151 NE 16th Ave #230 · Fort Lauderdale, FL 33301

$235,000

1 bd · 1.0 ba · 625 sqft · Condo public records · 39 Days on market

Built 1970 $510/mo HOA · 24% 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 +6.6/30.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks

1 bedroom/1 Bath Condo in Victoria Park, Fort Lauderdale. This second floor unit is located at Pine Crest Village. The community has a pool and a gym. Washer/dryer in unit. Assigned parking. A short distance from Downtown, Las Olas and FAT Village. Unit is ready to move in. You will find the Application, Rules and Regulation and 2025 Approved Budget.

Key facts

• Community pool
• Community gym
• Assigned parking

Tags

• COMMUNITY POOL
• COMMUNITY GYM
• WASHER DRYER IN UNIT
• ASSIGNED PARKING
• SHORT DISTANCE FROM DOWNTOWN
• SHORT DISTANCE FROM LAS OLAS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (8.1% below list).
• Recommended offer: $168k (28.7% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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 21d 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 $12k of equity ($2k loan paydown + $11k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $167,652 (28.7% 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 39 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 9.1

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: 5.9%
• Equity multiple: 1.37×
• Total profit: $24,638
• Equity at exit: $127,208

10-year hold

• IRR: 8.4%
• Equity multiple: 2.50×
• Total profit: $98,992
• Equity at exit: $214,765

Cash invested: $65,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$98
• HOA: −$510
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-381

