3300 NE 36th St #708 · Fort Lauderdale, FL 33308

$475,000

3 bd · 2.0 ba · 1,400 sqft · Condo public records · 7 Days on market

Built 1965 $1070/mo HOA · 22% of rent ↓ 21% since listing

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rarely available 3 bedroom corner residence with 3 full bedrooms. Sweeping views of both the Ocean and IntraCoastal. Move in Ready with nicely updated kitchen, built in water purification system and trash compactor. Master bedroom features large sitting area and ensuite bath with step-in marble shower. All ductwork cleaned and purified by Stanley Steamer. Enjoy sunsets from your 22 windows and glass balcony. Building sits on 5 acres of resort like setting with 24/7 security, huge heated pool, fitness center, bocce ball court and bicycle room. IntraCoastal Clubhouse just down the street. Fully funding reserves, passed all inspections. 55+ Cash only.

Key facts

• $1,070 HOA
• Parking
• Pool

Property features AI

Finance

• Other: Senior community
• Financial info: No land lease; Pets not allowed (per multi-family info)
• HOA & community: Association: Coral Ridge Towers East; Monthly association fee (includes cable, internet, water, sewer, trash, common area maintenance, elevator, reserve funds, roof repairs, recreation facility, security, pest control and grounds maintenance); Community amenities: clubhouse, heated pool, fitness center, laundry, management on site, picnic area, parking, storage, trails, bike storage, bocce ball, community room, kitchen facilities, library, lobby, sidewalks, recreation facilities, maintenance, trash chute, car wash area, internet included

Exterior

• Parking: Assigned parking plus guest parking (1 open space total)
• Security: Building security with security guard; Closed-circuit cameras; Fire alarm and smoke detectors; Secure elevator and attended lobby
• Utilities: Public water; Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Stock cooperative; One level; Resale condition; Faces east; Located in Coral Ridge Towers East (17-story building)
• Construction: Concrete block construction (no stucco); Composition roof; Piling foundation; Building area about 1,400 (public records)
• Exterior features: Corner lot with many trees; No-fixed-bridge waterfront with ocean access and Intracoastal access; Masonry and wrought iron fencing; Paved, publicly maintained road frontage east of US-1; In-ground private pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Trash compactor; Owned water purifier
• Bedrooms: Three bedrooms on main level
• Flooring: Carpet; Parquet; Tile
• Bathrooms: Two full bathrooms on main level
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump); Ceiling fans
• Interior features: Built-in features; Entrance foyer; Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $475k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $462k (2.8% below list).
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $462k (2.8% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Bayview Elementary School (math 79% / reading 85%, grade A+, #79 of 2,144 statewide, top 4%, 552 students, 23% 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 48% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 48% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Broward average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 746 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $4,862/mo this rent would consume 62% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $461,618 (2.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 8.1

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-78,231
• Equity at exit: $70,824

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-59,563
• Equity at exit: $41,069

Cash invested: $133,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $4,862 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$198
• HOA: −$1,070
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $-76

Break-even live

Break-even rent $4,958

Max offer price $461,618

Occupancy floor 97%

Sensitivity live

Price	-10% $193	-5% $59	+0% $-76	+5% $-210	+10% $-345
Rent	-10% $-460	-5% $-268	+0% $-76	+5% $116	+10% $308
Rate	-1.0pp $163	-0.5pp $45	base $-76	+0.5pp $-199	+1.0pp $-324

