2721-2731 SW 13 Ave · Fort Lauderdale, FL 33315

$625,000

None bd · None ba · 1,661 sqft · MultiFamily · 102 Days on market

Built 1965 Fair condition Est $669k · 7% under

---

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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks

Convenitialy located off of Marina Mile these 2/1s could use some updating, There is a carport out front for 2 cars, New roof only a couple years old, Has nice size backyard for entertaining. They would make a Great crews quarters or possibly Air B & B. Please do not disturb tenants. Convenitialy located off of Marina Mile these 2/1s could use some updating, There is a carport out front for 2 cars, New roof only a couple years old, Has nice size backyard for entertaining. They would make a Great crews quarters or possibly Air B & B. Please do not disturb tenants.

Key facts

• Carport
• Backyard
• New roof

Tags

• CARPORT
• NEW ROOF
• BACKYARD

Property features AI

Finance

• Financial info: Includes one total unit (multifamily)
• HOA & community: Association fees include grounds maintenance

Exterior

• Utilities: Public water; Sewer available; Cable available
• Home design: Duplex; One story; Resale property
• Construction: CBS construction; Composition and shingle roof
• Exterior features: Not waterfront; Directions: SW 9 Ave to SW 28 Street west to 13 Ave, north to property on west side of street

Interior

• Bedrooms: Duplex has 1 unit total
• Flooring: Ceramic tile; Other
• Heating & cooling: Central heating (electric) with separate meters; Central air conditioning (electric)
• Interior features: Ceramic tile flooring; Other flooring types

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $625k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $725/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $625k).
• Recommended offer: $569k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: Croissant Park Elementary School (math 36% / reading 37%, grade F, #1,656 of 2,144 statewide, top 78%, 692 students, 83% FRL); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $11,166/mo this rent would consume 152% of the median local household income ($88k/yr) (locally 762% 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 $4k of loan paydown is wiped out by about $19k 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 + 0.0% rent growth), your $175k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($569k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $568,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.79% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.87%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $669,383
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 SW 29th St	0.40mi	—/—	1,770 (+7%)	3mo	$660,000	$373	68
1712 SW 20th St	0.58mi	8/4.0	1,776 (+7%)	13mo	$715,000	$403	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.82×
• Total profit: $143,307
• Equity at exit: $93,190

10-year hold

• IRR: 26.9%
• Equity multiple: 3.04×
• Total profit: $356,131
• Equity at exit: $54,039

Cash invested: $175,000 (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 33315

• Rents YoY: -0.4%
• Active inventory: 246
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $11,166 medium
• Mortgage (P&I): −$3,278
• Tax est. 1.5%: −$781 /mo · $9,375/yr
• Insurance: −$260
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,345
• Net cashflow: $4,350

Break-even live

Break-even rent $5,660

Max offer price $625,000

Occupancy floor 56%

Sensitivity live

Price	-10% $4,782	-5% $4,566	+0% $4,350	+5% $4,134	+10% $3,918
Rent	-10% $3,468	-5% $3,909	+0% $4,350	+5% $4,791	+10% $5,232
Rate	-1.0pp $4,665	-0.5pp $4,509	base $4,350	+0.5pp $4,188	+1.0pp $4,023

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$11,166
Total (6 units)			$11,166

