2201 NE 66th St #1323 · Fort Lauderdale, FL 33308

$230,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 103 Days on market

Built 1970 $700/mo HOA · 19% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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

Thoughtfully renovated with a fresh and modern style. Porcelain tile flooring throughout the main living areas and carpet in bedrooms. The kitchen features custom espresso cabinetry, stainless steel appliances, granite countertops. Both bathrooms have been tastefully updated with contemporary tile flooring, sleek vanities, modern lighting, and glass-enclosed walk-in showers. Additional highlights include a quiet neighborhood setting, a new AC unit installed in 2022, a roof replacement completed in 2024, and full concrete restoration also completed in 2024, offering added peace of mind. Located in the Imperial Point area, the home is conveniently close to shopping, dining, golf, tennis, and

Key facts

• Granite countertops
• Sleek vanities
• $700 HOA

Tags

• PORCELAIN TILE FLOORING
• CUSTOM ESPRESSO CABINETRY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• CONTEMPORARY TILE FLOORING
• SLEEK VANITIES

Property features AI

Finance

• HOA & community: Association with clubhouse, fitness center, pool, storage, community room; Internet included; Quarterly HOA fee (covers insurance, grounds & structure maintenance, sewer, trash, water, common areas, HVAC maintenance, reserves, roof repairs, pool service)

Exterior

• Parking: Assigned parking; Guest parking
• Security: Closed-circuit cameras; Security system
• Utilities: Cable available
• Home design: Condominium; 2 stories; Entry on second level; Faces south; Resale, updated/remodeled
• Construction: Block construction
• Exterior features: Second-floor entry; Pantry; Volume ceilings; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: High ceilings; Stacked bedroom layout

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL).
• Market conditions: Rents rising (+3.6%/yr); 742 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).
• At $3,686/mo this rent would consume 47% of the median local household income ($94k/yr) (locally 912% 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 $7k 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 $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $195k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.60% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 5.2

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $8,522
• Equity at exit: $34,294

10-year hold

• IRR: 13.8%
• Equity multiple: 2.16×
• Total profit: $74,388
• Equity at exit: $19,886

Cash invested: $64,400 (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 33308

• Rents YoY: 3.6%
• Active inventory: 742
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,686 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$96
• HOA: −$700
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $675

Break-even live

Break-even rent $2,832

Max offer price $230,000

Occupancy floor 77%

Sensitivity live

Price	-10% $805	-5% $740	+0% $675	+5% $610	+10% $545
Rent	-10% $384	-5% $529	+0% $675	+5% $821	+10% $966
Rate	-1.0pp $791	-0.5pp $733	base $675	+0.5pp $615	+1.0pp $555

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	1d	15	0.15mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,774	$2.54	1d	16	0.27mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	26d	1	0.40mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	26d	1	0.43mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	26d	1	0.52mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	26d	1	0.60mi
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	24d	1	0.64mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	7d	1	0.66mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	26d	2	0.66mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	26d	1	0.68mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	26d	1	0.69mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	3d	1	0.69mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	13d	1	0.73mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	6d	1	0.73mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$3,407	$3.97	0d	43	0.78mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	26d	1	0.82mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	6d	1	0.89mi
1101 SW 1st Ave Pompano Beach, FL	3.0	1.5	1206	$3,400	$2.82	26d	1	0.91mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	26d	1	0.97mi
342 SW 14th St Pompano Beach, FL	3.0	2.0	1458	$5,000	$3.43	26d	1	1.01mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	24d	1	1.04mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	26d	1	1.04mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	6d	3	1.06mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	26d	6	1.06mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	17d	6	1.06mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	7d	1	1.08mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,575	$4.21	26d	2	1.11mi
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	26d	1	1.13mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	26d	1	1.15mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	23d	3	1.15mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	10d	2	1.15mi
1900 S Ocean Blvd Unit 1E Pompano Beach, FL	2.0	2.0	1210	$4,500	$3.72	26d	1	1.15mi
1800 S Ocean Blvd Pompano Beach, FL	2.0–3.0	2.0–2.5	1731	$4,000	$2.31	5d	5	1.16mi
1800 S Ocean Blvd Pompano Beach, FL	2.0	2.0–2.5	1731	$5,300	$3.06	10d	4	1.16mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	23d	3	1.17mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1000	$6,500	$6.50	5d	3	1.17mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	19d	4	1.17mi
5400 N Ocean Blvd Lauderdale by the Sea, FL	2.0–3.0	2.5	1631	$3,800	$2.33	7d	2	1.17mi
1065 SW 4th Ter Pompano Beach, FL	3.0	2.0	1292	$4,000	$3.10	10d	1	1.17mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	7d	2	1.17mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $230,000 Active 103 DOM
2. 2026-06-21
   days on market $230,000 Active 102 DOM
3. 2026-06-18
   price $230,000 Active 99 DOM
4. 2026-06-18
   days on market $235,000 Active 99 DOM
5. 2026-06-17
   days on market $235,000 Active 98 DOM
6. 2026-06-16
   days on market $235,000 Active 97 DOM
7. 2026-06-15
   days on market $235,000 Active 96 DOM
8. 2026-06-13
   days on market $235,000 Active 94 DOM
9. 2026-06-09
   days on market $235,000 Active 90 DOM
10. 2026-06-08
    days on market $235,000 Active 89 DOM
11. 2026-06-07
    days on market $235,000 Active 88 DOM
12. 2026-06-04
    days on market $235,000 Active 85 DOM
13. 2026-06-03
    days on market $235,000 Active 84 DOM
14. 2026-06-02
    days on market $235,000 Active 83 DOM
15. 2026-06-01
    days on market $235,000 Active 82 DOM
16. 2026-05-31
    days on market $235,000 Active 81 DOM
17. 2026-01-05
    historical
18. 2026-01-05
    listed $235,000 Active
19. 2025-12-22
    listed $235,000 Active
20. 2021-10-05
    soldstatus $195,000
21. 2016-04-29
    soldstatus $105,000
22. 2013-09-26
    soldstatus $88,000
23. 2004-07-14
    soldstatus $140,000
24. 2000-08-18
    soldstatus $65,000
25. 1994-08-30
    soldstatus $54,000
26. 1993-01-07
    soldstatus $51,800
27. 1993-01-07
    soldstatus $60,430

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $44,235
• − Mortgage interest: −$12,884
• − Property taxes: −$2,823
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,539
• − Management: −$3,539
• − HOA: −$8,400
• − Depreciation: −$6,691
• Taxable income: $5,210
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $6,849/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

+353.7% since first listed

11 events — show timeline

• 2026-01-05 Listed $235,000 Beaches MLS
• 2026-01-05 Listing Removed — Beaches MLS
• 2025-12-22 Listed $235,000 Beaches MLS
• 2021-10-05 Sold (Public Records) $195,000 Public Records
• 2016-04-29 Sold (Public Records) $105,000 Public Records
• 2013-09-26 Sold (Public Records) $88,000 Public Records
• 2004-07-14 Sold (Public Records) $140,000 Public Records
• 2000-08-18 Sold (Public Records) $65,000 Public Records
• 1994-08-30 Sold (Public Records) $54,000 Public Records
• 1993-01-07 Sold (Public Records) $60,430 Public Records
• 1993-01-07 Sold (Public Records) $51,800 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,823 · +6.1% YoY. Source: county tax records.