🏷️ Likely Rental
1821 NE 62nd St #431 · Fort Lauderdale, FL
Flood risk 4/10 · Minor
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.13%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 6 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Livability +4.1/5.0
- Schools +3.9/10.0
- Condition / age +3.8/5.0
- Rent growth +3.4/5.0
- Appreciation +0.0/10.0
$147,900
1821 NE 62nd St #431 · Fort Lauderdale, FL 33308
2 bd · 1.0 ba · 950 sqft · Condo
public records
· 157 Days on market
Built 1966
$156/sqft
· 30% below area
Est $210k · 30% under
$652/mo HOA · 20% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This immaculate 2-bedroom, 1-bathroom unit in the prestigious Imperial Point neighborhood is move-in ready. Located just 10 minutes from Fort Lauderdale Beach with easy access to I-95, it offers a peaceful lifestyle with all ages welcome. The co-op is cash only, with no renting allowed for the first 2 years of ownership. The unit features several community updates new A/C Towers in 2022, and a new roof added in 2023. Community amenities include a swimming pool, BBQ area, clubhouse, library, and laundry facilities. The HOA requires a 650 credit score, and maintenance fees are slightly increased until the end of 2024. Countless options for food shopping, and restaurants.
Key facts
- New a/c towers
- Clubhouse
- Swimming pool
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏷️ Possibly a rental listed for sale. The $147,900 price
doesn't fit this home's estimated sale value (~$210,237)
and the remarks read like a rental — treat the cards below with caution.
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath condo listed at $148k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $844 ($10k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $148k).
- Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
- Cap rate 13.1% vs local median 2.1% 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+3.6%/yr); 985 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 41% 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 $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 157 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 20% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$130,152
(12.0% below list)
Questions for the listing agent
- It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 2.20% ✓
- Cap rate
- 13.14%
- Cash-on-cash
- 24.46%
- DSCR
- 2.09
- GRM
- 3.8
CMA / ARV
- ARV (median comp)
- $210,237
- List price
- $147,900
- Delta
- -29.65%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 140 Cypress Club Dr #422 | 0.36mi | 2/2.0 | 966 (+2%) | 2mo | $245,000 | $254 | 75 |
| 5218 NE 6th Ave Unit G2 | 1.27mi | 2/2.0 | 920 (-3%) | 1mo | $160,000 | $174 | 55 |
| 1145 S Flagler Ave #501 | 0.92mi | 2/2.0 | 905 (-5%) | 0mo | $140,000 | $155 | 53 |
| 935 SE 9th Ave #16 | 1.42mi | 2/2.0 | 1,000 (+5%) | 0mo | $270,000 | $270 | 52 |
| 2180 NE 67th St #721 | 0.70mi | 2/1.5 | 875 (-8%) | 1mo | $150,000 | $171 | 51 |
| 2220 NE 68th St #1012 | 0.78mi | 2/2.0 | 875 (-8%) | 0mo | $195,000 | $223 | 47 |
| 3200 Port Royale Dr N #910 | 1.37mi | 1/1.5 (-1) | 1,005 (+6%) | 1mo | $235,000 | $234 | 47 |
| 3200 Port Royale Dr N #1404 | 1.37mi | 1/1.5 (-1) | 1,005 (+6%) | 1mo | $300,000 | $299 | 47 |
| 4800 Bayview Dr #402 | 1.44mi | 2/2.0 | 1,032 (+9%) | 1mo | $300,000 | $291 | 46 |
| 2121 NE 68th St #209 | 0.60mi | 2/2.0 | 1,100 (+16%) | 1mo | $230,000 | $209 | 42 |
| 708 SE 7th Ave #8 | 1.48mi | 2/2.0 | 1,100 (+16%) | 1mo | $199,000 | $181 | 35 |
| 2220 NE 68 St #1007 | 0.78mi | 1/1.5 (-1) | 756 (-20%) | 2mo | $137,500 | $182 | 32 |
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 · 3.63% rent growth · sell at horizon
5-year hold
- IRR
- 19.0%
- Equity multiple
- 1.78×
- Total profit
- $32,345
- Equity at exit
- $22,052
10-year hold
- IRR
- 28.0%
- Equity multiple
- 3.61×
- Total profit
- $107,942
- Equity at exit
- $12,788
Cash invested: $41,412 (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.
