3909 N Ocean Blvd #301 · Fort Lauderdale, FL 33308

$240,000

1 bd · 2.0 ba · 802 sqft · Condo public records · 81 Days on market

Built 1979 $627/mo HOA · 19% of rent

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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 +25.1/30.0
• 1% rule +8.7/10.0
• DSCR +8.2/10.0
• 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

This is a highly desirable East Ft lauderdale location to Live the beach lifestyle at Top of the Mile South! Welcome to This spacious 1-bedroom, 1.5-bath condo is located directly across from the beach, offering you incredible walkability to restaurants, grocery stores, shopping, and nightlife. Enjoy a bright, open layout with an oversized double balcony, perfect for relaxing and enjoying the coastal breeze. The unit features impact windows and doors, plus the convenience of an in-unit washer and dryer. This all-ages, no-restrictions community! offers a heated swimming pool, fitness center, gated entry, covered parking, and ample guest spaces. Whether you're looking for a primary residence

Key facts

• Gym on property
• Pool on property
• Gated building

Tags

• PUBLIC BEACH ACCESS
• WASHER DRYER IN THE UNIT
• GYM ON PROPERTY
• POOL ON PROPERTY
• LARGE DOUBLE BALCONY
• GATED BUILDING

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association: Top of the Mile; Quarterly HOA fees; HOA covers insurance, grounds maintenance, sewer, trash, water, common areas and pool service; Community amenities include fitness center, pool (heated), parking, trash chute, kitchen facilities, sidewalks and street lights

Exterior

• Parking: Detached garage; Garage with garage door opener; Underground covered parking (1 space total)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available; Sewer available
• Home design: Condominium; One level; Resale property; Entry on level 3; Faces west; Interstate / east of US-1 frontage
• Construction: Built with CBS construction materials; Composition roof; 4-story building
• Exterior features: Covered patio; Patio; Gate; Many trees; Sidewalks; Asphalt road frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Storm and sliding windows
• Laundry & utility: In-unit laundry located in the kitchen; Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Bayview Elementary School (math 79% / reading 85%, grade A+, #79 of 2,144 statewide, top 4%, 552 students, 23% 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 at 48% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 48% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Broward average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 746 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 42% 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 $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 $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1979 — 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: 1.37% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.1

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,526
• Equity at exit: $35,785

10-year hold

• IRR: 9.6%
• Equity multiple: 1.77×
• Total profit: $51,436
• Equity at exit: $20,751

Cash invested: $67,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,277 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$100
• HOA: −$627
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $534

Break-even live

Break-even rent $2,602

Max offer price $240,000

Occupancy floor 79%

Sensitivity live

Price	-10% $669	-5% $601	+0% $534	+5% $466	+10% $398
Rent	-10% $275	-5% $404	+0% $534	+5% $663	+10% $792
Rate	-1.0pp $654	-0.5pp $595	base $534	+0.5pp $471	+1.0pp $408

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$3,100	$2.17	18d	4	0.14mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$3,750	$2.62	0d	4	0.14mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	25d	1	0.16mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	6d	2	0.17mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	5d	3	0.17mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$3,300	$3.08	5d	6	0.17mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$3,400	$3.17	16d	6	0.17mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$3,200	$2.99	4d	7	0.17mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,500	$3.41	25d	2	0.22mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	21d	1	0.28mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	2d	1	0.28mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	5d	1	0.33mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	25d	1	0.33mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$3,200	$2.38	16d	4	0.38mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$3,980	$1.39	8d	4	0.38mi
4013 N Ocean Dr #102 Fort Lauderdale, FL	1.0	1.5	790	$3,500	$4.43	25d	1	0.51mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	18d	3	0.64mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	8d	3	0.64mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	5d	4	0.64mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$3,200	$3.48	5d	4	0.71mi
4144 El Mar Dr Unit 1 Lauderdale-By-The-Sea, FL	2.0	2.0	1116	$3,250	$2.91	25d	1	0.71mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	25d	1	0.75mi
2866 NE 30th St Fort Lauderdale, FL	2.0	2.0	931	$4,900	$5.26	0d	2	0.78mi
2841 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1150	$3,700	$3.22	16d	3	0.80mi
4800 Bayview Dr #303 Fort Lauderdale, FL	2.0	2.0	1032	$3,500	$3.39	25d	1	0.95mi
4512 Sea Grape Dr Unit 1 Lauderdale-By-The-Sea, FL	1.0	1.0	853	$3,500	$4.10	25d	1	1.18mi
2317 N Ocean Blvd Fort Lauderdale, FL	2.0	1.5	980	$4,000	$4.08	25d	1	1.20mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	0d	57	1.27mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$2,677	$3.63	0d	12	1.28mi
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	18d	1	1.32mi
2029 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1100	$3,350	$3.05	25d	2	1.44mi
2033 NE 33rd Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	750	$2,900	$3.87	25d	1	1.44mi

HOA detail condo

• Monthly dues: $627 · $7,524/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   statusdays on market $240,000 Pending 81 DOM
2. 2026-06-18
   days on market $240,000 Active 79 DOM
3. 2026-06-17
   days on market $240,000 Active 78 DOM
4. 2026-06-16
   days on market $240,000 Active 77 DOM
5. 2026-06-15
   days on market $240,000 Active 76 DOM
6. 2026-06-13
   days on market $240,000 Active 74 DOM
7. 2026-06-09
   days on market $240,000 Active 70 DOM
8. 2026-06-08
   days on market $240,000 Active 69 DOM
9. 2026-06-07
   days on market $240,000 Active 68 DOM
10. 2026-06-04
    days on market $240,000 Active 65 DOM
11. 2026-06-03
    days on market $240,000 Active 64 DOM
12. 2026-06-02
    days on market $240,000 Active 63 DOM
13. 2026-06-01
    days on market $240,000 Active 62 DOM
14. 2026-05-31
    days on market $240,000 Active 61 DOM
15. 2026-05-12
    price $240,000
16. 2026-04-08
    price $245,000
17. 2026-03-31
    listed $258,900 Active
18. 2003-08-27
    soldstatus $125,000
19. 1999-01-13
    soldstatus $69,000
20. 1980-03-01
    soldstatus $75,000

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,153/yr (+$96/mo · 137.5%)

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

Taxation est. · year 1

• Rental income: $39,327
• − Mortgage interest: −$13,444
• − Property taxes: −$839
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,146
• − Management: −$3,146
• − HOA: −$7,524
• − Depreciation: −$6,982
• Taxable income: $3,046
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $5,671/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

+220.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $240,000 Beaches MLS
• 2026-04-08 Price Changed $245,000 Beaches MLS
• 2026-03-31 Listed $258,900 Beaches MLS
• 2003-08-27 Sold (Public Records) $125,000 Public Records
• 1999-01-13 Sold (Public Records) $69,000 Public Records
• 1980-03-01 Sold (Public Records) $75,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $839 · +13.7% YoY. Source: county tax records.