310 SW 27th Ter Unit 1-2 · Fort Lauderdale, FL 33312

$450,000

4 bd · 3.0 ba · 2,140 sqft · MultiFamily public records · 41 Days on market

Built 1964 6,500 sqft lot

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Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 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

* * Investor Opportunity - Duplex Gem! * * Don't miss this income-producing duplex with built-in potential! One unit is currently tenant-occupied, providing immediate rental income, while the owner occupies the second unit—perfect for investors or owner-users looking to offset expenses. This property offers flexibility and upside, making it an ideal addition to any portfolio. Well-maintained and full of potential, it's ready for its next owner to maximize returns. Schedule your showing today—this one won't last!

Key facts

• 6,500 sq ft lot
• Built 1964
• Listed 41 days

Property features AI

Finance

• Financial info: 2 total units; Tenant pays electricity; Pets allowed with no restrictions; 2 units in the community

Exterior

• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Phone available; Water connected
• Home design: Duplex; Single-story; 1 entry level
• Construction: Concrete block with stucco exterior; Shingle roof; Built using appraiser building area source
• Exterior features: Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Window/wall heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $545/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $436k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Westwood Heights Elementary School (math 18% / reading 26%, grade F, #2,080 of 2,144 statewide, top 97%, 522 students, 87% FRL); Parkway Middle School (math 25% / reading 40%, grade F, #443 of 571 statewide, top 78%, 1,198 students, 83% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 82% FRL vs 51% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 412 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,423/mo this rent would consume 86% of the median local household income ($76k/yr) (locally 1903% 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 $3k of loan paydown is wiped out by about $14k 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 41 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $450k implies a 508% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $436,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-12,547
• Equity at exit: $67,096

10-year hold

• IRR: 5.0%
• Equity multiple: 1.34×
• Total profit: $42,758
• Equity at exit: $38,908

Cash invested: $126,000 (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 33312

• Rents YoY: 1.3%
• Active inventory: 412
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $5,423 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$648 /mo · $7,774/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,139
• Net cashflow: $1,089

Break-even live

Break-even rent $4,045

Max offer price $450,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,424
Total (2 units)			$5,423

