301 SW 16th St · Fort Lauderdale, FL 33315

$875,000

None bd · None ba · 2,530 sqft · MultiFamily · 26 Days on market

Built 2004 Fair condition 6,750 sqft lot Est $805k · 9% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• ARV discount +3.6/15.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed, 2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don’t want to miss.

Key facts

• Two lots
• Four units
• Spacious floor plan

Tags

• INVESTMENT OPPORTUNITY
• FULLY MANAGED
• TWO LOTS
• FOUR UNITS
• SPACIOUS FLOOR PLAN
• OPEN LIVING AREA

Property features AI

Finance

• Financial info: Two total units in the building; Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water available; Two separate electric meters
• Home design: Duplex; One-story; Resale property; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a 2-unit building
• Exterior features: Full privacy fencing with gate; Oversized lot; City street frontage; Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Heating provided (type: Other); Cooling with ceiling fans and individual central systems
• Interior features: Tile flooring; In-unit laundry
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a multifamily listed at $875k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $875k).
• Recommended offer: $862k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Croissant Park Elementary School (math 36% / reading 37%, grade F, #1,656 of 2,144 statewide, top 78%, 692 students, 83% FRL); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $10,689/mo this rent would consume 145% of the median local household income ($88k/yr) (locally 762% 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 $6k of loan paydown is wiped out by about $26k 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 26 days — a 2% lower offer ($862k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $625k; 40% 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 $861,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $804,540
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 SW 14th St	0.47mi	5/2.0	2,313 (-9%)	6mo	$670,000	$290	59
807 SW 14th Ct	0.39mi	—/—	2,873 (+14%)	1mo	$1,100,000	$383	58
2101 SE 4th Ave	0.60mi	—/—	2,844 (+12%)	3mo	$905,000	$318	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.92×
• Total profit: $-20,261
• Equity at exit: $130,465

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $58,566
• Equity at exit: $75,654

Cash invested: $245,000 (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 33315

• Rents YoY: -0.4%
• Active inventory: 248
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $10,689 high
• Mortgage (P&I): −$4,589
• Tax est. 1.5%: −$1,094 /mo · $13,125/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,245
• Net cashflow: $2,397

Break-even live

Break-even rent $7,654

Max offer price $875,000

Occupancy floor 73%

Sensitivity live

Price	-10% $3,002	-5% $2,700	+0% $2,397	+5% $2,095	+10% $1,793
Rent	-10% $1,553	-5% $1,975	+0% $2,397	+5% $2,820	+10% $3,242
Rate	-1.0pp $2,838	-0.5pp $2,620	base $2,397	+0.5pp $2,171	+1.0pp $1,940

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$10,688
Total (4 units)			$10,689