Active competition Active MLS
- For sale now
- 4 active · 3 under contract
- Median asking
- $214,450 ($217/sqft)
- Median days on market
- 83 d
- This list price
- 25% of active listings are priced below it
- ARV vs active asking
- +1.8% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33308
- Rents YoY
- 3.6%
- Active inventory
- 985
- Price-to-rent
- 3.8×
Monthly cashflow live
↻
- Estimated rent
- $3,247 high interval (Pro) →
- Mortgage (P&I)
- −$776
- Tax from tax record
- −$231 /mo · $2,778/yr
- Insurance
- −$62
- HOA
- −$652
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$682
- Net cashflow
- $844
Break-even live
Break-even rent
$2,178
Max offer price
$147,900
Occupancy floor
69%
Sensitivity live
| Price | -10% $928 | -5% $886 | +0% $844 | +5% $802 | +10% $760 |
|---|---|---|---|---|---|
| Rent | -10% $588 | -5% $716 | +0% $844 | +5% $972 | +10% $1,101 |
| Rate | -1.0pp $919 | -0.5pp $882 | base $844 | +0.5pp $806 | +1.0pp $767 |
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
- $36,975
- Closing costs
- $4,437
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 26 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 5340 NE 17th Ter Unit 1-2 Fort Lauderdale, FL | 3.0 | 3.0 | 1050 | $3,900 | $3.71 | 69d | 1 | 0.69mi |
| 160 SE 12th St Pompano Beach, FL | 2.0 | 2.0 | 950 | $5,390 | $5.67 | 120d | 1 | 0.74mi |
| 1240 SW 3rd Ter Pompano Beach, FL | 3.0 | 2.0 | 1037 | $3,800 | $3.66 | 50d | 1 | 0.76mi |
| 1156 SW 4th Ave Pompano Beach, FL | 2.0 | 1.0 | 945 | $3,300 | $3.49 | 101d | 1 | 0.83mi |
| 1400 NE 54th St Fort Lauderdale, FL | 2.0–3.0 | 2.0–3.0 | 1352 | $2,950 | $2.18 | 19d | 2 | 0.84mi |
| 1400 NE 54th St #107 Fort Lauderdale, FL | 2.0 | 2.0 | 952 | $2,950 | $3.10 | 11d | 1 | 0.84mi |
| 2400 NE 65th St Fort Lauderdale, FL | 1.0–3.0 | 1.0–2.0 | 1092 | $3,518 | $3.22 | 0d | 21 | 0.84mi |
| 1621 S Dixie Hwy Unit 2f Pompano Beach, FL | 2.0 | 2.0 | 1098 | $3,000 | $2.73 | 86d | 1 | 0.86mi |
| 1611 NE 50th Ct Unit 1 Fort Lauderdale, FL | 2.0 | 2.0 | 825 | $3,000 | $3.64 | 86d | 1 | 0.96mi |
| 1631 S Federal Hwy Pompano Beach, FL | 1.0–3.0 | 1.0–2.0 | 1092 | $2,686 | $2.46 | 0d | 16 | 0.97mi |
| 571 NE 61st St Oakland Park, FL | 3.0 | 2.0 | 906 | $3,300 | $3.64 | 64d | 1 | 1.08mi |
| 540 NE 61st St Oakland Park, FL | 3.0 | 2.0 | 1000 | $3,200 | $3.20 | 34d | 1 | 1.09mi |
| 540 NE 61st St Oakland Park, FL | 3.0 | 2.0 | 1000 | $3,600 | $3.60 | 84d | 1 | 1.09mi |
| 540 NE 59th Ct Oakland Park, FL | 3.0 | 2.0 | 964 | $3,400 | $3.53 | 84d | 1 | 1.13mi |
| 6407 Bay Club Dr #1 Fort Lauderdale, FL | 1.0 | 1.5 | 850 | $3,000 | $3.53 | 31d | 1 | 1.19mi |
| 3101 Port Royale Blvd Fort Lauderdale, FL | 1.0–2.0 | 1.0–2.0 | 752 | $2,865 | $3.81 | 35d | 20 | 1.25mi |
| 2901 NE 51st St #3 Fort Lauderdale, FL | 2.0 | 2.0 | 800 | $2,900 | $3.62 | 2d | 1 | 1.26mi |
| 5310 NE 6th Ave Fort Lauderdale, FL | 3.0 | 2.0 | 1100 | $3,000 | $2.73 | 86d | 1 | 1.28mi |
| 5841 NE 3rd Ave Fort Lauderdale, FL | 3.0 | 2.0 | 834 | $3,200 | $3.84 | 120d | 1 | 1.34mi |
| 5841 NE 3rd Ave Oakland Park, FL | 3.0 | 2.0 | 834 | $3,500 | $4.20 | 45d | 1 | 1.34mi |