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2650 SW 13th Ave Fort Lauderdale, FL	3.0	2.0	1914	$3,750	$1.96	22d	1	0.05mi
2650 SW 13th Ave Fort Lauderdale, FL	3.0	2.0	1914	$3,750	$1.96	13d	1	0.05mi
1401 W State Road 84 Fort Lauderdale, FL	2.0	2.0	1386	$2,741	$1.98	14d	1	0.18mi
1401 Marina Mile Blvd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1117	$2,878	$2.58	0d	9	0.20mi
1502 SW 29th St Fort Lauderdale, FL	3.0	2.5	1646	$3,500	$2.13	15d	1	0.21mi
1231 SW 32nd St Fort Lauderdale, FL	2.0	3.0	1619	$4,000	$2.47	16d	1	0.23mi
1522 SW 30th St Unit 1 Fort Lauderdale, FL	2.0	1.0	1574	$2,400	$1.52	23d	1	0.23mi
1522 SW 30th St Unit 1 Fort Lauderdale, FL	2.0	1.0	1574	$2,300	$1.46	3d	1	0.23mi
1005 SW 30th St Unit 1007 Fort Lauderdale, FL	2.0	2.0	1985	$3,300	$1.66	7d	1	0.25mi
1248 SW 32nd St Fort Lauderdale, FL	3.0	2.0	1409	$4,250	$3.02	22d	1	0.25mi
1248 SW 32nd St Unit 1248 Fort Lauderdale, FL	3.0	2.0	1409	$4,250	$3.02	26d	1	0.25mi
1480 SW 24th Ct Fort Lauderdale, FL	2.0	2.0	1182	$2,590	$2.19	9d	1	0.26mi
951 SW 30th St Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1510	$2,350	$1.56	26d	1	0.26mi
1484 SW 32nd St Fort Lauderdale, FL	3.0	2.0	2141	$8,500	$3.97	26d	1	0.29mi
1401 SW 32nd Ct Fort Lauderdale, FL	2.0	2.5	1080	$3,500	$3.24	15d	1	0.29mi
2831 SW 16th Ter Unit 2831 Fort Lauderdale, FL	3.0	2.5	1377	$3,000	$2.18	26d	1	0.30mi
1502 SW 24th St Unit B Fort Lauderdale, FL	3.0	2.0	2021	$3,400	$1.68	17d	1	0.31mi
1502 SW 24th St Unit B Fort Lauderdale, FL	3.0	2.0	2021	$3,400	$1.68	18d	1	0.31mi
1041 SW 32nd St Fort Lauderdale, FL	3.0	2.0	1413	$4,300	$3.04	22d	1	0.31mi
1512 SW 24th St Fort Lauderdale, FL	3.0	2.0	1274	$4,000	$3.14	16d	1	0.34mi
1021 SW 32nd Ct Unit 1-2 Fort Lauderdale, FL	2.0	1.0	2061	$2,100	$1.02	26d	1	0.36mi
1824 SW 29th St Fort Lauderdale, FL	2.0	1.0	1130	$2,700	$2.39	26d	1	0.40mi
1500 SW 22nd St Fort Lauderdale, FL	3.0	2.0	1144	$5,000	$4.37	7d	1	0.43mi
3238 SW 16th Ter #3238 Fort Lauderdale, FL	3.0	2.0	1969	$3,599	$1.83	9d	1	0.47mi
1501 SW 21st St Fort Lauderdale, FL	3.0	1.5	1946	$2,900	$1.49	26d	1	0.50mi
1700 SW 20th St Unit A Fort Lauderdale, FL	2.0	2.0	1945	$2,950	$1.52	9d	1	0.58mi
1700 SW 20th St Unit A Fort Lauderdale, FL	2.0	2.0	1945	$2,950	$1.52	12d	1	0.58mi
843 SW 20th St Fort Lauderdale, FL	3.0	1.0	1195	$3,490	$2.92	26d	1	0.61mi
843 SW 20th St Fort Lauderdale, FL	3.0	2.0	1195	$3,490	$2.92	0d	1	0.61mi
1841 SW 22nd St Unit A Fort Lauderdale, FL	2.0	1.0	2072	$1,850	$0.89	7d	1	0.63mi
1841 SW 22nd St Unit A Fort Lauderdale, FL	2.0	1.0	2072	$1,950	$0.94	23d	1	0.63mi
1836 SW 9th Ave Fort Lauderdale, FL	3.0	3.0	1581	$4,500	$2.85	26d	1	0.67mi
1300 SW 17th St Fort Lauderdale, FL	3.0	2.0	1997	$6,500	$3.25	26d	1	0.71mi
2600 Marina Bay Dr E Fort Lauderdale, FL	1.0–3.0	1.5–2.0	1099	$2,539	$2.31	0d	17	0.75mi
2500 SW 22nd Ter Fort Lauderdale, FL	1.0–2.0	1.0–2.0	874	$3,208	$3.67	0d	12	0.85mi
953 SW 16th St Unit ! Fort Lauderdale, FL	3.0	2.0	1254	$2,650	$2.11	26d	1	0.91mi
226 SW 23rd St Unit 1-3 Fort Lauderdale, FL	1.0	1.0	1825	$2,500	$1.37	16d	1	0.96mi
242 SW 20th St Fort Lauderdale, FL	2.0	1.0	1188	$2,800	$2.36	26d	1	0.96mi
233 SW 21st St Fort Lauderdale, FL	3.0	2.0	1212	$3,300	$2.72	26d	1	0.98mi
1601 SW 20th Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	1894	$1,500	$0.79	19d	1	0.99mi

Listing history 14 events

1. 2026-06-21
   days on market $625,000 Active 102 DOM
2. 2026-06-18
   days on market $625,000 Active 99 DOM
3. 2026-06-17
   days on market $625,000 Active 98 DOM
4. 2026-06-16
   days on market $625,000 Active 97 DOM
5. 2026-06-15
   days on market $625,000 Active 96 DOM
6. 2026-06-13
   days on market $625,000 Active 94 DOM
7. 2026-06-09
   days on market $625,000 Active 90 DOM
8. 2026-06-07
   days on market $625,000 Active 88 DOM
9. 2026-06-04
   days on market $625,000 Active 85 DOM
10. 2026-06-03
    days on market $625,000 Active 84 DOM
11. 2026-06-02
    days on market $625,000 Active 83 DOM
12. 2026-06-01
    days on market $625,000 Active 82 DOM
13. 2026-05-31
    days on market $625,000 Active 81 DOM
14. 2026-02-23
    listed $625,000 Active

ⓘ 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 AH · 23% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $133,992
• − Mortgage interest: −$35,010
• − Property taxes: −$9,375
• − Insurance: −$4,950
• − Repairs & maintenance: −$10,719
• − Management: −$10,719
• − Depreciation: −$18,182
• Taxable income: $45,037
• Est. tax owed @ 24.0%: −$10,809
• After-tax cash flow: $41,389/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 · 4 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its curb appeal and value. Painting the exterior and landscaping improvements would be the highest-ROI updates.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Exterior paint — Worn paint on exterior walls
• Minor Landscaping — Some dead grass and debris

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace worn exterior siding — Improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Exterior paint · Worn paint on exterior walls	Moderate	$3,000–15,000
Landscaping · Some dead grass and debris	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace worn exterior siding — Improves home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 13,645
• Household income: $88,309
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 762.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Hispanic / Latino 32% Two or more races 15% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 3% Dominican 2% Salvadoran 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 58% English-only · Spanish 32% German/W. Germanic 2% Other Indo-European 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: ▼ -471.10%
• Current HPI: 396.8254
• Rent YoY: ▼ -0.43%
• 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

1 event — show timeline

• 2026-02-23 Listed $625,000 Beaches MLS