900 NE 18th Ave Unit 1406-1407 · Fort Lauderdale, FL
Flood risk 4/10 · Minor
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.14%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- Cash flow +13.4/30.0
- 1% rule +7.1/10.0
- Schools +5.8/10.0
- Livability +4.1/5.0
- DSCR +4.0/10.0
- Condition / age +4.0/5.0
- Rent growth +3.2/5.0
- Appreciation +0.0/10.0
$455,000
900 NE 18th Ave Unit 1406-1407 · Fort Lauderdale, FL 33304
4 bd · 2.0 ba · 1,700 sqft · Condo
· 163 Days on market
Built 1970
$268/sqft
· 31% below area
Est $663k · 31% under
$1200/mo HOA · 22% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Rare once-in-a-lifetime opportunity to own the only 2 adjoining units in Victoria Park Tower (PH #1407 & #1406) being sold together for $565,000. These SE Corner Penthouse units connected by interior doors offer endless possibilities for multi-generational living, guest quarters, home/office space, investment potential, or creating one extraordinary custom sky residence. Enjoy sweeping panoramic ocean, waterfront, & skyline views of the Atlantic, Downtown Ft. Lauderdale, Port Everglades, New River, Middle River, & beyond while watching a daily parade of boats & yachts pass below.
Key facts
- Waterfront views
- Skyline views
- City lights
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath condo listed at $455k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $4 ($51/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($6k rent vs $455k).
- Recommended offer: $400k (12.0% below list) — sets the bar for market timing.
- Cap rate 6.3% vs local median 1.9% 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: Harbordale Elementary School (math 64% / reading 74%, grade A-, #399 of 2,144 statewide, top 19%, 487 students, 38% 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 53% FRL track the district average.
- Market conditions: Rents rising (+2.8%/yr); 972 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $5,505/mo this rent would consume 78% of the median local household income ($85k/yr) — 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 $3k of loan paydown is wiped out by about $14k 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 163 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 22% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$400,400
(12.0% below list)
Questions for the listing agent
- It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.21% ✓
- Cap rate
- 6.30%
- Cash-on-cash
- 0.04%
- DSCR
- 1.00
- GRM
- 6.9
CMA / ARV
- ARV (median comp)
- $662,742
- List price
- $455,000
- Delta
- -31.35%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1645 NE 16th Ave | 1.03mi | 4/3.0 | 1,742 (+2%) | 0mo | $674,810 | $387 | 56 |
| 640 NE 8th Ave | 0.86mi | 4/3.0 | 1,784 (+5%) | 1mo | $925,000 | $518 | 52 |
| 1212 NE 17th Ter | 0.44mi | 3/2.0 (-1) | 1,380 (-19%) | 0mo | $800,000 | $580 | 49 |
| 416 NE 11th Ave | 0.88mi | 3/3.5 (-1) | 1,615 (-5%) | 0mo | $1,059,300 | $656 | 45 |
| 502 NE 7th Ave Unit 1 | 1.03mi | 3/3.5 (-1) | 1,578 (-7%) | 0mo | $675,000 | $428 | 42 |
