601 SE 5th Ct #108 · Fort Lauderdale, FL 33301

$275,000

2 bd · 1.0 ba · 620 sqft · Condo public records · 62 Days on market

Built 1969 $658/mo HOA · 25% of rent

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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).

• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Cash flow +6.5/30.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0

Listing remarks MLS

Incredible updates with over sized tile floors, new gourmet kitchen with granite counters and stainless steal appliances. Updated spa like bath. Perfect for second home, for mom and dad or for a downtown get away. Parking for cars tandem.

Key facts

• $658 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with breed restrictions; Community contains 30 units
• Financial info: Land lease in place (yes) with quarterly payment; lease expires 2030-06-01
• HOA & community: Has association (Riverview South Condominium Association); Association amenities: laundry, picnic area, parking, pool, storage, bike storage; Association fee paid quarterly (association fee amount listed separately); Association fee includes insurance, grounds and structure maintenance, sewer, trash, water, common areas, and pool service

Exterior

• Parking: Assigned parking plus guest spaces; Two open parking spaces (total parking 2)
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Cable available
• Home design: Condominium; One level; Faces west; Three-story building with first-floor entry
• Construction: Built with stucco and CBS (concrete block); Mansard roof; 620 building area
• Exterior features: First-floor entry; East of US-1 location; Asphalt road frontage; Publicly maintained road; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Furnished; Blinds and single-hung metal windows; Disposal
• Laundry & utility: Laundry facilities inside and in a common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (3.7% below list).
• Recommended offer: $192k (30.1% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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: 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 (+3.0%/yr); 469 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); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $13k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $164k; list at $275k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $192,170 (30.1% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.96% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.31%
• DSCR: 0.67
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $27,459
• Equity at exit: $148,860

10-year hold

• IRR: 8.2%
• Equity multiple: 2.47×
• Total profit: $113,092
• Equity at exit: $251,320

Cash invested: $77,000 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,647 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$346 /mo · $4,147/yr
• Insurance: −$115
• HOA: −$658
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-469

Break-even live

Break-even rent $3,241

Max offer price $192,170

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-391	+0% $-469	+5% $-547	+10% $-625
Rent	-10% $-678	-5% $-573	+0% $-469	+5% $-364	+10% $-260
Rate	-1.0pp $-330	-0.5pp $-399	base $-469	+0.5pp $-540	+1.0pp $-613

