4525 NE 21st Ave #7 · Fort Lauderdale, FL 33308

$179,000

1 bd · 1.0 ba · 605 sqft · Condo public records · 70 Days on market

Built 1962 $410/mo HOA · 14% of rent ↓ 3% since listing

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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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

Beautiful and pristinely renovated unit in a safe and quiet neighborhood of Lauderdale by the Sea. In the morning, the unit has a lovely shimmer in the front windows from the sun reflecting off of the pool. ----- Building has laundry room on first floor in the back ----- Tenant month to month occupied and willing to sign 1 year new lease upon sale. Use ShowingTime to request appointments for M-F 10AM-2PM, while tenant is at work.

Key facts

• Large storage closet
• Move in ready
• $410 HOA

Tags

• LARGE STORAGE CLOSET
• TANKLESS WATER HEATER
• MOVE IN READY

Property features AI

Finance

• Other: Pets allowed with breed restrictions; Directions: Commercial Blvd to NE 48th Street to NE 21st Ave. Building on right.
• HOA & community: HOA with monthly fee (includes maintenance of structure, common areas, and pool service); Community pool; Monthly HOA fee: $410

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Electric power; Central heating and cooling
• Home design: Condominium; Resale; 2-story building; Entry on second floor
• Construction: Block construction; Built as part of a multi-story building
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Electric range
• Bedrooms: 1 bedroom (main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Electric range; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Bennett Elementary School (math 32% / reading 42%, grade F, #1,609 of 2,144 statewide, top 77%, 329 students, 80% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 746 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 37% 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 $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 + 3.6% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $155k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.63% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 5.1

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $8,243
• Equity at exit: $26,689

10-year hold

• IRR: 14.6%
• Equity multiple: 2.23×
• Total profit: $61,499
• Equity at exit: $15,477

Cash invested: $50,120 (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 33308

• Rents YoY: 3.6%
• Active inventory: 746
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,922 high
• Mortgage (P&I): −$939
• Tax from tax record: −$335 /mo · $4,021/yr
• Insurance: −$75
• HOA: −$410
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $550

Break-even live

Break-even rent $2,226

Max offer price $179,000

Occupancy floor 76%

Sensitivity live

Price	-10% $651	-5% $601	+0% $550	+5% $499	+10% $449
Rent	-10% $319	-5% $434	+0% $550	+5% $665	+10% $781
Rate	-1.0pp $640	-0.5pp $595	base $550	+0.5pp $503	+1.0pp $456

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	0d	57	1.03mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$2,677	$3.63	0d	11	1.18mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	0d	41	1.20mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	6d	2	1.34mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	6d	3	1.34mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $179,000 Active 70 DOM
2. 2026-06-18
   days on market $179,000 Active 67 DOM
3. 2026-06-17
   days on market $179,000 Active 66 DOM
4. 2026-06-16
   days on market $179,000 Active 65 DOM
5. 2026-06-15
   days on market $179,000 Active 64 DOM
6. 2026-06-13
   days on market $179,000 Active 62 DOM
7. 2026-06-09
   days on market $179,000 Active 58 DOM
8. 2026-06-08
   days on market $179,000 Active 57 DOM
9. 2026-06-07
   days on market $179,000 Active 56 DOM
10. 2026-06-04
    days on market $179,000 Active 53 DOM
11. 2026-06-03
    days on market $179,000 Active 52 DOM
12. 2026-06-02
    days on market $179,000 Active 51 DOM
13. 2026-06-01
    days on market $179,000 Active 50 DOM
14. 2026-05-31
    days on market $179,000 Active 49 DOM
15. 2026-05-10
    status Active
16. 2026-04-08
    historical
17. 2026-03-06
    listed $179,000 Active
18. 2023-09-15
    historical $1,550
19. 2023-09-12
    listed $1,550
20. 2021-12-30
    soldstatus $155,000
21. 2021-12-10
    soldstatus $155,000 Closed 433-char remark

    Show marketing remark (433 chars)

    Beautiful and pristinely renovated unit in a safe and quiet neighborhood of Lauderdale by the Sea. In the morning, the unit has a lovely shimmer in the front windows from the sun reflecting off of the pool. ----- Building has laundry room on first floor in the back ----- Tenant month to month occupied and willing to sign 1 year new lease upon sale. Use ShowingTime to request appointments for M-F 10AM-2PM, while tenant is at work.

22. 2021-11-19
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Beautiful and pristinely renovated unit in a safe and quiet neighborhood of Lauderdale by the Sea. In the morning, the unit has a lovely shimmer in the front windows from the sun reflecting off of the pool. ----- Building has laundry room on first floor in the back ----- Tenant month to month occupied and willing to sign 1 year new lease upon sale. Use ShowingTime to request appointments for M-F 10AM-2PM, while tenant is at work.

23. 2021-11-13
    historical Active Under Contract 433-char remark

    Show marketing remark (433 chars)

    Beautiful and pristinely renovated unit in a safe and quiet neighborhood of Lauderdale by the Sea. In the morning, the unit has a lovely shimmer in the front windows from the sun reflecting off of the pool. ----- Building has laundry room on first floor in the back ----- Tenant month to month occupied and willing to sign 1 year new lease upon sale. Use ShowingTime to request appointments for M-F 10AM-2PM, while tenant is at work.

24. 2021-11-09
    listed $145,000 Active 433-char remark

    Show marketing remark (433 chars)

    Beautiful and pristinely renovated unit in a safe and quiet neighborhood of Lauderdale by the Sea. In the morning, the unit has a lovely shimmer in the front windows from the sun reflecting off of the pool. ----- Building has laundry room on first floor in the back ----- Tenant month to month occupied and willing to sign 1 year new lease upon sale. Use ShowingTime to request appointments for M-F 10AM-2PM, while tenant is at work.

25. 2011-08-23
    soldstatus $58,000 263-char remark

    Show marketing remark (263 chars)

    Cozy 1 bed 1 bath condo east of us-1, and also is close to the beach. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down!!! This property is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Fina ncing.

26. 2011-01-25
    historical
27. 2010-11-02
    listed $64,900
28. 2005-11-29
    soldstatus $185,000

ⓘ 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: $4,021 · $335/mo
• Projected year-2 tax: $4,021 · $335/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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,062
• − Mortgage interest: −$10,027
• − Property taxes: −$4,021
• − Insurance: −$895
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − HOA: −$4,920
• − Depreciation: −$5,207
• Taxable income: $4,382
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $5,547/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

-3.2% since first listed

14 events — show timeline

• 2026-05-10 Relisted — Beaches MLS
• 2026-04-08 Listing Removed — Beaches MLS
• 2026-03-06 Listed $179,000 Beaches MLS
• 2023-09-15 Rental Removed $1,550 Avail
• 2023-09-12 Listed for Rent $1,550 Avail
• 2021-12-30 Sold (Public Records) $155,000 Public Records
• 2021-12-10 Sold (MLS) $155,000 MARMLS
• 2021-11-19 Pending — MARMLS
• 2021-11-13 Contingent — MARMLS
• 2021-11-09 Listed $145,000 MARMLS
• 2011-08-23 Sold (MLS) $58,000 MARMLS
• 2011-01-25 Listing Removed — RIS
• 2010-11-02 Listed $64,900 RIS
• 2005-11-29 Sold (Public Records) $185,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $4,021 · +7.7% YoY. Source: county tax records.