6750 NE 21st Rd #123 · Fort Lauderdale, FL 33308

$189,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 99 Days on market

Built 1969 $737/mo HOA · 21% of rent

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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 +29.7/30.0
• 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

Two bedroom/ Two full bath condo located in the wonderful community of Imperial Point Colonnades. Plenty of amenities to enjoy year round! Just 3 miles to the beautiful beach, shopping & restaurants in Lauderdale By The Sea! One assigned parking space, must own for 2 years prior to renting, then you are allowed to rent once per year with a 90 day minimum. Maintenance fee is $2,210/quarter and includes water, cable and internet. HOA requires a minimum 700 credit score. Two bedroom/ Two full bath condo located in the wonderful community of Imperial Point Colonnades. Plenty of amenities to enjoy year round! Just 3 miles to the beautiful beach, shopping & restaurants in Lauderdale B

Key facts

• 3 miles to the beach
• $737 HOA
• Parking

Tags

• 3 MILES TO THE BEACH
• ASSIGNED PARKING SPACE
• AMENITIES TO ENJOY YEAR ROUND

Property features AI

Finance

• Other: Living area approximately 1,008 (value provided in listing); No land lease
• HOA & community: Has association; Quarterly HOA fee; HOA covers maintenance of grounds and structure, water, common areas, recreation facility, and pool service; Community amenities: Cabana, Car wash area, Fitness center, Picnic area, Pool, Shuffleboard court, Community room, Library

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Utilities: Has heating; Has cooling
• Home design: Condominium; Resale; 2 total stories; Entry on second floor
• Construction: CBS construction
• Exterior features: Second-floor entry; Not waterfront; West of US-1 road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,568/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 10116% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.89% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 4.4

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $15,856
• Equity at exit: $28,181

10-year hold

• IRR: 17.8%
• Equity multiple: 2.54×
• Total profit: $81,749
• Equity at exit: $16,341

Cash invested: $52,920 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,568 high
• Mortgage (P&I): −$991
• Tax from tax record: −$327 /mo · $3,919/yr
• Insurance: −$79
• HOA: −$737
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $685

Break-even live

Break-even rent $2,701

Max offer price $189,000

Occupancy floor 76%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	2d	16	0.29mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,694	$2.47	2d	17	0.39mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	24d	1	0.49mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	24d	1	0.49mi
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	22d	1	0.50mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	24d	1	0.54mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	24d	1	0.54mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	24d	1	0.62mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	4d	1	0.63mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	10d	1	0.63mi
1101 SW 1st Ave Pompano Beach, FL	3.0	1.5	1206	$3,400	$2.82	24d	1	0.77mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	4d	1	0.77mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	24d	2	0.77mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	24d	1	0.79mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	1d	1	0.79mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	24d	1	0.86mi
342 SW 14th St Pompano Beach, FL	3.0	2.0	1458	$5,000	$3.43	24d	1	0.88mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	3d	1	0.90mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$3,716	$3.16	1d	40	0.90mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	5d	1	0.94mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	24d	1	0.95mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	22d	1	0.95mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	24d	1	0.95mi
1065 SW 4th Ter Pompano Beach, FL	3.0	2.0	1292	$4,000	$3.10	7d	1	1.03mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	24d	6	1.06mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	3d	3	1.06mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	14d	6	1.06mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	24d	1	1.14mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	1.16mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	1.21mi
391 SE 15th Ave Pompano Beach, FL	3.0	2.0	1332	$5,000	$3.75	24d	1	1.23mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,575	$4.21	24d	2	1.23mi
200 SE 3rd St Pompano Beach, FL	3.0	2.0	1481	$6,999	$4.73	11d	1	1.23mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	1.24mi
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	24d	1	1.24mi
320 SE 11th Ave Pompano Beach, FL	3.0	2.0	1350	$2,250	$1.67	24d	1	1.25mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	1.26mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	5d	2	1.28mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	20d	3	1.28mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	7d	2	1.28mi

HOA detail condo

• Monthly dues: $737 · $8,844/yr
• Likely covers: waterinternetcableparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $189,000 Active 99 DOM
2. 2026-06-17
   days on market $189,000 Active 98 DOM
3. 2026-06-16
   days on market $189,000 Active 97 DOM
4. 2026-06-15
   days on market $189,000 Active 96 DOM
5. 2026-06-13
   days on market $189,000 Active 94 DOM
6. 2026-06-09
   days on market $189,000 Active 90 DOM
7. 2026-06-07
   days on market $189,000 Active 88 DOM
8. 2026-06-04
   days on market $189,000 Active 85 DOM
9. 2026-06-03
   days on market $189,000 Active 84 DOM
10. 2026-06-02
    days on market $189,000 Active 83 DOM
11. 2026-06-01
    days on market $189,000 Active 82 DOM
12. 2026-05-31
    statusdays on market $189,000 Active 81 DOM
13. 2026-05-08
    listed $1,850
14. 2026-05-08
    historical $1,850
15. 2026-04-14
    historical Active Under Contract
16. 2026-02-25
    listed $189,000 Active
17. 2026-02-04
    price $1,850
18. 2026-01-08
    listed $1,900
19. 2025-11-17
    historical $1,900
20. 2025-10-08
    listed $1,900
21. 2025-09-24
    historical $1,900
22. 2025-09-04
    price $1,900
23. 2025-06-30
    listed $2,000
24. 2021-07-09
    soldstatus $135,000
25. 2019-04-03
    soldstatus $123,000
26. 2019-01-25
    historical
27. 2018-11-09
    price $134,900
28. 2018-09-24
    price $139,900
29. 2018-08-28
    listed $149,900 Active
30. 1999-06-25
    soldstatus $69,000

ⓘ 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: $3,919 · $327/mo
• Projected year-2 tax: $3,919 · $327/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: $42,816
• − Mortgage interest: −$10,587
• − Property taxes: −$3,919
• − Insurance: −$945
• − Repairs & maintenance: −$3,425
• − Management: −$3,425
• − HOA: −$8,844
• − Depreciation: −$5,498
• Taxable income: $6,172
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $6,742/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

-97.3% since first listed

18 events — show timeline

• 2026-05-08 Listed for Rent $1,850 RMLSFL
• 2026-05-08 Rental Removed $1,850 GFLMLS
• 2026-04-14 Contingent — Beaches MLS
• 2026-02-25 Listed $189,000 Beaches MLS
• 2026-02-04 Price Changed $1,850 GFLMLS
• 2026-01-08 Listed for Rent $1,900 GFLMLS
• 2025-11-17 Rental Removed $1,900 GFLMLS
• 2025-10-08 Listed for Rent $1,900 GFLMLS
• 2025-09-24 Rental Removed $1,900 GFLMLS
• 2025-09-04 Price Changed $1,900 GFLMLS
• 2025-06-30 Listed for Rent $2,000 GFLMLS
• 2021-07-09 Sold (Public Records) $135,000 Public Records
• 2019-04-03 Sold (Public Records) $123,000 Public Records
• 2019-01-25 Listing Removed — MARMLS
• 2018-11-09 Price Changed $134,900 MARMLS
• 2018-09-24 Price Changed $139,900 MARMLS
• 2018-08-28 Listed $149,900 MARMLS
• 1999-06-25 Sold (Public Records) $69,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,919 · +4.9% YoY. Source: county tax records.