| 441 SE 1st Ave #2 Pompano Beach, FL | 2.0 | 1.0 | 850 | $2,250 | $2.65 | 72d | 1 | 1.39mi |
| 4800 Bayview Dr #303 Fort Lauderdale, FL | 2.0 | 2.0 | 1032 | $3,500 | $3.39 | 120d | 1 | 1.44mi |
| 412 S Cypress Rd #225 Pompano Beach, FL | 1.0 | 1.5 | 756 | $1,680 | $2.22 | 19d | 1 | 1.45mi |
| 6500 N Andrews Ave Fort Lauderdale, FL | 1.0–2.0 | 1.0–2.0 | 1033 | $3,591 | $3.48 | 0d | 20 | 1.45mi |
| 5100 DuPont Blvd Unit 10N Fort Lauderdale, FL | 2.0 | 2.5 | 1079 | $6,000 | $5.56 | 55d | 1 | 1.46mi |
| 3333 Port Royale Dr S Fort Lauderdale, FL | 3.0 | 1.0–2.0 | 1070 | $3,698 | $3.46 | 0d | 34 | 1.46mi |
Property features AI
Finance
- HOA & community
- Has associationMonthly HOA feeAssociation amenities: Picnic area, Pool, Community roomHOA covers maintenance (grounds & structure), pest control, sewer, trash, water, pool service
Exterior
- Security
- Smoke detectors
- Utilities
- Water (included in association)Sewer (included in association)Trash (included in association)Pool service (included in association)
- Home design
- Stock cooperativeResale propertySecond-floor entryEast-facing
- Construction
- Block construction2-story building
- Exterior features
- DeckNot waterfront
Interior
- Kitchen
- Electric rangeDisposalRefrigerator
- Bedrooms
- 1 bedroom (main level)
- Flooring
- Laminate
- Bathrooms
- 1 full bathroom (main level)
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- DisposalElectric rangeRefrigerator
HOA detail $652/mo · $7,824/yr condo
- Likely covers
- pool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-15days on market $147,900 Active 157 DOM
-
2026-08-14days on market $147,900 Active 156 DOM
-
2026-08-13days on market $147,900 Active 155 DOM
-
2026-08-12days on market $147,900 Active 154 DOM
-
2026-08-11days on market $147,900 Active 153 DOM
-
2026-08-10days on market $147,900 Active 152 DOM
-
2026-08-09days on market $147,900 Active 151 DOM
-
2026-08-08days on market $147,900 Active 150 DOM
-
2026-08-06days on market $147,900 Active 148 DOM
-
2026-08-05days on market $147,900 Active 147 DOM
-
2026-08-03days on market $147,900 Active 145 DOM
-
2026-07-31days on market $147,900 Active 142 DOM
-
2026-07-28days on market $147,900 Active 139 DOM
-
2026-07-24days on market $147,900 Active 135 DOM
-
2026-07-23days on market $147,900 Active 134 DOM
-
2026-07-22days on market $147,900 Active 133 DOM
-
2026-07-21days on market $147,900 Active 132 DOM
-
2026-07-20days on market $147,900 Active 131 DOM
-
2026-07-16days on market $147,900 Active 127 DOM
-
2026-07-15days on market $147,900 Active 126 DOM
-
2026-07-14days on market $147,900 Active 125 DOM
-
2026-07-13days on market $147,900 Active 124 DOM
-
2026-07-13days on market $147,900 Active 123 DOM
-
2026-07-11days on market $147,900 Active 122 DOM
-
2026-07-10days on market $147,900 Active 121 DOM
-
2026-07-10days on market $147,900 Active 120 DOM
-
2026-07-07days on market $147,900 Active 118 DOM
-
2026-07-06days on market $147,900 Active 117 DOM
-
2026-07-06days on market $147,900 Active 116 DOM
-
2026-07-03days on market $147,900 Active 114 DOM
-
