917 NE 16th Ave · Fort Lauderdale, FL 33304

$299,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 17 Days on market

Built 1970 Est $545k · 45% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and spacious 2-bedroom, 2-bath condo in a prime Fort Lauderdale location. This well-maintained unit features an open layout, abundant natural light, and a private balcony perfect for relaxing. The primary suite includes an en-suite bath, while the second bedroom offers flexibility for guests or a home office. Enjoy convenient access to beaches, shopping, dining, and major highways. Ideal as a primary residence, vacation home, or investment opportunity.

Key facts

• Private balcony
• Open layout
• Built 1970

Tags

• PRIVATE BALCONY
• OPEN LAYOUT
• ABUNDANT NATURAL LIGHT
• CONVENIENT ACCESS TO BEACHES
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $19 ($224/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 $264k (11.7% below list).
• Recommended offer: $264k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL).
• Market conditions: Rents rising (+2.8%/yr); 630 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 ($85k/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 $2k of loan paydown is wiped out by about $9k 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 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $263,925 (11.7% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $544,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 NE 17th Way	0.36mi	3/1.5 (+1)	1,377 (+15%)	20mo	$625,000	$454	35

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 · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-47,883
• Equity at exit: $44,582

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-42,705
• Equity at exit: $25,852

Cash invested: $83,720 (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 33304

• Rents YoY: 2.8%
• Active inventory: 630
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,639 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $19

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 94%

Sensitivity live

Price	-10% $225	-5% $122	+0% $19	+5% $-85	+10% $-188
Rent	-10% $-190	-5% $-86	+0% $19	+5% $123	+10% $227
Rate	-1.0pp $169	-0.5pp $95	base $19	+0.5pp $-59	+1.0pp $-138