| 1522 NE 17th Ter | 0.81mi | 4/2.0 | 1,318 (-22%) | 0mo | $825,000 | $626 | 40 |
| 2500 E Las Olas Blvd #1806 | 1.26mi | 3/2.5 (-1) | 1,896 (+12%) | 0mo | $420,000 | $222 | 38 |
| 1728 NE 17th Ter | 1.06mi | 3/2.0 (-1) | 1,482 (-13%) | 1mo | $695,000 | $469 | 38 |
| 1216 SE 1st St | 1.12mi | 3/3.0 (-1) | 1,882 (+11%) | 1mo | $1,325,000 | $704 | 38 |
| 1900 NE 16th Ter | 1.20mi | 3/2.0 (-1) | 2,000 (+18%) | 1mo | $1,210,000 | $605 | 34 |
| 100 S Birch Rd #906 | 1.38mi | 3/2.5 (-1) | 1,958 (+15%) | 1mo | $1,175,000 | $600 | 32 |
| 417 NE 10th Ave | 0.95mi | 5/5.5 (+1) | 2,019 (+19%) | 0mo | $3,800,000 | $1,882 | 21 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 2.75% rent growth · sell at horizon
5-year hold
- IRR
- -16.4%
- Equity multiple
- 0.42×
- Total profit
- $-74,021
- Equity at exit
- $67,842
10-year hold
- IRR
- -8.4%
- Equity multiple
- 0.48×
- Total profit
- $-66,415
- Equity at exit
- $39,340
Cash invested: $127,400 (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.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33304
- Rents YoY
- 2.8%
- Active inventory
- 972
- Price-to-rent
- 6.9×
Monthly cashflow live
↻
- Estimated rent
- $5,505 high interval (Pro) →
- Mortgage (P&I)
- −$2,386
- Tax est. 1.5%
- −$569 /mo · $6,825/yr
- Insurance
- −$190
- HOA
- −$1,200
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,156
- Net cashflow
- $4
Break-even live
Break-even rent
$5,499
Max offer price
$455,000
Occupancy floor
95%
Sensitivity live
| Price | -10% $319 | -5% $161 | +0% $4 | +5% $-153 | +10% $-310 |
|---|---|---|---|---|---|
| Rent | -10% $-431 | -5% $-213 | +0% $4 | +5% $222 | +10% $439 |
| Rate | -1.0pp $233 | -0.5pp $120 | base $4 | +0.5pp $-114 | +1.0pp $-234 |
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
- $113,750
- Closing costs
- $13,650
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 823 NE 19th Ave Unit 1-3 Fort Lauderdale, FL | 3.0 | 2.0 | 1800 | $2,800 | $1.56 | 146d | 1 | 0.08mi |
| 823 NE 19th Ave Unit 1-3 Fort Lauderdale, FL | 3.0 | 2.0 | 1800 | $2,800 | $1.56 | 156d | 1 | 0.08mi |
| 832 NE 19th Ave #832 Fort Lauderdale, FL | 3.0 | 3.0 | 1914 | $5,750 | $3.00 | 114d | 1 | 0.11mi |
| 822 NE 19th Ave Fort Lauderdale, FL | 3.0 | 3.0 | 1914 | $4,500 | $2.35 | 64d | 1 | 0.12mi |
| 822 NE 19th Ave Fort Lauderdale, FL | 3.0 | 3.0 | 1914 | $4,990 | $2.61 | 10d | 1 | 0.12mi |
| 814 NE 19th Ave Fort Lauderdale, FL | 3.0 | 3.0 | 1914 | $7,500 | $3.92 | 81d | 1 | 0.13mi |
| 825 NE 17th Way Fort Lauderdale, FL | 3.0 | 2.5 | 2132 | $5,700 | $2.67 | 163d | 1 | 0.15mi |
| 748 NE 17th Way Fort Lauderdale, FL | 3.0 | 2.0 | 1489 | $8,400 | $5.64 | 10d | 1 | 0.18mi |
| 748 NE 17th Way #748 Fort Lauderdale, FL | 3.0 | 2.0 | 1489 | $8,800 | $5.91 | 17d | 1 | 0.18mi |
| 748 NE 17th Way Fort Lauderdale, FL | 3.0 | 2.0 | 1489 | $8,400 | $5.64 | 17d | 1 | 0.18mi |
| 1025 NE 18th Ave #104 Fort Lauderdale, FL | 3.0 | 2.5 | 1542 | $5,200 | $3.37 | 18d | 1 | 0.20mi |
| 1025 NE 18th Ave #104 Fort Lauderdale, FL | 3.0 | 2.5 | 1542 | $5,200 | $3.37 | 10d | 1 | 0.20mi |
| 1045 NE 18th Ave Fort Lauderdale, FL | 3.0 | 1.0–2.5 | 1306 | $4,800 | $3.67 | 12d | 1 | 0.20mi |
