1349 Seaview · North Lauderdale, FL 33068

$364,999

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 99 Days on market

Built 1972 Est $435k · 16% under

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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 +14.7/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCTION BY $15,000.00 TO CLOSE THE DEAL FASTER :For The most beautiful Townhome in the neighborhood with a total complete update: All impact new windows , new roof , new commercial washer & dryer, new appliances, except the patio which we are currently working on to be finish if not finish before closing, the sellers will issue a credit to the buyer at closing. The current listing price in this area is running between 400K to 360K and sellers will work the interested buyer to close faster. A complete water filtration system drinking, washing clothes and taking shower as well then you just need to call to update the filter all in one package deal . We have 2 beautiful mangos

Key facts

• Mango trees
• Avocado tree
• Impact new windows

Tags

• IMPACT NEW WINDOWS
• NEW ROOF
• NEW COMMERCIAL WASHER
• NEW APPLIANCES
• MANGO TREES
• AVOCADO TREE

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Has association; Association provides storage; Association fee includes electricity, grounds maintenance, and hot water

Exterior

• Parking: Asphalt parking
• Security: Security fence; Other security features
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; Two stories; First-floor entry; Faces south
• Construction: Block/CBS construction (concrete block, no stucco); Composition roof
• Exterior features: Open porch; Porch; Fruit trees on the lot; Waterfront property; Other waterfront features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Disposal; Water purifier; Kitchen island
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Tile; Other
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: High ceilings; Kitchen island; Custom mirrors; Blinds; Air purifier; Unfurnished
• Laundry & utility: Washer hookup; Water softener (owned); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $58 ($701/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (19.1% below list).
• Recommended offer: $295k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in North 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 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, employment D, amenities F.
• 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: North Lauderdale Elementary School (math 24% / reading 30%, grade F, #1,969 of 2,144 statewide, top 94%, 646 students, 82% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 298 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,951/mo this rent would consume 55% of the median local household income ($64k/yr) (locally 3073% 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 $11k 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 99 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $365k implies a 248% 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 $295,103 (19.1% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $434,700
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6502 Boulevard Of Champions	0.18mi	3/2.0	1,300 (-6%)	2mo	$409,000	$315	80
739 Holly St	0.22mi	3/2.0	1,470 (+6%)	8mo	$424,000	$288	73
6500 SW 15th Ct	0.28mi	4/2.0 (+1)	1,190 (-14%)	15mo	$441,500	$371	47
6490 SW 8th St	0.58mi	2/2.0 (-1)	1,267 (-8%)	15mo	$360,000	$284	42
6231 SW 18th Pl	0.57mi	3/2.0	1,179 (-15%)	20mo	$385,000	$327	32
1105 SW 74th Ave	0.73mi	3/2.0	1,560 (+13%)	23mo	$460,000	$295	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-64,185
• Equity at exit: $54,423

10-year hold

• IRR: -17.2%
• Equity multiple: 0.17×
• Total profit: $-84,968
• Equity at exit: $31,558

Cash invested: $102,200 (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 33068

• Rents YoY: -0.7%
• Active inventory: 298
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,951 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $58