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 NE 16th Ave #16 Fort Lauderdale, FL	2.0	2.0	960	$2,250	$2.34	26d	1	0.01mi
917 NE 16th Ave #16 Fort Lauderdale, FL	2.0	2.0	960	$2,350	$2.45	15d	1	0.01mi
834 NE 14th Ave Unit 1369649P Fort Lauderdale, FL	2.0	1.0	1496	$2,892	$1.93	9d	1	0.11mi
1640 E Sunrise Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1034	$3,139	$3.04	0d	12	0.12mi
820 NE 14th Ave Unit 1369646P Fort Lauderdale, FL	1.0	1.0	1194	$3,611	$3.02	3d	1	0.13mi
1702 NE 9th St Unit 1369639P Fort Lauderdale, FL	1.0	1.0	1194	$3,048	$2.55	0d	1	0.15mi
832 NE 17th Ave Fort Lauderdale, FL	1.0	1.0	850	$2,250	$2.65	26d	1	0.16mi
828 NE 17th Ave Unit 2 Fort Lauderdale, FL	2.0	2.0	850	$2,250	$2.65	26d	1	0.17mi
1015 NE 17th Ave Unit 203 Fort Lauderdale, FL	2.0	1.0	725	$1,995	$2.75	16d	1	0.17mi
1620 NE 8th St Fort Lauderdale, FL	2.0	1.0	1100	$3,500	$3.18	16d	1	0.19mi
746 NE 16th Ter Fort Lauderdale, FL	2.0	2.0	1000	$5,500	$5.50	22d	1	0.19mi
737 NE 16th Ave Unit 4 Fort Lauderdale, FL	2.0	2.0	1029	$2,300	$2.24	7d	1	0.19mi
725 NE 16th Ave #725 Fort Lauderdale, FL	2.0	1.5	1200	$2,600	$2.17	19d	1	0.21mi
836 NE 17th Ter Fort Lauderdale, FL	2.0	2.0	1271	$4,300	$3.38	17d	1	0.22mi
727 NE 16th Ave Unit 727D Fort Lauderdale, FL	1.0	1.0	705	$1,750	$2.48	0d	1	0.22mi
727 NE 16th Ave Unit 727D Fort Lauderdale, FL	1.0	1.0	705	$1,850	$2.62	26d	1	0.22mi
717 NE 16th Ave Unit 717A Fort Lauderdale, FL	1.0	1.0	705	$1,800	$2.55	26d	1	0.22mi
719 NE 16th Ave Unit 719B Fort Lauderdale, FL	2.0	1.0	936	$2,200	$2.35	0d	1	0.22mi
1020 NE 12th Ave Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1194	$3,209	$2.69	0d	18	0.24mi
701 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0	656	$1,999	$3.05	16d	4	0.25mi
701 NE 16th Ave Fort Lauderdale, FL	2.0	1.0	725	$1,869	$2.58	4d	2	0.25mi
701 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0	641	$1,889	$2.95	5d	2	0.25mi
701 NE 16th Ave Fort Lauderdale, FL	2.0	1.0	725	$1,944	$2.68	5d	2	0.25mi
1108 NE 16th Ter Apt 1 Fort Lauderdale, FL	2.0	1.0	700	$1,950	$2.79	26d	1	0.26mi
1121 NE 16th Ter Fort Lauderdale, FL	3.0	2.0	1324	$3,100	$2.34	26d	1	0.28mi
1112 NE 13th Ave #2 Fort Lauderdale, FL	2.0	1.0	1000	$1,850	$1.85	26d	1	0.29mi
1119 NE 17th Ave Fort Lauderdale, FL	2.0	2.0	900	$2,400	$2.67	26d	1	0.29mi
1610 NE 7th St Fort Lauderdale, FL	3.0	2.0	1178	$3,750	$3.18	26d	1	0.29mi
1614 NE 7th St Fort Lauderdale, FL	1.0	1.0	879	$2,200	$2.50	24d	1	0.29mi
1123 NE 14th Ave Unit 2 Fort Lauderdale, FL	2.0	1.0	775	$2,750	$3.55	26d	1	0.30mi
618 NE 14th Ave Unit 1369652P Fort Lauderdale, FL	1.0	1.0	807	$2,859	$3.54	9d	1	0.36mi
1020 N Victoria Park Rd Unit 26 Fort Lauderdale, FL	1.0	1.0	700	$2,095	$2.99	26d	1	0.36mi
612 NE 14th Ave Unit 1369648P Fort Lauderdale, FL	1.0	1.0	1194	$3,255	$2.73	0d	1	0.37mi
1215 NE 15th Ave Fort Lauderdale, FL	2.0	1.0	1050	$2,500	$2.38	26d	1	0.38mi
625 NE 13th Ave Unit 02 Fort Lauderdale, FL	2.0	1.0	800	$4,000	$5.00	26d	1	0.38mi
625 NE 13th Ave #03 Fort Lauderdale, FL	1.0	1.0	750	$3,600	$4.80	26d	1	0.38mi
611 NE 14th Ave #306 Fort Lauderdale, FL	2.0	2.0	820	$2,400	$2.93	24d	1	0.38mi
611 NE 14th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	720	$2,400	$3.33	26d	2	0.39mi
1035 NE 10th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$1,995	$2.22	26d	1	0.40mi
1136 NE 17th Way Fort Lauderdale, FL	2.0	1.0	820	$2,000	$2.44	6d	1	0.41mi

Listing history 10 events

1. 2026-06-21
   days on market $299,000 Active 17 DOM
2. 2026-06-18
   days on market $299,000 Active 14 DOM
3. 2026-06-17
   days on market $299,000 Active 13 DOM
4. 2026-06-16
   days on market $299,000 Active 12 DOM
5. 2026-06-15
   days on market $299,000 Active 11 DOM
6. 2026-06-13
   days on market $299,000 Active 9 DOM
7. 2026-06-09
   days on market $299,000 Active 5 DOM
8. 2026-06-07
   days on market $299,000 Active 3 DOM
9. 2026-06-04
   remarks 463-char remark
10. 2026-06-04
    listed $299,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,671
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$8,698
• Taxable loss: −$4,823
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $1,382/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): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% French/Haitian/Cajun 5%

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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

+10772.7% since first listed

10 events — show timeline

• 2026-06-04 Listed $299,000 ForSaleByOwner.com
• 2026-05-25 Rental Removed $2,400 SHOWMOJO
• 2026-04-10 Listed for Rent $2,400 SHOWMOJO
• 2025-11-23 Rental Removed $2,200 GFLMLS
• 2025-11-07 Price Changed $2,200 GFLMLS
• 2025-10-17 Price Changed $2,300 GFLMLS
• 2025-09-15 Price Changed $2,550 GFLMLS
• 2025-09-10 Price Changed $2,650 GFLMLS
• 2025-09-03 Listed for Rent $2,750 GFLMLS
• 2022-12-19 Rental Removed — RENT.