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 SE 5th Ct #102 Fort Lauderdale, FL	2.0	1.0	600	$2,000	$3.33	6d	1	0.03mi
601 SE 5th Ct Fort Lauderdale, FL	1.0–2.0	1.0	565	$2,000	$3.54	25d	2	0.03mi
530 S Federal Hwy Unit 9 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	21d	1	0.03mi
510 SE 5th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1022	$4,300	$4.21	2d	17	0.09mi
808 SE 6th Ct #4 Fort Lauderdale, FL	1.0	1.0	600	$1,600	$2.67	12d	1	0.20mi
510 SE 9th St #5 Fort Lauderdale, FL	1.0	1.0	720	$1,599	$2.22	25d	1	0.33mi
510 SE 9th St Unit 9 Fort Lauderdale, FL	1.0	1.0	750	$1,549	$2.07	25d	1	0.34mi
501 SE 2nd St Fort Lauderdale, FL	2.0	1.0–2.0	955	$3,109	$3.26	3d	10	0.35mi
901 SE 2nd Ct #4 Fort Lauderdale, FL	1.0	1.0	490	$1,700	$3.47	25d	1	0.35mi
220 SE 2nd St Fort Lauderdale, FL	3.0	1.0–2.0	1005	$4,443	$4.42	2d	38	0.36mi
106 S Federal Hwy Fort Lauderdale, FL	3.0	1.0–2.0	1038	$3,803	$3.66	3d	19	0.38mi
419 SE 2nd St Fort Lauderdale, FL	3.0	1.0–3.0	1186	$4,393	$3.70	3d	22	0.38mi
924 SE 2nd St Fort Lauderdale, FL	1.0	1.0	517	$1,950	$3.77	18d	4	0.39mi
255 SE 3rd Ave Fort Lauderdale, FL	1.0	1.0	637	$2,850	$4.47	25d	1	0.39mi
150 SE 3rd Ave Fort Lauderdale, FL	2.0	1.0–2.0	968	$4,317	$4.46	3d	40	0.43mi
817 SE 2nd Ave Fort Lauderdale, FL	1.0–3.0	1.0–2.0	916	$2,975	$3.25	3d	15	0.43mi
400 SW 1st Ave Fort Lauderdale, FL	3.0	1.0–3.0	1336	$4,463	$3.34	2d	33	0.43mi
790 E Broward Blvd Fort Lauderdale, FL	3.0	1.0–2.0	984	$4,472	$4.54	2d	14	0.44mi
4 W Las Olas Blvd Fort Lauderdale, FL	3.0	1.0–2.0	982	$4,213	$4.29	4d	12	0.46mi
515 E Broward Blvd Fort Lauderdale, FL	1.0	1.0	660	$2,100	$3.18	25d	1	0.48mi
477 SW 1st Ave Fort Lauderdale, FL	3.0	1.0–3.0	1512	$10,509	$6.95	3d	149	0.49mi
17 NE 9th Ave Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$1,900	$2.71	25d	1	0.51mi
221 SW 1st Ave Fort Lauderdale, FL	3.0	1.0–4.0	922	$4,114	$4.46	2d	43	0.55mi
1217 SE 1st St Fort Lauderdale, FL	1.0	1.0	480	$1,800	$3.75	25d	1	0.57mi
100 SW 9th St Apt 103 Fort Lauderdale, FL	1.0	1.0	680	$1,659	$2.44	25d	1	0.57mi
140 SW 2nd St Fort Lauderdale, FL	3.0	1.0–3.0	944	$5,533	$5.86	3d	119	0.58mi
405 NE 2nd St Fort Lauderdale, FL	3.0	1.0–2.0	998	$3,587	$3.59	3d	20	0.59mi
1315 SE 2nd St Rear E Fort Lauderdale, FL	1.0	1.0	750	$2,000	$2.67	25d	1	0.59mi
1315 SE 2nd St Rear W Fort Lauderdale, FL	1.0	1.0	700	$2,200	$3.14	25d	1	0.59mi
307 SW 5th St Fort Lauderdale, FL	2.0	1.0–2.0	730	$4,070	$5.57	4d	55	0.60mi
526 SW 4th Ave Apt 3 Fort Lauderdale, FL	1.0	1.0	600	$1,300	$2.17	21d	1	0.62mi
526 SW 4th Ave Unit 2 Fort Lauderdale, FL	1.0	1.0	600	$1,300	$2.17	19d	1	0.62mi
452 SW 4th Ave Unit 6 Fort Lauderdale, FL	2.0	1.0	750	$1,975	$2.63	25d	1	0.62mi
452 SW 4th Ave Unit 2 Fort Lauderdale, FL	2.0	1.0	750	$1,875	$2.50	25d	1	0.62mi
417 SE 12th Ct #6 Fort Lauderdale, FL	1.0	1.0	700	$1,450	$2.07	19d	1	0.63mi
501 SE 12th Ct Unit W Fort Lauderdale, FL	1.0	1.0	750	$1,495	$1.99	25d	1	0.63mi
247 SW 3rd Ave Apt 4 Fort Lauderdale, FL	1.0	1.0	750	$1,200	$1.60	25d	1	0.64mi
206 NE 10th Ave Fort Lauderdale, FL	1.0	1.0	720	$1,925	$2.67	19d	1	0.65mi
225 SE 16th Ave #2 Fort Lauderdale, FL	1.0	1.0	660	$1,850	$2.80	15d	1	0.65mi
225 SE 16th Ave #3 Fort Lauderdale, FL	2.0	1.0	660	$2,200	$3.33	14d	1	0.65mi