| 1045 NE 18th Ave Fort Lauderdale, FL | 3.0 | 1.0–2.5 | 1306 | $4,800 | $3.67 | 10d | 2 | 0.20mi |
| 1048 N Victoria Park Rd Unit Th Fort Lauderdale, FL | 3.0 | 3.5 | 1988 | $6,600 | $3.32 | 10d | 1 | 0.20mi |
| 1033 NE 17th Way Fort Lauderdale, FL | 3.0–4.0 | 2.5–4.5 | 2105 | $3,750 | $1.78 | 38d | 2 | 0.21mi |
| 1033 NE 17th Way Fort Lauderdale, FL | 3.0 | 2.5–3.5 | 1945 | $3,775 | $1.94 | 1d | 2 | 0.21mi |
| 1033 NE 17th Way Fort Lauderdale, FL | 3.0–4.0 | 2.5–4.5 | 1945 | $4,300 | $2.21 | 165d | 4 | 0.21mi |
| 1056 N Victoria Park Rd Fort Lauderdale, FL | 3.0 | 3.5 | 1988 | $6,400 | $3.22 | 99d | 1 | 0.22mi |
| 1058 N Victoria Park Rd Fort Lauderdale, FL | 3.0 | 3.5 | 1988 | $6,500 | $3.27 | 3d | 1 | 0.22mi |
| 1058 N Victoria Park Rd Fort Lauderdale, FL | 3.0 | 3.5 | 1988 | $6,650 | $3.35 | 10d | 1 | 0.22mi |
| 1052 N Victoria Park Rd Fort Lauderdale, FL | 3.0 | 3.5 | 2074 | $6,250 | $3.01 | 100d | 1 | 0.22mi |
| 720 NE 17th Ter Fort Lauderdale, FL | 3.0 | 2.0 | 1903 | $6,500 | $3.42 | 102d | 1 | 0.25mi |
| 720 NE 17th Ter Fort Lauderdale, FL | 3.0 | 2.0 | 1903 | $6,000 | $3.15 | 63d | 1 | 0.25mi |
| 720 NE 17th Ter Fort Lauderdale, FL | 3.0 | 2.0 | 1903 | $6,500 | $3.42 | 10d | 1 | 0.25mi |
| 1100 NE 17th Way Fort Lauderdale, FL | 3.0 | 2.0 | 1515 | $6,500 | $4.29 | 10d | 1 | 0.26mi |
| 1100 NE 17th Way Fort Lauderdale, FL | 3.0 | 2.0 | 1515 | $6,500 | $4.29 | 15d | 1 | 0.26mi |
| 1640 E Sunrise Blvd Fort Lauderdale, FL | 1.0–3.0 | 1.0–2.0 | 1195 | $4,010 | $3.36 | 0d | 13 | 0.28mi |
| 815 NE 17th Ave #5 Fort Lauderdale, FL | 3.0 | 2.5 | 1823 | $6,850 | $3.76 | 65d | 1 | 0.28mi |
| 1629 NE 9th St #1629 Fort Lauderdale, FL | 3.0 | 2.5 | 1913 | $4,900 | $2.56 | 21d | 1 | 0.28mi |
| 1629 NE 9th St Fort Lauderdale, FL | 3.0 | 3.0 | 1913 | $4,900 | $2.56 | 9d | 1 | 0.28mi |
| 1629 NE 9th St Fort Lauderdale, FL | 3.0 | 2.0 | 1913 | $4,900 | $2.56 | 0d | 1 | 0.28mi |
| 1629 NE 9th St #1629 Fort Lauderdale, FL | 3.0 | 2.5 | 1913 | $4,900 | $2.56 | 10d | 1 | 0.28mi |
| 1629 NE 9th St #1629 Fort Lauderdale, FL | 3.0 | 2.5 | 1913 | $4,900 | $2.56 | 19d | 1 | 0.28mi |
| 704 NE 20th Ave Fort Lauderdale, FL | 3.0 | 3.0 | 1884 | $6,750 | $3.58 | 80d | 1 | 0.29mi |
| 1039 NE 17th Ave Fort Lauderdale, FL | 3.0 | 2.0 | 1352 | $3,600 | $2.66 | 10d | 1 | 0.32mi |
| 1039 NE 17th Ave Fort Lauderdale, FL | 3.0 | 2.0 | 1352 | $3,600 | $2.66 | 76d | 1 | 0.32mi |
| 1180 N Federal Hwy Fort Lauderdale, FL | 2.0–3.0 | 2.0–3.5 | 1948 | $9,700 | $4.98 | 6d | 3 | 0.32mi |
| 1180 N Federal Hwy Fort Lauderdale, FL | 2.0–3.0 | 2.0–3.5 | 1948 | $9,700 | $4.98 | 10d | 3 | 0.32mi |
| 1032 NE 16th Ter Fort Lauderdale, FL | 3.0 | 2.0 | 1490 | $3,900 | $2.62 | 10d | 1 | 0.34mi |
Property features AI
Finance
- Other
- Building area (public records) approximately 1,700
- Financial info
- Land lease not applicablePets not allowed
- HOA & community
- Association with monthly HOA duesAssociation amenities include laundry, pool, community room, lobby, maintenance, recreation facilitiesHOA fee includes sewer, trash, water, common areas, elevator, hot water, and pool service