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2771 SW 3rd St Fort Lauderdale, FL	5.0	2.0	1474	$3,875	$2.63	24d	1	0.07mi
2771 SW 3rd St Fort Lauderdale, FL	5.0	2.0	1474	$3,875	$2.63	20d	1	0.07mi
2781 SW 4th St Unit 2781 Fort Lauderdale, FL	3.0	2.0	1413	$3,200	$2.26	22d	1	0.07mi
420 SW 27th Ave Fort Lauderdale, FL	3.0	1.0–2.0	1024	$3,759	$3.67	24d	1	0.15mi
2841 SW 4th Ct Unit 1258737P Fort Lauderdale, FL	3.0	2.0	1689	$4,617	$2.73	5d	1	0.18mi
2836 SW 4th Ct Fort Lauderdale, FL	3.0	2.0	1617	$3,300	$2.04	24d	1	0.21mi
630 SW 28th Dr Fort Lauderdale, FL	3.0	2.0	1467	$3,300	$2.25	24d	1	0.39mi
610 Carolina Ave Unit 2 Fort Lauderdale, FL	4.0	3.0	1865	$2,000	$1.07	15d	1	0.68mi
518 SW 19th Way Fort Lauderdale, FL	3.0	2.5	1456	$3,200	$2.20	24d	1	0.76mi
522 SW 19th Way Unit 522 Fort Lauderdale, FL	3.0	2.5	1516	$3,200	$2.11	24d	1	0.76mi
525 NW 22nd Ave Fort Lauderdale, FL	5.0	2.0	1936	$3,500	$1.81	3d	1	0.82mi
2810 NW 7th St Fort Lauderdale, FL	4.0	2.0	1501	$2,999	$2.00	24d	1	0.84mi
519 NW 21st Ter Fort Lauderdale, FL	4.0	2.0	2591	$3,600	$1.39	8d	1	0.85mi
1733 SW 5th Ct Fort Lauderdale, FL	3.0	2.0	1500	$4,000	$2.67	24d	1	0.87mi
2988 NW 7th Ct Fort Lauderdale, FL	4.0	2.0	2547	$3,200	$1.26	5d	1	0.94mi
427 NW 19th Ave Fort Lauderdale, FL	4.0	2.5	1524	$3,500	$2.30	8d	1	0.95mi
3120 SW 12th Pl Fort Lauderdale, FL	3.0	2.0	1532	$2,950	$1.93	24d	1	0.96mi
3440 NW 4th St Lauderhill, FL	3.0	2.0	1525	$2,900	$1.90	24d	1	0.97mi
483 W Melrose Cir Fort Lauderdale, FL	3.0	2.0	1560	$3,500	$2.24	24d	1	0.98mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	24d	1	0.99mi
3551 SW 1st St Fort Lauderdale, FL	4.0	2.0	1720	$3,150	$1.83	24d	1	0.99mi
1613 SW 5th Ct Fort Lauderdale, FL	3.0	2.0	1525	$8,000	$5.25	24d	1	1.01mi
950 E Dayton Cir Fort Lauderdale, FL	3.0	2.0	1521	$2,699	$1.77	15d	1	1.02mi
180 Penn Way Fort Lauderdale, FL	5.0	3.0	1638	$3,750	$2.29	22d	1	1.09mi
1515 SW 9th St Fort Lauderdale, FL	4.0	2.0	1475	$2,995	$2.03	21d	1	1.12mi
1406 SW 1st St Unit A Fort Lauderdale, FL	3.0	2.0	2080	$2,595	$1.25	3d	1	1.14mi
1600 SW 10th St Fort Lauderdale, FL	4.0	2.0	2020	$5,800	$2.87	24d	1	1.14mi
649 W Evanston Cir Fort Lauderdale, FL	4.0	2.0	1576	$3,315	$2.10	24d	1	1.14mi
3451 NW 6th St Lauderhill, FL	4.0	2.0	1700	$3,000	$1.76	24d	1	1.15mi
2806 NW 9th Ct Fort Lauderdale, FL	5.0	2.0	1528	$3,782	$2.48	24d	1	1.15mi
2810 NW 9th Ct Unit 1 Fort Lauderdale, FL	5.0	2.0	1528	$3,782	$2.48	24d	1	1.16mi
3421 SW 12th Ct Unit A Fort Lauderdale, FL	3.0	1.0	1691	$2,849	$1.68	5d	1	1.17mi
3421 SW 12th Ct Unit A Fort Lauderdale, FL	3.0	1.0	1691	$2,849	$1.68	24d	1	1.17mi
3421 SW 12th Ct Fort Lauderdale, FL	3.0	1.0	1500	$2,850	$1.90	19d	1	1.17mi
836 Pennsylvania Ave Fort Lauderdale, FL	5.0	3.0	1837	$3,300	$1.80	24d	1	1.18mi
410 Pennsylvania Ave Fort Lauderdale, FL	3.0	2.0	1928	$3,600	$1.87	24d	1	1.21mi
1300 SW 34th Ave Unit n/a Fort Lauderdale, FL	3.0	2.0	1634	$3,500	$2.14	24d	1	1.21mi
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	8d	1	1.23mi
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	24d	1	1.23mi
1213 Tequesta St Fort Lauderdale, FL	3.0	3.0	1694	$3,550	$2.10	21d	1	1.30mi

Listing history 3 events

1. 2026-05-08
   historical Active Under Contract
2. 2026-04-15
   listed $450,000 Active
3. 1989-01-05
   soldstatus $74,000

ⓘ 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: $7,774 · $648/mo
• Projected year-2 tax: $7,774 · $648/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 · 28 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: $65,076
• − Mortgage interest: −$25,207
• − Property taxes: −$7,774
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,206
• − Management: −$5,206
• − Depreciation: −$13,091
• Taxable income: $6,342
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $11,546/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): 52,798
• Household income: $75,952
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1903.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 34% Hispanic / Latino 32% Black 29% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Salvadoran 1%
• Common ancestry: Hispanic 6% Romanian 3% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 29% French/Haitian/Cajun 7% 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: ▼ -323.99%
• Current HPI: 382.6298
• Rent YoY: ▲ 1.30%
• 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

+508.1% since first listed

3 events — show timeline

• 2026-05-08 Contingent — Beaches MLS
• 2026-04-15 Listed $450,000 Beaches MLS
• 1989-01-05 Sold (Public Records) $74,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $7,774 · +2.8% YoY. Source: county tax records.