Break-even live

Break-even rent $2,877

Max offer price $364,999

Occupancy floor 93%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1368 Seaview North Lauderdale, FL	4.0	3.0	1492	$3,400	$2.28	24d	1	0.09mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	24d	1	0.09mi
1358 Silverado North Lauderdale, FL	4.0	2.5	1380	$3,475	$2.52	22d	1	0.11mi
253 San Remo Blvd #253 North Lauderdale, FL	3.0	2.5	1403	$2,300	$1.64	24d	1	0.14mi
915 E Maple St North Lauderdale, FL	3.0	2.0	1470	$3,350	$2.28	14d	1	0.14mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	24d	1	0.15mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	24d	1	0.15mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	5d	1	0.17mi
6533 Harbour Rd North Lauderdale, FL	4.0	2.0	1180	$3,850	$3.26	24d	1	0.26mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	7d	1	0.26mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	24d	1	0.26mi
6511 SW 15th Ct Pompano Beach, FL	4.0	2.0	1190	$3,250	$2.73	24d	1	0.29mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	14d	1	0.40mi
6481 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1728	$3,650	$2.11	24d	1	0.44mi
1407 S Santa Catalina Cir North Lauderdale, FL	2.0	2.5	1224	$2,140	$1.75	24d	1	0.47mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	12d	1	0.49mi
6515 SW 8th Pl North Lauderdale, FL	4.0	2.0	1677	$3,875	$2.31	11d	1	0.50mi
1304 N Santa Catalina Cir #1304 North Lauderdale, FL	2.0	2.5	1224	$2,100	$1.72	24d	1	0.50mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	17d	1	0.51mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	22d	1	0.51mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	11d	1	0.51mi
5413 SW 14th St North Lauderdale, FL	3.0	2.5	1462	$3,000	$2.05	24d	1	0.54mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$2,795	$3.13	18d	3	0.54mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	24d	1	0.55mi
6391 SW 8th St North Lauderdale, FL	3.0	2.0	1162	$3,300	$2.84	24d	1	0.55mi
6473 SW 19th St Pompano Beach, FL	4.0	2.0	1484	$2,800	$1.89	24d	1	0.61mi
6870 SW 18th Ct #6870 Pompano Beach, FL	4.0	2.0	1346	$3,700	$2.75	24d	1	0.62mi
1200 SW 52nd Ave North Lauderdale, FL	3.0	2.0	1027	$2,100	$2.04	24d	1	0.62mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	24d	1	0.66mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	4d	1	0.66mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	24d	1	0.66mi
1937 SW 60th Ter #1937 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	24d	1	0.70mi
6009 SW 19th St Unit 6009 North Lauderdale, FL	4.0	2.5	1640	$2,900	$1.77	17d	1	0.70mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	17d	1	0.70mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	24d	1	0.72mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	4d	1	0.72mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	17d	1	0.72mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	17d	1	0.72mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	12d	1	0.73mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	24d	1	0.74mi

Listing history 15 events

1. 2026-06-18
   days on market $364,999 Active 99 DOM
2. 2026-06-17
   days on market $364,999 Active 98 DOM
3. 2026-06-16
   days on market $364,999 Active 97 DOM
4. 2026-06-15
   days on market $364,999 Active 96 DOM
5. 2026-06-13
   days on market $364,999 Active 94 DOM
6. 2026-06-09
   days on market $364,999 Active 90 DOM
7. 2026-06-07
   days on market $364,999 Active 88 DOM
8. 2026-06-04
   days on market $364,999 Active 85 DOM
9. 2026-06-03
   days on market $364,999 Active 84 DOM
10. 2026-06-02
    days on market $364,999 Active 83 DOM
11. 2026-06-01
    days on market $364,999 Active 82 DOM
12. 2026-05-31
    days on market $364,999 Active 81 DOM
13. 2025-12-12
    listed $364,999 Active
14. 2003-06-04
    soldstatus $105,000
15. 1977-07-01
    soldstatus $30,500

ⓘ 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: $2,481 · $207/mo
• Projected year-2 tax: $3,029 · $252/mo
• Expected delta: +$548/yr (+$46/mo · 22.1%)

ⓘ 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 ≥106°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,412
• − Mortgage interest: −$20,446
• − Property taxes: −$2,481
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,833
• − Management: −$2,833
• − Depreciation: −$10,618
• Taxable loss: −$5,624
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $2,050/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 — North Lauderdale

• Score: 76/100
• State rank: #230
• US rank: #3635

Category grades

Amenities F Commute C- Cost of living A Crime C+ Employment D Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% French/Haitian/Cajun 15% 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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+1096.7% since first listed

3 events — show timeline

• 2025-12-12 Listed $364,999 Beaches MLS
• 2003-06-04 Sold (Public Records) $105,000 Public Records
• 1977-07-01 Sold (Public Records) $30,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,481 · +2.4% YoY. Source: county tax records.