Exterior
- Parking
- Assigned parking with two open spaces (total 2)
- Security
- Secure elevator accessClosed circuit camera systemSecurity system
- Utilities
- Public waterPublic sewerCable availableElectricity connectedWater connectedSewer connected
- Home design
- Condominium in a mid/high-rise buildingOne level/unitFaces southeast
- Construction
- CBS constructionFlat and other roof types14-story buildingBuilt as resale condition
- Exterior features
- Paved road frontage on a city streetNot waterfrontPoolMaintained community groundsCommunity room and lobbyRecreation facilities
Interior
- Kitchen
- DishwasherDisposalElectric rangeMicrowaveRefrigeratorElectric water heater
- Bedrooms
- One main-level bedroom
- Flooring
- ConcreteLaminateOther
- Bathrooms
- Two full bathrooms (one on main level)
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Walk-in closetsPlantation shutters and storm shuttersClosed circuit cameras and security system with secure elevator access
- Laundry & utility
- Laundry in common area
HOA detail $1,200/mo · $14,400/yr condo
- Likely covers
- water
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $455,000 Active 163 DOM
-
2026-11-07days on market $455,000 Active 162 DOM
-
2026-11-07days on market $455,000 Active 161 DOM
-
2026-11-05days on market $455,000 Active 160 DOM
-
2026-11-04days on market $455,000 Active 159 DOM
-
2026-11-02days on market $455,000 Active 157 DOM
-
2026-11-01days on market $455,000 Active 156 DOM
-
2026-10-31days on market $455,000 Active 155 DOM
-
2026-10-30days on market $455,000 Active 154 DOM
-
2026-10-29days on market $455,000 Active 153 DOM
-
2026-10-28days on market $455,000 Active 152 DOM
-
2026-10-27days on market $455,000 Active 151 DOM
-
2026-10-26days on market $455,000 Active 150 DOM
-
2026-10-26days on market $455,000 Active 149 DOM
-
2026-10-24days on market $455,000 Active 148 DOM
-
2026-10-23days on market $455,000 Active 147 DOM
-
2026-10-23price $455,000 Active 146 DOM
-
2026-10-22days on market $475,000 Active 146 DOM
-
2026-10-21days on market $475,000 Active 145 DOM
-
2026-10-20days on market $475,000 Active 144 DOM
-
2026-10-19days on market $475,000 Active 143 DOM
-
2026-10-18days on market $475,000 Active 142 DOM
-
2026-10-17days on market $475,000 Active 141 DOM
-
2026-10-16days on market $475,000 Active 140 DOM
-
2026-10-15days on market $475,000 Active 139 DOM
-
2026-10-14days on market $475,000 Active 138 DOM
-
2026-10-13days on market $475,000 Active 137 DOM
-
2026-10-12days on market $475,000 Active 136 DOM
-
2026-10-11days on market $475,000 Active 135 DOM
-
2026-10-10days on market $475,000 Active 134 DOM
-
2026-10-09days on market $475,000 Active 133 DOM
-
2026-10-08days on market $475,000 Active 132 DOM
-
2026-10-07days on market $475,000 Active 131 DOM
-
2026-10-06days on market $475,000 Active 130 DOM
-
2026-10-05days on market $475,000 Active 129 DOM
-
2026-10-04days on market $475,000 Active 128 DOM
-
2026-10-03days on market $475,000 Active 127 DOM
-
2026-10-02days on market $475,000 Active 126 DOM
-