Break-even live

Break-even rent $2,642

Max offer price $167,652

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 NE 16th Ave #334 Fort Lauderdale, FL	1.0	1.0	625	$2,000	$3.20	12d	1	0.02mi
151 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	952	$2,000	$2.10	8d	3	0.03mi
151 NE 16th Ave Fort Lauderdale, FL	1.0	1.0	625	$1,950	$3.12	15d	2	0.03mi
1515 E Broward Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	810	$1,990	$2.46	15d	2	0.06mi
1515 E Broward Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	810	$1,900	$2.35	24d	3	0.06mi
1300 NE 3rd St Fort Lauderdale, FL	1.0	1.0	600	$1,799	$3.00	3d	2	0.14mi
1217 SE 1st St Fort Lauderdale, FL	1.0	1.0	480	$1,800	$3.75	24d	1	0.21mi
1315 SE 2nd St Rear E Fort Lauderdale, FL	1.0	1.0	750	$2,000	$2.67	24d	1	0.22mi
1315 SE 2nd St Rear W Fort Lauderdale, FL	1.0	1.0	700	$2,200	$3.14	24d	1	0.22mi
417 NE 17th Ave #10 Fort Lauderdale, FL	1.0	1.0	480	$1,550	$3.23	24d	1	0.26mi
417 NE 17th Ave #10 Fort Lauderdale, FL	1.0	1.0	480	$1,550	$3.23	15d	1	0.26mi
1630 NE 4th Pl Unit A3 Fort Lauderdale, FL	—	1.0	720	$2,000	$2.78	24d	1	0.27mi
1630 NE 4th Pl Unit A3 Fort Lauderdale, FL	—	1.0	720	$1,950	$2.71	8d	1	0.27mi
1634 NE 4th Pl Unit 2 Fort Lauderdale, FL	1.0	1.0	475	$2,000	$4.21	24d	1	0.27mi
1634 NE 4th Pl Fort Lauderdale, FL	1.0	1.0	475	$2,000	$4.21	24d	1	0.27mi
225 SE 16th Ave #2 Fort Lauderdale, FL	1.0	1.0	660	$1,850	$2.80	15d	1	0.29mi
225 SE 16th Ave #3 Fort Lauderdale, FL	2.0	1.0	660	$2,200	$3.33	14d	1	0.29mi
225 SE 16th Ave #3 Fort Lauderdale, FL	2.0	1.0	660	$2,150	$3.26	2d	1	0.29mi
206 NE 10th Ave Fort Lauderdale, FL	1.0	1.0	720	$1,925	$2.67	19d	1	0.32mi
501 NE 17th Ave Unit 3 Fort Lauderdale, FL	2.0	1.0	750	$2,099	$2.80	22d	1	0.36mi
501 NE 17th Ave Fort Lauderdale, FL	2.0	1.0	750	$2,099	$2.80	21d	1	0.36mi
37 Hendricks Isle Unit 1503944P Fort Lauderdale, FL	1.0	1.0	602	$3,314	$5.50	14d	1	0.39mi
37 Hendricks Isle Unit 1504034P Fort Lauderdale, FL	1.0	1.0	564	$3,462	$6.13	3d	2	0.39mi
37 Hendricks Isle Unit 1504034P Fort Lauderdale, FL	—	1.0	527	$2,841	$5.39	21d	1	0.39mi
901 NE 3rd St Fort Lauderdale, FL	1.0–2.0	1.0	625	$1,800	$2.88	5d	3	0.39mi
1408 NE 6th St Unit 2 Fort Lauderdale, FL	1.0	1.0	450	$1,475	$3.28	19d	1	0.40mi
1007 SE 2nd Ct Unit 8 Fort Lauderdale, FL	—	1.0	400	$1,900	$4.75	14d	1	0.40mi
17 NE 9th Ave Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$1,900	$2.71	24d	1	0.41mi
1750 E Las Olas Blvd #402 Fort Lauderdale, FL	1.0	1.0	625	$3,200	$5.12	24d	1	0.41mi
924 SE 2nd St Fort Lauderdale, FL	1.0	1.0	517	$1,950	$3.77	17d	4	0.41mi
824 NE 4th St Apt 2 Fort Lauderdale, FL	—	1.0	400	$1,800	$4.50	24d	1	0.43mi
824 NE 4th St Unit 5 Fort Lauderdale, FL	1.0	1.0	450	$1,875	$4.17	15d	1	0.43mi
824 NE 4th St Unit 3 Fort Lauderdale, FL	1.0	1.0	450	$1,800	$4.00	24d	1	0.43mi
901 SE 2nd Ct #4 Fort Lauderdale, FL	1.0	1.0	490	$1,700	$3.47	24d	1	0.45mi
125 Isle of Venice Dr #4 Fort Lauderdale, FL	1.0	1.0	580	$2,500	$4.31	15d	1	0.45mi
125 Isle of Venice Dr #4 Fort Lauderdale, FL	1.0	1.0	580	$3,500	$6.03	5d	1	0.45mi
1770 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	822	$2,500	$3.04	22d	2	0.46mi
611 NE 14th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	720	$1,600	$2.22	24d	2	0.47mi
100 Isle of Venice Dr Fort Lauderdale, FL	1.0	1.0	750	$1,725	$2.30	24d	1	0.47mi
90 Isle of Venice Dr #10 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	24d	1	0.48mi

HOA detail condo

• Monthly dues: $510 · $6,120/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-07
   soldstatus $220,000
2. 2026-04-19
   status Pending
3. 2025-12-15
   listed $235,000 Active
4. 2020-10-28
   soldstatus $175,000
5. 2007-02-21
   soldstatus $240,000
6. 2004-12-21
   soldstatus $159,900

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $2,964 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,915
• − Mortgage interest: −$13,164
• − Property taxes: −$2,964
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$6,120
• − Depreciation: −$6,836
• Taxable loss: −$8,491
• Est. tax savings @ 24.0%: +$2,038
• After-tax cash flow: $-2,537/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

+37.6% since first listed

6 events — show timeline

• 2026-05-07 Sold (Public Records) $220,000 Public Records
• 2026-04-19 Pending — Beaches MLS
• 2025-12-15 Listed $235,000 Beaches MLS
• 2020-10-28 Sold (Public Records) $175,000 Public Records
• 2007-02-21 Sold (Public Records) $240,000 Public Records
• 2004-12-21 Sold (Public Records) $159,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,964 · +5.6% YoY. Source: county tax records.