HOA detail condo

• Monthly dues: $658 · $7,896/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $275,000 Active 62 DOM
2. 2026-06-17
   days on market $275,000 Active 61 DOM
3. 2026-06-16
   days on market $275,000 Active 60 DOM
4. 2026-06-15
   days on market $275,000 Active 59 DOM
5. 2026-06-13
   days on market $275,000 Active 57 DOM
6. 2026-06-09
   days on market $275,000 Active 53 DOM
7. 2026-06-08
   days on market $275,000 Active 52 DOM
8. 2026-06-07
   days on market $275,000 Active 51 DOM
9. 2026-06-04
   days on market $275,000 Active 48 DOM
10. 2026-06-03
    days on market $275,000 Active 47 DOM
11. 2026-06-02
    days on market $275,000 Active 46 DOM
12. 2026-06-01
    days on market $275,000 Active 45 DOM
13. 2026-05-31
    days on market $275,000 Active 44 DOM
14. 2026-04-15
    listed $275,000 Active
15. 2019-12-18
    soldstatus $164,000
16. 2019-10-09
    soldstatus $164,000 Sold 238-char remark

    Show marketing remark (238 chars)

    Incredible updates with over sized tile floors, new gourmet kitchen with granite counters and stainless steal appliances. Updated spa like bath. Perfect for second home, for mom and dad or for a downtown get away. Parking for cars tandem.

17. 2019-10-08
    status Pending 238-char remark

    Show marketing remark (238 chars)

    Incredible updates with over sized tile floors, new gourmet kitchen with granite counters and stainless steal appliances. Updated spa like bath. Perfect for second home, for mom and dad or for a downtown get away. Parking for cars tandem.

18. 2019-09-17
    status Backup Contract 238-char remark

    Show marketing remark (238 chars)

    Incredible updates with over sized tile floors, new gourmet kitchen with granite counters and stainless steal appliances. Updated spa like bath. Perfect for second home, for mom and dad or for a downtown get away. Parking for cars tandem.

19. 2019-06-09
    listed $189,000 Active 238-char remark

    Show marketing remark (238 chars)

    Incredible updates with over sized tile floors, new gourmet kitchen with granite counters and stainless steal appliances. Updated spa like bath. Perfect for second home, for mom and dad or for a downtown get away. Parking for cars tandem.

20. 2017-08-11
    historical
21. 2017-05-27
    price $179,000
22. 2017-05-15
    price $189,000
23. 2017-05-09
    listed $195,000 Active
24. 2011-12-08
    soldstatus $65,000
25. 2005-08-12
    soldstatus $215,000
26. 1994-08-10
    soldstatus $46,000

ⓘ 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: $4,147 · $346/mo
• Projected year-2 tax: $4,147 · $346/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 4/10 Moderate FEMA zone X (shaded) · 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,768
• − Mortgage interest: −$15,404
• − Property taxes: −$4,147
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − HOA: −$7,896
• − Depreciation: −$8,000
• Taxable loss: −$10,137
• Est. tax savings @ 24.0%: +$2,433
• After-tax cash flow: $-3,194/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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

+497.8% since first listed

13 events — show timeline

• 2026-04-15 Listed $275,000 Beaches MLS
• 2019-12-18 Sold (Public Records) $164,000 Public Records
• 2019-10-09 Sold (MLS) $164,000 MARMLS
• 2019-10-08 Pending — MARMLS
• 2019-09-17 Pending — MARMLS
• 2019-06-09 Listed $189,000 MARMLS
• 2017-08-11 Listing Removed — MARMLS
• 2017-05-27 Price Changed $179,000 MARMLS
• 2017-05-15 Price Changed $189,000 MARMLS
• 2017-05-09 Listed $195,000 MARMLS
• 2011-12-08 Sold (MLS) $65,000 MARMLS
• 2005-08-12 Sold (Public Records) $215,000 Public Records
• 1994-08-10 Sold (Public Records) $46,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,147 · +9.1% YoY. Source: county tax records.