2641 SW 13th Ave · Fort Lauderdale, FL 33315

$650,000

6 bd · 3.0 ba · 1,728 sqft · MultiFamily · 16 Days on market

Built 1968 Good condition

---

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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

This prime location Duplex offers a great return on investment and features a brand nwe roof, impact windows and doors, central AC, and two assigned parking spaces each. The Duplex consists of two updated 2-bed and 1-bath units. Each unit has a separate storage room and a coin laundry on site. Unit 1 is leased annually, and Unit 2 is leased monthly. This well-maintained property is truly turnkey and conveniently located near all the marinas, shipyards, Fort Lauderdale Airport, malls, and various amenities. Owner just painted exterior as well!

Key facts

• Central ac
• Coin laundry
• Brand new roof

Tags

• BRAND NEW ROOF
• IMPACT WINDOWS
• CENTRAL AC
• ASSIGNED PARKING SPACES
• SEPARATE STORAGE ROOM
• COIN LAUNDRY

Property features AI

Finance

• Financial info: Unit rents reported: two units at $1,750 and one unit at $2,000 (units are leased); Rent includes gardener, sewer, trash collection and water

Exterior

• Parking: Open parking with a total of 4 parking spaces
• Utilities: Cable available; Public sewer; Water included in rent for units (rent includes gardener, sewer, trash collection, water)
• Home design: Single-story building; RS-8 zoning
• Construction: Block construction; Shingle roof; Effective year built reported
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Three 2-bedroom units (two units in Unit Type 1 and one unit in Unit Type 2)
• Flooring: Ceramic tile; Vinyl
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Ceramic tile and vinyl flooring
• Laundry & utility: Electric meter for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $650k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative. Per door: $-12/mo.
• To cash-flow at today's rent, offer at most $647k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $585k (10.0% below list).
• Recommended offer: $585k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents soft (-0.4%/yr); 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,848/mo this rent would consume 79% 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 $20k 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

• It's been on market 16 days — a 2% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

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 $584,800 (10.0% 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. 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-123,821
• Equity at exit: $96,917

10-year hold

• IRR: -21.8%
• Equity multiple: 0.04×
• Total profit: $-175,294
• Equity at exit: $56,200

Cash invested: $182,000 (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: 248
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $5,848 high
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,228
• Net cashflow: $-24

Break-even live

Break-even rent $5,879

Max offer price $646,509

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$5,848
Total (2 units)			$5,848

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1759 SW 30th Pl Fort Lauderdale, FL	5.0	3.0	2127	$11,595	$5.45	15d	1	0.44mi
2100 SW 28th Way Fort Lauderdale, FL	5.0	4.0	2145	$7,495	$3.49	5d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $650,000 Active 16 DOM
2. 2026-06-17
   days on market $650,000 Active 15 DOM
3. 2026-06-16
   days on market $650,000 Active 14 DOM
4. 2026-06-15
   days on market $650,000 Active 13 DOM
5. 2026-06-13
   days on market $650,000 Active 11 DOM
6. 2026-06-09
   days on market $650,000 Active 7 DOM
7. 2026-06-08
   days on market $650,000 Active 6 DOM
8. 2026-06-07
   days on market $650,000 Active 5 DOM
9. 2026-06-04
   days on market $650,000 Active 2 DOM
10. 2026-06-02
    remarks 548-char remark
11. 2026-06-02
    listed $650,000 Active 1 DOM

ⓘ 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 · 22% 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: $70,176
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$5,074
• − Repairs & maintenance: −$5,614
• − Management: −$5,614
• − Depreciation: −$18,909
• Taxable loss: −$11,196
• Est. tax savings @ 24.0%: +$2,687
• After-tax cash flow: $2,397/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated multi-family home in a prime location offers a great return on investment with new roof, impact windows, and central AC. The property is turnkey and conveniently located near marinas, shipyards, and various amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint improves appearance
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint improves appearance ↑
• Both landscaping — enhances curb appeal and adds 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

+66.7% since first listed

5 events — show timeline

• 2026-06-02 Listed $650,000 MARMLS
• 2025-05-07 Listed $625,000 MARMLS
• 2020-08-04 Listing Removed — MARMLS
• 2020-06-13 Price Changed $379,000 MARMLS
• 2020-05-09 Listed $390,000 MARMLS