1851 NE 62nd St #608 · Fort Lauderdale, FL 33308

$111,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 29 Days on market

Built 1966 $495/mo HOA · 20% of rent ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Substantially updated 1 Bedroom 1 Bath Apartment Georgian Courts. This Beauty is located in the exclusive Imperial Point in Ft Lauderdale. Updated Central AC and Stainless Steal Appliances, This unit also features Washer and Dryer Combo inside the unit and is conveniently located on the 1st Floor (No Stairs). Low Association and Low Taxes. Unit must be owned for 2 years before Renting and there's a maximun occupancy of 2 people for the 1 bedroom units. No excemptions please this condominium strictly enforce this rules. Very easy to show on Lockbox do not miss this oportunity.

Key facts

• Clubhouse
• Beautiful pool
• Sundeck

Tags

• LOW HOA
• EXCLUSIVE IMPERIAL POINT
• BEAUTIFUL POOL
• SUNDECK
• CLUBHOUSE
• SHUFFLEBOARD

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Part of Georgian Court association; Monthly HOA fee; Association amenities include clubhouse, pool, shuffleboard court, community room, and maintenance; HOA covers insurance, grounds maintenance, security, sewer, trash, water, common areas, and roof repairs

Exterior

• Parking: Assigned parking (1 open space, total 1)
• Security: Community security services
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Condominium; One-level living; Resale condition; Entry at level 1; Northeast facing
• Construction: CBS construction; Tile roof; Block foundation; Built as part of a 2-story building
• Exterior features: In-ground private pool; City street frontage (west of US-1); Asphalt road surface; Publicly maintained road; Not waterfront

Interior

• Kitchen: Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Walk-in closet(s); Drapes
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $111k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $109k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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); 739 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% 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 $767 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,335 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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: 2.19% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.08%
• DSCR: 2.12
• GRM: 3.8

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: 19.7%
• Equity multiple: 1.81×
• Total profit: $25,282
• Equity at exit: $16,550

10-year hold

• IRR: 28.7%
• Equity multiple: 3.68×
• Total profit: $83,143
• Equity at exit: $9,597

Cash invested: $31,080 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,432 medium
• Mortgage (P&I): −$582
• Tax from tax record: −$148 /mo · $1,780/yr
• Insurance: −$46
• HOA: −$495
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $650

Break-even live

Break-even rent $1,610

Max offer price $111,000

Occupancy floor 68%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$2,600	$2.76	3d	31	1.45mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,963	$2.52	2d	40	1.46mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $111,000 Active 29 DOM
2. 2026-06-18
   price $111,000 Active 28 DOM
3. 2026-06-17
   days on market $109,000 Active 28 DOM
4. 2026-06-16
   days on market $109,000 Active 27 DOM
5. 2026-06-15
   days on market $109,000 Active 26 DOM
6. 2026-06-13
   pricedays on market $109,000 Active 24 DOM
7. 2026-06-10
   price $100,000 Active 20 DOM
8. 2026-06-09
   days on market $109,000 Active 20 DOM
9. 2026-06-08
   days on market $109,000 Active 19 DOM
10. 2026-06-07
    pricedays on market $109,000 Active 18 DOM
11. 2026-06-04
    days on market $109,500 Active 15 DOM
12. 2026-06-03
    days on market $109,500 Active 14 DOM
13. 2026-06-02
    days on market $109,500 Active 13 DOM
14. 2026-06-01
    days on market $109,500 Active 12 DOM
15. 2026-05-31
    pricedays on market $109,500 Active 11 DOM
16. 2026-05-22
    price $105,000
17. 2026-05-20
    listed $115,000 Active
18. 2022-08-15
    soldstatus $129,000 Closed 582-char remark

    Show marketing remark (582 chars)

    Substantially updated 1 Bedroom 1 Bath Apartment Georgian Courts. This Beauty is located in the exclusive Imperial Point in Ft Lauderdale. Updated Central AC and Stainless Steal Appliances, This unit also features Washer and Dryer Combo inside the unit and is conveniently located on the 1st Floor (No Stairs). Low Association and Low Taxes. Unit must be owned for 2 years before Renting and there's a maximun occupancy of 2 people for the 1 bedroom units. No excemptions please this condominium strictly enforce this rules. Very easy to show on Lockbox do not miss this oportunity.

19. 2022-07-26
    historical Active Under Contract 582-char remark

    Show marketing remark (582 chars)

    Substantially updated 1 Bedroom 1 Bath Apartment Georgian Courts. This Beauty is located in the exclusive Imperial Point in Ft Lauderdale. Updated Central AC and Stainless Steal Appliances, This unit also features Washer and Dryer Combo inside the unit and is conveniently located on the 1st Floor (No Stairs). Low Association and Low Taxes. Unit must be owned for 2 years before Renting and there's a maximun occupancy of 2 people for the 1 bedroom units. No excemptions please this condominium strictly enforce this rules. Very easy to show on Lockbox do not miss this oportunity.

20. 2022-06-21
    listed $129,900 Active 582-char remark

    Show marketing remark (582 chars)

    Substantially updated 1 Bedroom 1 Bath Apartment Georgian Courts. This Beauty is located in the exclusive Imperial Point in Ft Lauderdale. Updated Central AC and Stainless Steal Appliances, This unit also features Washer and Dryer Combo inside the unit and is conveniently located on the 1st Floor (No Stairs). Low Association and Low Taxes. Unit must be owned for 2 years before Renting and there's a maximun occupancy of 2 people for the 1 bedroom units. No excemptions please this condominium strictly enforce this rules. Very easy to show on Lockbox do not miss this oportunity.

ⓘ 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: $1,780 · $148/mo
• Projected year-2 tax: $1,780 · $148/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 22 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: $29,183
• − Mortgage interest: −$6,218
• − Property taxes: −$1,780
• − Insurance: −$555
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − HOA: −$5,940
• − Depreciation: −$3,229
• Taxable income: $6,792
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $6,165/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

-19.2% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $105,000 Beaches MLS
• 2026-05-20 Listed $115,000 Beaches MLS
• 2022-08-15 Sold (MLS) $129,000 MARMLS
• 2022-07-26 Contingent — MARMLS
• 2022-06-21 Listed $129,900 MARMLS

Property tax history

+19.1%/yr

Latest (2025): $1,780 · +0.4% YoY. Source: county tax records.