2101 NE 68th St #202 · Fort Lauderdale, FL 33308

$145,000

1 bd · 1.0 ba · 690 sqft · Condo public records · 13 Days on market

Built 1968 $100/mo HOA · 5% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +7.7/10.0
• 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

SPACIOUS 1 BEDROOM 1 BATHROOM IN EAST FT LAUDERDALE NESTLED ACROSS FROM SINGLE HOMES IN THE IMPERIAL POINT AREA. SCREENED PORCH, ON SITE LAUNDRY FACILITY, CLOSE TO SCHOOLS, RESTAURANTS AND SHOPPING CENTERS.

Key facts

• Close to schools
• Close to restaurants
• Screened porch

Tags

• SCREENED PORCH
• ON SITE LAUNDRY FACILITY
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING CENTERS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Quarterly association fee of $300; Association covers common areas, hot water, insurance, laundry, grounds maintenance, building maintenance, parking, sewer, trash and water; Laundry amenity in the association

Exterior

• Parking: Assigned parking; One assigned space; On-street parking
• Utilities: Water, sewer and trash included in association; Hot water included in association
• Home design: Condominium/attached property; 4-story building; Entry on level 2; Updated/remodeled condition; Exterior lighting
• Construction: Block construction; Effective year built (updated)
• Exterior features: No notable exterior features listed; No fixed bridges (waterfront info)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Main level primary
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast area; First-floor entry; Kitchen/dining combo; Living/dining room; Main level primary; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.7% 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.
• Market conditions: Rents rising (+3.6%/yr); 746 active listings in the ZIP; 13 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).

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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $75k; list at $145k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 6.5

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,686
• Equity at exit: $21,620

10-year hold

• IRR: 8.1%
• Equity multiple: 1.64×
• Total profit: $26,043
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$760
• Tax from tax record: −$249 /mo · $2,982/yr
• Insurance: −$60
• HOA: −$100
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $290

Break-even live

Break-even rent $1,480

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $373	-5% $332	+0% $290	+5% $249	+10% $208
Rent	-10% $144	-5% $217	+0% $290	+5% $363	+10% $436
Rate	-1.0pp $363	-0.5pp $327	base $290	+0.5pp $253	+1.0pp $215

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$2,776	$3.24	0d	43	1.09mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,690	$1.78	16d	6	1.13mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,700	$1.79	25d	6	1.13mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	25d	1	1.17mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	25d	1	1.21mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	12d	1	1.23mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	12d	1	1.23mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	12d	2	1.27mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	25d	1	1.29mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	25d	2	1.33mi
902 SE 1st St Pompano Beach, FL	1.0	1.0	415	$1,414	$3.41	16d	7	1.36mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	25d	1	1.38mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,092	$3.04	0d	17	1.40mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $145,000 Active 13 DOM
2. 2026-06-18
   days on market $145,000 Active 10 DOM
3. 2026-06-17
   days on market $145,000 Active 9 DOM
4. 2026-06-16
   days on market $145,000 Active 8 DOM
5. 2026-06-15
   days on market $145,000 Active 7 DOM
6. 2026-06-13
   days on market $145,000 Active 5 DOM
7. 2026-06-08
   remarks 207-char remark
8. 2026-06-08
   listed $145,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,982 · $249/mo
• Projected year-2 tax: $2,982 · $249/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: $22,175
• − Mortgage interest: −$8,122
• − Property taxes: −$2,982
• − Insurance: −$725
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$1,200
• − Depreciation: −$4,218
• Taxable income: $1,379
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,155/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

+383.3% since first listed

17 events — show timeline

• 2026-05-22 Listed $145,000 MARMLS
• 2025-10-09 Listing Removed — MARMLS
• 2025-10-03 Price Changed $159,000 MARMLS
• 2025-09-09 Listed $175,000 MARMLS
• 2025-08-19 Rental Removed $1,750 MARMLS
• 2025-08-19 Listing Removed — MARMLS
• 2025-06-05 Price Changed $1,750 MARMLS
• 2025-06-04 Listed for Rent $1,650 MARMLS
• 2025-06-01 Listed $160,000 MARMLS
• 2022-11-01 Listing Removed — MARMLS
• 2022-05-13 Price Changed $195,000 MARMLS
• 2022-04-25 Listed $199,000 MARMLS
• 2015-12-09 Sold (Public Records) $75,000 Public Records
• 2004-05-04 Sold (Public Records) $81,000 Public Records
• 1998-10-05 Sold (Public Records) $38,500 Public Records
• 1994-12-28 Sold (Public Records) $35,000 Public Records
• 1992-03-30 Sold (Public Records) $30,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,982 · +9.9% YoY. Source: county tax records.