2026-09-29days on market $475,000 Active 123 DOM
-
2026-09-27days on market $475,000 Active 121 DOM
-
2026-09-23days on market $475,000 Active 117 DOM
-
2026-09-22days on market $475,000 Active 116 DOM
-
2026-09-21days on market $475,000 Active 115 DOM
-
2026-09-20days on market $475,000 Active 114 DOM
-
2026-09-18pricedays on market $475,000 Active 112 DOM
-
2026-09-17days on market $489,000 Active 111 DOM
-
2026-09-16days on market $489,000 Active 110 DOM
-
2026-09-15days on market $489,000 Active 109 DOM
-
2026-09-14days on market $489,000 Active 108 DOM
-
2026-09-13days on market $489,000 Active 107 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 4/10 Moderate FEMA zone X (unshaded) · 14% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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 · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $66,055
- − Mortgage interest
- −$25,487
- − Property taxes
- −$6,825
- − Insurance
- −$2,275
- − Repairs & maintenance
- −$5,284
- − Management
- −$5,284
- − HOA
- −$14,400
- − Depreciation
- −$13,236
- Taxable loss
- −$6,737
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,617
- After-tax cash flow
- $1,668/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $8,500–$25,500 screening
This penthouse unit in Victoria Park Tower is in good condition with a good location and panoramic views. It offers a great opportunity for multi-generational living or investment potential.
Value-add opportunities
- Both Painting the interior walls — Fresh paint can enhance the appearance and value of the property. ↑
- Both Updating the flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms. ↑
- Both Installing smart home technology — Smart home features can increase the property's appeal and value, especially for potential buyers and renters. ↑
- Both Upgrading the kitchen appliances — Modern, energy-efficient appliances can enhance the functionality and value of the kitchen. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 58/100
Zoned Schools
Elementary
Harbordale Elementary School
A-
FL #399/2,144
Nat'l #4,045/41,679
Middle
Sunrise Middle School
C
FL #237/571
Nat'l #3,276/14,009
High
Fort Lauderdale High School
C-
FL #154/667
Nat'l #4,948/17,239
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
A
Composite livability gradescore 82/100
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 · 2,207,033 people
- City population
- 235,769
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 18,332
- Household income
- $84,920
- Rent vs Own
- Severe rent burden
- 14% of renters
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
- Diverse neighborhood (Simpson 0.63)
- Race & ethnicity
- White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 4% Cuban 3%
- Languages at home
- 61% English-only · Spanish 20% Other Indo-European 6% French/Haitian/Cajun 5%
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
- ▼ -522.22%
- Current HPI
- 348.0065
- Rent YoY
- ▲ 2.75%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-05-29 Listed $565,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…