1625 SE 10th Ave #405 · Fort Lauderdale, FL 33316

$165,000

1 bd · 1.0 ba · 778 sqft · Condo public records · 5 Days on market

Built 1975 $622/mo HOA · 32% 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 +7.1/10.0
• 1% rule +6.7/10.0
• Cash flow +5.2/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Key facts

• $622 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include elevator(s), fitness center, laundry, pool, and tennis court(s); Association fee includes cable TV, water, common areas, and elevator

Exterior

• Parking: Assigned covered parking; Attached garage with 1 garage space and garage door opener; Guest parking
• Security: Closed-circuit cameras; Fire alarm; Secured garage/parking; Key card entry; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Condominium; Resale property; 10-story building; Faces south; Building name: Runaway Bay
• Construction: CBS construction; Composition roof; Appraiser-sourced living area: 870
• Exterior features: Fenced; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closet(s); Blinds; Sliding windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-375 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (40.1% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $99k (40.1% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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 fast (+4.5%/yr); 406 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $165k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,769 (40.1% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 3.57%
• Cash-on-cash: -9.74%
• DSCR: 0.57
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.21×
• Total profit: $9,787
• Equity at exit: $85,084

10-year hold

• IRR: 7.5%
• Equity multiple: 2.34×
• Total profit: $61,694
• Equity at exit: $140,313

Cash invested: $46,200 (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 33316

• Home prices YoY: 1.3%
• Rents YoY: 4.5%
• Active inventory: 406
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$865
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$69
• HOA: −$622
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-375

Break-even live

Break-even rent $2,413

Max offer price $98,769

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-328	+0% $-375	+5% $-422	+10% $-468
Rent	-10% $-528	-5% $-451	+0% $-375	+5% $-298	+10% $-222
Rate	-1.0pp $-292	-0.5pp $-333	base $-375	+0.5pp $-418	+1.0pp $-461

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	565	$1,738	$3.08	26d	3	0.04mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	13d	2	0.04mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	9d	2	0.04mi
1000 SE 15th St #103 Fort Lauderdale, FL	2.0	1.0	670	$2,000	$2.99	21d	1	0.06mi
1012 SE 15th St #2 Fort Lauderdale, FL	1.0	1.0	580	$1,650	$2.84	26d	1	0.09mi
1020 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	26d	1	0.10mi
1025 SE 15th St Unit 9D Fort Lauderdale, FL	2.0	1.0	800	$1,550	$1.94	7d	1	0.11mi
1025 SE 15th St Unit 9D Fort Lauderdale, FL	2.0	1.0	800	$1,550	$1.94	26d	1	0.11mi
1541 Cordova Rd #205 Fort Lauderdale, FL	1.0	1.0	600	$1,750	$2.92	26d	1	0.12mi
749 SE 15th St Unit 6 Fort Lauderdale, FL	2.0	1.0	675	$2,000	$2.96	5d	1	0.12mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	5d	1	0.12mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	26d	1	0.12mi
1440 Miami Rd Unit 3 Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	26d	1	0.12mi
1050 SE 15th St #202 Fort Lauderdale, FL	2.0	2.0	830	$2,850	$3.43	4d	1	0.13mi
1050 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	815	$2,100	$2.58	5d	2	0.13mi
727 SE 15th St Apt 5 Fort Lauderdale, FL	1.0	1.0	745	$2,185	$2.93	21d	1	0.14mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	650	$1,350	$2.08	12d	1	0.15mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	26d	1	0.15mi
717 SE 16th St #3 Fort Lauderdale, FL	1.0	1.0	650	$1,350	$2.08	1d	1	0.15mi
1429 Miami Rd Unit 3 Fort Lauderdale, FL	1.0	1.0	600	$1,600	$2.67	26d	1	0.16mi
710 SE 16th St Unit A Fort Lauderdale, FL	1.0	1.0	700	$1,775	$2.54	26d	1	0.16mi
711 SE 15th St Unit 5 Fort Lauderdale, FL	2.0	2.0	900	$1,960	$2.18	26d	1	0.18mi
709 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	552	$1,598	$2.89	26d	1	0.19mi
1125 SE 14th Pl Unit 21D Fort Lauderdale, FL	2.0	1.0	800	$1,650	$2.06	24d	1	0.19mi
820 SE 14th St Unit 1-2 Fort Lauderdale, FL	1.0	1.0	550	$2,200	$4.00	26d	1	0.20mi
1424 SE 15th St #11 Fort Lauderdale, FL	1.0	1.0	740	$1,900	$2.57	26d	1	0.21mi
1401 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	912	$2,350	$2.58	26d	1	0.21mi
1405 Miami Rd #7 Fort Lauderdale, FL	1.0	1.0	622	$1,800	$2.89	4d	1	0.23mi
1440 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	575	$2,300	$4.00	26d	2	0.24mi
410 SE 16th Ct Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,492	$2.12	0d	1	0.31mi
1250 Miami Rd #11 Fort Lauderdale, FL	2.0	1.0	810	$2,050	$2.53	1d	1	0.32mi
1250 Miami Rd #10 Fort Lauderdale, FL	2.0	2.0	920	$2,300	$2.50	7d	1	0.32mi
412 SE 16th St Unit 3 Fort Lauderdale, FL	1.0	1.0	550	$1,650	$3.00	13d	1	0.32mi
1510 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	800	$2,000	$2.50	9d	2	0.33mi
412 SE 15th St Unit 4 Fort Lauderdale, FL	2.0	1.0	1113	$2,299	$2.07	19d	1	0.33mi
1250 Miami Rd Fort Lauderdale, FL	2.0	1.0	810	$1,999	$2.47	26d	1	0.33mi
1919 SE 10th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1034	$2,366	$2.29	0d	31	0.34mi
417 SE 14th Ct Unit 2 Fort Lauderdale, FL	1.0	1.0	550	$1,660	$3.02	26d	1	0.36mi
417 SE 14th Ct Unit 1 Fort Lauderdale, FL	1.0	1.0	550	$1,650	$3.00	4d	1	0.36mi
417 SE 14th Ct Unit 4 Fort Lauderdale, FL	1.0	1.0	550	$1,680	$3.05	16d	1	0.36mi

HOA detail condo

• Monthly dues: $622 · $7,464/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $165,000 Active 5 DOM
2. 2026-06-18
   days on market $165,000 Active 2 DOM
3. 2026-06-17
   listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,201 · $350/mo
• Projected year-2 tax: $4,201 · $350/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 (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $23,259
• − Mortgage interest: −$9,243
• − Property taxes: −$4,201
• − Insurance: −$825
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$7,464
• − Depreciation: −$4,800
• Taxable loss: −$6,995
• Est. tax savings @ 24.0%: +$1,679
• After-tax cash flow: $-2,820/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): 12,437
• Household income: $96,641
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 770.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 8% Black 7% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 80% English-only · Spanish 13% Tagalog/Filipino 2% Other Indo-European 1%

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: ▲ 4.15%
• Current HPI: 319.5598
• Rent YoY: ▲ 4.54%
• 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

+214.3% since first listed

2 events — show timeline

• 2026-06-16 Listed $165,000 Beaches MLS
• 1989-02-24 Sold (Public Records) $52,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,201 · +5.8% YoY. Source: county tax records.