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 SW 16th St Unit B Fort Lauderdale, FL	3.0	2.5	2124	$3,650	$1.72	6d	1	0.05mi
316 SW 16th St Unit B Fort Lauderdale, FL	3.0	2.5	2124	$4,250	$2.00	11d	1	0.05mi
1508 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2583	$4,500	$1.74	14d	1	0.10mi
1508 SW 4th Ave #1506 Fort Lauderdale, FL	3.0	3.0	2556	$4,500	$1.76	8d	1	0.10mi
1508 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2583	$4,500	$1.74	15d	1	0.10mi
1500 SW 6th Ave Unit 1500 Fort Lauderdale, FL	2.0	1.5	1811	$2,800	$1.55	6d	1	0.24mi
619 SW 17th St Fort Lauderdale, FL	3.0	2.5	2538	$5,500	$2.17	25d	1	0.32mi
619 SW 17th St Unit 618 Fort Lauderdale, FL	3.0	2.0	2538	$5,500	$2.17	25d	1	0.32mi
608 SW 13th St Unit 608 Fort Lauderdale, FL	3.0	3.0	1859	$5,000	$2.69	11d	1	0.37mi
400 SE 14th St Unit A Fort Lauderdale, FL	3.0	2.0	1826	$2,580	$1.41	14d	1	0.43mi
828 SW 14th Ct Unit 1475650P Fort Lauderdale, FL	3.0	2.5	1959	$7,678	$3.92	21d	1	0.44mi
407 SE 13th St Fort Lauderdale, FL	3.0	3.5	2048	$4,000	$1.95	25d	1	0.49mi
825 SW 14th St Unit 827 Fort Lauderdale, FL	3.0	3.0	2944	$4,000	$1.36	21d	1	0.49mi
713 SE 16th St #2 Fort Lauderdale, FL	3.0	3.5	1942	$4,000	$2.06	25d	1	0.59mi
226 SW 23rd St Unit 1-3 Fort Lauderdale, FL	1.0	1.0	1825	$2,500	$1.37	15d	1	0.60mi
1812 Miami Rd Unit 1369665P Fort Lauderdale, FL	3.0	3.0	2454	$10,040	$4.09	22d	1	0.71mi
830 SE 14th St Unit 2 Fort Lauderdale, FL	1.0	1.0	1902	$1,925	$1.01	25d	1	0.72mi
417 SW 8th St Fort Lauderdale, FL	3.0	2.5	2020	$5,500	$2.72	15d	1	0.73mi
417 SW 8th St Fort Lauderdale, FL	3.0	2.5	2020	$5,500	$2.72	13d	1	0.73mi
824 SE 12th Ct Unit 852 Fort Lauderdale, FL	2.0	1.5	2000	$5,000	$2.50	21d	1	0.74mi
824 SE 12th Ct Unit 840 Fort Lauderdale, FL	3.0	2.5	1852	$5,000	$2.70	21d	1	0.74mi
824 SE 12th Ct Unit 854 Fort Lauderdale, FL	3.0	2.5	2000	$6,500	$3.25	21d	1	0.74mi
1205 Guava Isle Fort Lauderdale, FL	3.0	2.0	1792	$4,600	$2.57	25d	1	0.75mi
820 SE 12th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	2094	$2,500	$1.19	25d	1	0.75mi
2016 Miami Rd Unit B Fort Lauderdale, FL	1.0	1.0	1913	$1,700	$0.89	21d	1	0.77mi
820 SE 12th St #1 Fort Lauderdale, FL	2.0	1.0	2094	$2,500	$1.19	25d	1	0.77mi
820 SE 12th St #1 Fort Lauderdale, FL	2.0	1.0	2094	$2,300	$1.10	5d	1	0.77mi
2020 Miami Rd Unit B Fort Lauderdale, FL	1.0	1.0	1913	$1,700	$0.89	21d	1	0.77mi
2020 Miami Rd Unit B Fort Lauderdale, FL	1.0	1.0	1913	$1,700	$0.89	3d	1	0.77mi
2100 Miami Rd Unit 204 Fort Lauderdale, FL	3.0	3.0	1780	$4,950	$2.78	18d	1	0.78mi
2100 Miami Rd Unit 204 Fort Lauderdale, FL	3.0	3.0	1780	$4,895	$2.75	25d	1	0.78mi
500 SE 7th St Fort Lauderdale, FL	3.0	3.0	1994	$4,500	$2.26	25d	1	0.85mi
500 SE 7th St Fort Lauderdale, FL	3.0	4.0	1994	$4,500	$2.26	17d	1	0.85mi
500 SE 7th St #105 Fort Lauderdale, FL	3.0	3.5	1994	$4,500	$2.26	25d	1	0.85mi
1300 SW 17th St Fort Lauderdale, FL	3.0	2.0	1997	$6,500	$3.25	25d	1	0.85mi
504 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2170	$3,960	$1.82	14d	1	0.97mi
504 SW 4th Ave Fort Lauderdale, FL	3.0	3.5	2170	$4,160	$1.92	25d	1	0.97mi
477 SW 1st Ave Fort Lauderdale, FL	3.0	1.0–3.0	1512	$10,509	$6.95	3d	149	1.02mi
600 SW 8th Ter Fort Lauderdale, FL	3.0	3.0	2400	$12,000	$5.00	25d	1	1.03mi
808 SE 6th Ct #1 Fort Lauderdale, FL	1.0	1.0	2182	$1,500	$0.69	25d	1	1.03mi

