2170 NE 51st Ct Unit A21 · Fort Lauderdale, FL 33308

$169,800

1 bd · 1.0 ba · 700 sqft · Condo public records · 62 Days on market

Built 1965 $492/mo HOA · 18% 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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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

Beautiful corner unit, 1/1 condo in East Ft. Lauderdale! Desireable Montclair Gardens only a mile from the beach. Bright and spacious unit is well appointed with dual exits/entrance. Balconies on both sides provide great views and access to the front and back of the unit. Windows in each room for lots of natural light (Blinds in living room open/close & Kitchen window currently has shutter but can be removed for more light). Very clean complex includes pool, clubhouse, kitchen, library, game tables, shuffleboard and BBQ grill. Great location close to restaurants, shopping and lots of amenities! Book your private showing today! All information deemed reliable but verify.

Key facts

• Clubhouse
• Kitchen
• Game tables

Tags

• BALCONIES ON BOTH SIDES
• POOL
• CLUBHOUSE
• KITCHEN
• LIBRARY
• GAME TABLES

Property features AI

Finance

• Other: Community has 60 units; Pets not allowed
• Financial info: Not in a land lease community
• HOA & community: Association fee paid monthly; Association amenities include clubhouse, game room, picnic area, parking, pool, shuffleboard court, storage, community room, kitchen facilities, library, maintained grounds, sidewalks, and recreation facilities; Association fee includes cable TV, grounds and structure maintenance, trash, water, common areas, common real estate tax, legal/accounting, reserve funds, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Asphalt parking surface; One open parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Two-story building with second-floor entry; Entry on second floor; Faces south
• Construction: CBS construction
• Exterior features: Open porch; Porch; Pool house; Storage; Mixed roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Furnished; Blinds on windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Floranada Elementary School (math 65% / reading 69%, grade B+, #450 of 2,144 statewide, top 22%, 748 students, 54% FRL); James S. Rickards Middle School (math 18% / reading 31%, grade F, #522 of 571 statewide, top 93%, 755 students, 75% 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; 3 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).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $159,612 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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: 1.64% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 5.1

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $6,292
• Equity at exit: $25,318

10-year hold

• IRR: 13.8%
• Equity multiple: 2.16×
• Total profit: $55,150
• Equity at exit: $14,681

Cash invested: $47,544 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$890
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$71
• HOA: −$492
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $497

Break-even live

Break-even rent $2,163

Max offer price $169,800

Occupancy floor 77%

Sensitivity live

Price	-10% $593	-5% $545	+0% $497	+5% $449	+10% $401
Rent	-10% $276	-5% $387	+0% $497	+5% $607	+10% $718
Rate	-1.0pp $583	-0.5pp $540	base $497	+0.5pp $453	+1.0pp $408

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: $42,450
• Closing costs: $5,094
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	3d	59	1.37mi
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	18d	1	1.41mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	15d	45	1.44mi

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $169,800 Active 62 DOM
2. 2026-06-17
   days on market $169,800 Active 61 DOM
3. 2026-06-16
   days on market $169,800 Active 60 DOM
4. 2026-06-15
   days on market $169,800 Active 59 DOM
5. 2026-06-13
   days on market $169,800 Active 57 DOM
6. 2026-06-09
   days on market $169,800 Active 53 DOM
7. 2026-06-08
   days on market $169,800 Active 52 DOM
8. 2026-06-07
   days on market $169,800 Active 51 DOM
9. 2026-06-04
   days on market $169,800 Active 48 DOM
10. 2026-06-03
    days on market $169,800 Active 47 DOM
11. 2026-06-02
    days on market $169,800 Active 46 DOM
12. 2026-06-01
    days on market $169,800 Active 45 DOM
13. 2026-05-31
    days on market $169,800 Active 44 DOM
14. 2026-05-11
    price $169,800
15. 2026-04-16
    listed $179,900 Active
16. 2005-02-24
    soldstatus $145,000
17. 2004-08-06
    soldstatus $107,000
18. 1998-07-16
    soldstatus $41,200
19. 1989-12-19
    soldstatus $42,000

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 1/10 Low FEMA zone X (shaded) · 0% 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: $33,506
• − Mortgage interest: −$9,511
• − Property taxes: −$3,067
• − Insurance: −$849
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − HOA: −$5,904
• − Depreciation: −$4,940
• Taxable income: $3,874
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $5,034/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

+304.3% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $169,800 Beaches MLS
• 2026-04-16 Listed $179,900 Beaches MLS
• 2005-02-24 Sold (Public Records) $145,000 Public Records
• 2004-08-06 Sold (Public Records) $107,000 Public Records
• 1998-07-16 Sold (Public Records) $41,200 Public Records
• 1989-12-19 Sold (Public Records) $42,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,067 · +10.4% YoY. Source: county tax records.