3233 NE 34th St #1207 · Fort Lauderdale, FL 33308

$265,000

2 bd · 2.0 ba · 1,103 sqft · Condo public records · 54 Days on market

Built 1962 $700/mo HOA · 18% of rent ↓ 10% since listing

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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 +24.9/30.0
• 1% rule +9.9/10.0
• DSCR +8.1/10.0
• 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

2/2 Waterfront Condominium in Fort Lauderdale, across from the beach in the “Venice of the Americas. ” Enjoy stunning ocean views and breathtaking sunrises and sunsets from the private balcony. Unit is in original condition, offering a perfect opportunity to renovate and customize. Low maintenance. Prime location near Fort Lauderdale Beach, Lauderdale-by-the-Sea, and Las Olas Boulevard. 55+ community. No pets, no rentals. AS IS.

Key facts

• Original condition
• Private balcony
• Prime location

Tags

• WATERFRONT CONDOMINIUM
• PRIVATE BALCONY
• ORIGINAL CONDITION
• PRIME LOCATION

Property features AI

Finance

• Other: Association-managed pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, structure maintenance, pool(s), security, and trash; Association amenities include boat dock, clubhouse, fitness center, laundry, library, barbecue/picnic area, pool, vehicle wash area, and elevators; Community is a senior community; Community contains 1,341 units

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Lobby secured; Security guard; Exterior lighting
• Utilities: Association-managed amenities and utilities included (see HOA details)
• Home design: Condominium in a multi-story building; 17 total stories; Entry located on level 12; Has attached property
• Construction: Pre-cast concrete construction; Resale unit
• Exterior features: Balcony; Open balcony/patio; Courtyard; Security/High impact doors; Has a view

Interior

• Kitchen: Built-in oven; Dishwasher; Microwave; Refrigerator; Icemaker; Disposal
• Bedrooms: Bedroom 2 (12'4" x 11'9"); Additional bedroom(s) implied by stacked bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Blinds on windows; Entrance foyer; Living/Dining room; Custom mirrors; Walk-in closet(s); Stacked bedrooms; Bedroom on main level
• Laundry & utility: Common area laundry; Electric water heater; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 739 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,954/mo this rent would consume 51% 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 $8k 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 54 days — a 3% lower offer ($257k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.49% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 5.6

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-30,625
• Equity at exit: $39,512

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,446
• Equity at exit: $22,912

Cash invested: $74,200 (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: 739
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,954 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$355 /mo · $4,265/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$700
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $142

Break-even live

Break-even rent $3,775

Max offer price $265,000

Occupancy floor 91%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	20d	1	0.15mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	1d	1	0.15mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	15d	4	0.29mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$6,320	$2.20	7d	4	0.29mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	4d	1	0.31mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	24d	1	0.31mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	17d	3	0.31mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	7d	3	0.31mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	4d	4	0.31mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	4d	4	0.34mi
3020 NE 32nd Ave Fort Lauderdale, FL	2.0	2.0	1185	$3,875	$3.27	7d	3	0.34mi
3600 Galt Ocean Dr Unit 9C Fort Lauderdale, FL	2.0	2.0	1155	$4,000	$3.46	24d	1	0.36mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	24d	2	0.36mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	24d	1	0.36mi
3750 Galt Ocean Dr #209 Fort Lauderdale, FL	1.0	1.5	1187	$4,000	$3.37	24d	1	0.37mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	5d	6	0.41mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	15d	6	0.41mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	3d	7	0.41mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	24d	1	0.43mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	17d	4	0.46mi
3900 Galt Ocean Dr Fort Lauderdale, FL	2.0	1.5–2.0	1429	$4,675	$3.27	17d	3	0.46mi
2841 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1150	$3,700	$3.22	15d	3	0.47mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	3d	1	0.51mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	24d	1	0.51mi
2831 N Ocean Blvd Unit 801N Fort Lauderdale, FL	2.0	2.0	1468	$6,000	$4.09	24d	1	0.51mi
4010 Galt Ocean Dr #802 Fort Lauderdale, FL	2.0	2.0	1190	$5,000	$4.20	15d	1	0.52mi
2821 N Ocean Blvd Unit 401S Fort Lauderdale, FL	2.0	2.0	1468	$5,500	$3.75	11d	1	0.53mi
2821 N Ocean Blvd Unit 1102S Fort Lauderdale, FL	2.0	2.0	1274	$4,500	$3.53	24d	1	0.53mi
2821 N Ocean Blvd Unit 401S Fort Lauderdale, FL	2.0	2.0	1468	$5,750	$3.92	24d	1	0.53mi
2821 N Ocean Blvd Unit 806S Fort Lauderdale, FL	2.0	2.0	1274	$5,900	$4.63	18d	1	0.53mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	1355	$5,000	$3.69	14d	2	0.53mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1190	$3,150	$2.65	20d	2	0.53mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	0.53mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	4d	3	0.53mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1536	$8,750	$5.69	4d	7	0.56mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1553	$8,750	$5.63	5d	6	0.56mi
2715 N Ocean Blvd Unit 10C Fort Lauderdale, FL	2.0	2.0	1200	$4,500	$3.75	7d	1	0.58mi
2701 N Ocean Blvd Unit 2B Fort Lauderdale, FL	2.0	2.0	1200	$3,100	$2.58	20d	1	0.62mi
2613-2615 NE 33rd Ave Fort Lauderdale, FL	2.0	3.0	1200	$10,000	$8.33	2d	1	0.66mi
4250 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1350	$3,650	$2.70	2d	2	0.72mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $265,000 Active 54 DOM
2. 2026-06-17
   days on market $265,000 Active 53 DOM
3. 2026-06-16
   days on market $265,000 Active 52 DOM
4. 2026-06-15
   days on market $265,000 Active 51 DOM
5. 2026-06-13
   days on market $265,000 Active 49 DOM
6. 2026-06-09
   days on market $265,000 Active 45 DOM
7. 2026-06-08
   days on market $265,000 Active 44 DOM
8. 2026-06-07
   days on market $265,000 Active 43 DOM
9. 2026-06-04
   days on market $265,000 Active 40 DOM
10. 2026-06-03
    days on market $265,000 Active 39 DOM
11. 2026-06-02
    days on market $265,000 Active 38 DOM
12. 2026-06-01
    days on market $265,000 Active 37 DOM
13. 2026-05-31
    days on market $265,000 Active 36 DOM
14. 2026-05-11
    status Active
15. 2026-04-02
    status Pending
16. 2026-03-17
    listed $265,000 Active
17. 2026-01-09
    historical
18. 2025-10-09
    listed $295,000

ⓘ 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: $4,265 · $355/mo
• Projected year-2 tax: $4,265 · $355/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,450
• − Mortgage interest: −$14,844
• − Property taxes: −$4,265
• − Insurance: −$6,444
• − Repairs & maintenance: −$3,796
• − Management: −$3,796
• − HOA: −$8,400
• − Depreciation: −$7,709
• Taxable loss: −$1,804
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $2,134/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

-10.2% since first listed

5 events — show timeline

• 2026-05-11 Relisted — MARMLS
• 2026-04-02 Pending — MARMLS
• 2026-03-17 Listed $265,000 MARMLS
• 2026-01-09 Listing Removed — Beaches MLS
• 2025-10-09 Listed $295,000 Beaches MLS

Property tax history

+13.5%/yr

Latest (2025): $4,265 · +4.6% YoY. Source: county tax records.