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: $118,750
• Closing costs: $14,250
• 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	21d	1	0.15mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	3d	1	0.15mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	17d	4	0.19mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$8,660	$3.01	9d	4	0.19mi
3410 Galt Ocean Dr Unit 2008N Fort Lauderdale, FL	2.0	2.0	1662	$4,450	$2.68	26d	1	0.21mi
3333 NE 32nd Ave #1207 Fort Lauderdale, FL	3.0	3.0	1590	$6,000	$3.77	0d	1	0.21mi
3333 NE 32nd Ave #1207 Fort Lauderdale, FL	3.0	3.0	1590	$6,500	$4.09	26d	1	0.21mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	26d	2	0.22mi
3600 Galt Ocean Dr Unit 9C Fort Lauderdale, FL	2.0	2.0	1155	$4,000	$3.46	26d	1	0.22mi
3400 Galt Ocean Dr Unit 203S Fort Lauderdale, FL	2.0	2.0	1662	$4,200	$2.53	26d	1	0.22mi
3400 Galt Ocean Dr Unit 1906S Fort Lauderdale, FL	2.0	2.0	1550	$4,800	$3.10	5d	1	0.22mi
3400 Galt Ocean Dr Unit 503S Fort Lauderdale, FL	2.0	2.0	1662	$4,600	$2.77	26d	1	0.22mi
3750 Galt Ocean Dr #1002 Fort Lauderdale, FL	2.0	2.0	1580	$6,500	$4.11	19d	1	0.23mi
3100 N Ocean Blvd #606 Fort Lauderdale, FL	2.0	2.0	1537	$5,000	$3.25	26d	1	0.26mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	4d	7	0.27mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	16d	6	0.27mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	6d	6	0.27mi
3200 N Ocean Blvd #1506 Fort Lauderdale, FL	2.0	2.0	1630	$8,250	$5.06	9d	1	0.27mi
3200 N Ocean Blvd #406 Fort Lauderdale, FL	2.0	2.0	1630	$8,400	$5.15	20d	1	0.27mi
3200 N Ocean Blvd #1205 Fort Lauderdale, FL	2.0	2.0	1630	$6,000	$3.68	15d	1	0.27mi
3200 N Ocean Blvd #506 Fort Lauderdale, FL	2.0	2.0	1630	$4,950	$3.04	26d	1	0.27mi
3200 N Ocean Blvd #1406 Fort Lauderdale, FL	2.0	2.0	1630	$5,500	$3.37	26d	1	0.27mi
3200 N Ocean Blvd #2105 Fort Lauderdale, FL	2.0	2.0	1630	$7,800	$4.79	26d	1	0.27mi
3200 N Ocean Blvd #406 Fort Lauderdale, FL	2.0	2.0	1634	$6,200	$3.79	26d	1	0.27mi
3850 Galt Ocean Dr #210 Fort Lauderdale, FL	2.0	2.0	1580	$3,200	$2.03	17d	1	0.30mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	19d	4	0.33mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	0d	4	0.33mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$5,000	$3.87	9d	3	0.36mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$5,000	$3.87	6d	4	0.36mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$5,000	$3.77	19d	3	0.36mi
4010 Galt Ocean Dr #802 Fort Lauderdale, FL	2.0	2.0	1190	$5,000	$4.20	16d	1	0.39mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	1355	$5,000	$3.69	15d	2	0.40mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	7d	2	0.40mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	6d	3	0.40mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1190	$3,150	$2.65	22d	2	0.40mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	6d	4	0.43mi
3020 NE 32nd Ave Fort Lauderdale, FL	2.0	2.0	1185	$3,875	$3.27	9d	3	0.43mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1553	$8,750	$5.63	6d	6	0.43mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1536	$8,750	$5.69	6d	7	0.43mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	26d	1	0.48mi

HOA detail condo

• Monthly dues: $1,070 · $12,840/yr
• Likely covers: watertrashpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   price $475,000
3. 2026-04-25
   listed $599,000 Active

ⓘ 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: $1,896 · $158/mo
• Projected year-2 tax: $3,942 · $329/mo
• Expected delta: +$2,046/yr (+$171/mo · 107.9%)

ⓘ 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 (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $58,346
• − Mortgage interest: −$26,607
• − Property taxes: −$1,896
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,668
• − Management: −$4,668
• − HOA: −$12,840
• − Depreciation: −$13,818
• Taxable loss: −$8,526
• Est. tax savings @ 24.0%: +$2,046
• After-tax cash flow: $1,137/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

-20.7% since first listed

3 events — show timeline

• 2026-05-02 Pending — Beaches MLS
• 2026-04-28 Price Changed $475,000 Beaches MLS
• 2026-04-25 Listed $599,000 Beaches MLS

Property tax history

+3.6%/yr

Latest (2025): $1,896 · +7.8% YoY. Source: county tax records.