2026-07-02days on market $147,900 Active 113 DOM
-
2026-07-01days on market $147,900 Active 112 DOM
-
2026-06-30days on market $147,900 Active 111 DOM
-
2026-06-29days on market $147,900 Active 110 DOM
-
2026-06-28days on market $147,900 Active 109 DOM
-
2026-06-27days on market $147,900 Active 108 DOM
-
2026-06-26days on market $147,900 Active 107 DOM
-
2026-06-24days on market $147,900 Active 105 DOM
-
2026-06-22days on market $147,900 Active 103 DOM
-
2026-06-21days on market $147,900 Active 102 DOM
-
2026-06-18days on market $147,900 Active 99 DOM
-
2026-06-17days on market $147,900 Active 98 DOM
-
2026-06-16days on market $147,900 Active 97 DOM
-
2026-06-15days on market $147,900 Active 96 DOM
-
2026-06-13days on market $147,900 Active 94 DOM
-
2026-06-09days on market $147,900 Active 90 DOM
-
2026-06-07days on market $147,900 Active 88 DOM
-
2026-06-04days on market $147,900 Active 85 DOM
-
2026-06-03days on market $147,900 Active 84 DOM
-
2026-06-02days on market $147,900 Active 83 DOM
ⓘ 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
- $2,778 · $231/mo
- Projected year-2 tax
- $2,778 · $231/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 9/10 Extreme 6 d/yr ≥106°F today · 22 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $38,959
- − Mortgage interest
- −$8,285
- − Property taxes
- −$2,778
- − Insurance
- −$740
- − Repairs & maintenance
- −$3,117
- − Management
- −$3,117
- − HOA
- −$7,824
- − Depreciation
- −$4,303
- Taxable income
- $8,797
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,111
- After-tax cash flow
- $8,018/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.
Condition & rehab AI · 9 photos
75/100
Cosmetic rehab
Est. rehab $4,750–$14,250 screening
This move-in ready townhouse in the Imperial Point neighborhood offers a good condition with some cosmetic updates needed, particularly in the kitchen. Freshening up the paint and replacing the cabinets would significantly enhance its value.
Components & finishes AI
Flooring tile
Repairs flagged
- Minor Kitchen cabinets — Worn and dated appearance
- Minor Kitchen countertops — Need cleaning
Value-add opportunities
- Both Paint freshen up — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Replace kitchen cabinets — Modernizing the kitchen can significantly increase both resale and rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 39/100
Zoned Schools
Elementary
Mcnab Elementary School
C+
FL #781/2,144
Nat'l #8,534/41,679
Middle
Pompano Beach Middle School
F
FL #421/571
Nat'l #7,581/14,009
High
Northeast High School
F
FL #505/667
Nat'l #12,478/17,239
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
A
Composite livability gradescore 82/100
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 · 2,207,033 people
- City population
- 235,769
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 27,935
- Household income
- $93,879
- Rent vs Own
- Severe rent burden
- 21% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2025-11-05 Listed $147,900 Beaches MLS
Property tax history
+7.3%/yrLatest (2025): $2,778 · +5.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…