,500	$3.65	5d	1	0.91mi
2617 NW 19th Ave Unit F Oakland Park, FL	2.0	1.0	792	$2,100	$2.65	24d	1	0.91mi
2500 NW 9th Ct Fort Lauderdale, FL	3.0	2.0	780	$2,375	$3.04	20d	1	0.91mi
1480 NW 19th Ct Unit 2 Fort Lauderdale, FL	2.0	2.0	950	$1,850	$1.95	24d	1	0.98mi
2620 NW 18th Ter #3 Oakland Park, FL	2.0	1.0	744	$2,000	$2.69	24d	1	1.00mi
2121 NW 28th St Oakland Park, FL	3.0	1.0	1047	$2,295	$2.19	22d	1	1.01mi
1471 NW 20th St Unit A Fort Lauderdale, FL	2.0	2.0	1100	$2,200	$2.00	24d	1	1.02mi
2632 NW 18th Ter Unit 2638 Oakland Park, FL	3.0	1.0	1000	$2,290	$2.29	24d	1	1.03mi
2725 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	990	$2,250	$2.27	24d	1	1.05mi
1901 NW 14th Ave Unit A Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	24d	1	1.05mi
1901 NW 14th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	24d	1	1.05mi
1491 NW 22nd Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	825	$1,550	$1.88	24d	1	1.08mi
2830 Somerset Dr Lauderdale Lakes, FL	2.0	2.0	1010	$1,925	$1.91	11d	2	1.08mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	1.11mi
1441 NW 22nd St Fort Lauderdale, FL	2.0	1.0	1000	$1,599	$1.60	3d	1	1.13mi
2800 Somerset Dr Unit 418J Lauderdale Lakes, FL	2.0	2.0	1010	$1,800	$1.78	15d	1	1.16mi

Listing history 11 events

1. 2026-06-09
   days on market $279,000 Active 48 DOM
2. 2026-06-08
   days on market $279,000 Active 47 DOM
3. 2026-06-07
   days on market $279,000 Active 46 DOM
4. 2026-06-04
   days on market $279,000 Active 43 DOM
5. 2026-06-03
   days on market $279,000 Active 42 DOM
6. 2026-06-02
   pricedays on market $279,000 Active 41 DOM
7. 2026-06-01
   days on market $299,000 Active 40 DOM
8. 2026-05-31
   days on market $299,000 Active 39 DOM
9. 2026-05-22
   price $299,000
10. 2026-04-21
    listed $319,000 Active
11. 1961-08-01
    soldstatus $8,533

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $2,316 · $193/mo
• Expected delta: +$1,198/yr (+$100/mo · 107.2%)

ⓘ 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
• 💨 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: $29,669
• − Mortgage interest: −$15,628
• − Property taxes: −$1,117
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$8,116
• Taxable loss: −$1,335
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $3,689/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

+3404.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $299,000 MARMLS
• 2026-04-21 Listed $319,000 MARMLS
• 1961-08-01 Sold (Public Records) $8,533 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,117 · +15.2% YoY. Source: county tax records.