Listing history 17 events

1. 2026-06-18
   days on market $875,000 Active 26 DOM
2. 2026-06-17
   days on market $875,000 Active 25 DOM
3. 2026-06-16
   days on market $875,000 Active 24 DOM
4. 2026-06-15
   days on market $875,000 Active 23 DOM
5. 2026-06-13
   days on market $875,000 Active 21 DOM
6. 2026-06-09
   days on market $875,000 Active 17 DOM
7. 2026-06-08
   days on market $875,000 Active 16 DOM
8. 2026-06-07
   days on market $875,000 Active 15 DOM
9. 2026-06-04
   days on market $875,000 Active 12 DOM
10. 2026-06-03
    days on market $875,000 Active 11 DOM
11. 2026-06-02
    days on market $875,000 Active 10 DOM
12. 2026-06-01
    days on market $875,000 Active 9 DOM
13. 2026-05-31
    days on market $875,000 Active 8 DOM
14. 2026-05-23
    listed $875,000 Active
15. 2021-04-20
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed, 2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don’t want to miss.

16. 2021-04-20
    soldstatus $625,000 Closed 348-char remark

    Show marketing remark (348 chars)

    Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed, 2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don’t want to miss.

17. 2021-04-20
    listed $625,000 Active 348-char remark

    Show marketing remark (348 chars)

    Presenting a rare investment opportunity in the heart of Fort Lauderdale! A highly successful income property renting to the yachting community, this 2 unit property consists of two 3 bed, 2 bath units being sold fully furnished. Fully licensed for short term rentals and professionally managed. This is an opportunity you don’t want to miss.

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $128,268
• − Mortgage interest: −$49,014
• − Property taxes: −$13,125
• − Insurance: −$4,375
• − Repairs & maintenance: −$10,261
• − Management: −$10,261
• − Depreciation: −$25,455
• Taxable income: $15,777
• Est. tax owed @ 24.0%: −$3,786
• After-tax cash flow: $24,982/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 · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and updates to improve its condition and value. Painting, kitchen updates, and landscaping improvements would significantly enhance its appeal.

Repairs flagged

• Minor Painting — Siding and interior walls show some wear.
• Minor Kitchen cabinets — Dated design, could be updated for better resale value.
• Minor Bathroom fixtures — Standard design, could be updated for better resale value.
• Minor Landscaping — Maintained but not landscaped for curb appeal.

Value-add opportunities

• Both Painting the exterior and interior — Improves curb appeal and interior condition.
• Both Updating kitchen cabinets and fixtures — Enhances resale and rental appeal.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Siding and interior walls show some wear.	Minor	$500–3,000
Kitchen cabinets · Dated design, could be updated for better resale value.	Minor	$500–3,000
Bathroom fixtures · Standard design, could be updated for better resale value.	Minor	$500–3,000
Landscaping · Maintained but not landscaped for curb appeal.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting the exterior and interior — Improves curb appeal and interior condition. ↑
• Both Updating kitchen cabinets and fixtures — Enhances resale and rental appeal. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 13,645
• Household income: $88,309
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 762.0

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 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 32% Two or more races 15% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3% Dominican 2% Salvadoran 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 58% English-only · Spanish 32% German/W. Germanic 2% Other Indo-European 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: ▼ -471.10%
• Current HPI: 396.8254
• Rent YoY: ▼ -0.43%
• 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

+40.0% since first listed

4 events — show timeline

• 2026-05-23 Listed $875,000 Beaches MLS
• 2021-04-20 Pending — MARMLS
• 2021-04-20 Listed $625,000 MARMLS
• 2021-04-20 Sold (MLS) $625,000 MARMLS