1920 S Ocean Dr #511 · Fort Lauderdale, FL 33316

$299,000

3 bd · 2.0 ba · 1,293 sqft · Condo public records · 10 Days on market

Built 1961 $1125/mo HOA · 23% of rent

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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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0

Key facts

• Fitness center
• Fully gutted kitchen
• Impact glass windows

Tags

• FULLY GUTTED KITCHEN
• IMPACT GLASS WINDOWS
• SOUTH AND WEST FACING BALCONY
• INTRACOASTAL AND CITY VIEWS
• HEATED POOL
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Has association; Monthly association fee; Association amenities include: Beach access, Fitness center, Laundry, Parking, Pool, Bike storage, Community room, Library, Security; HOA fee covers insurance, trash, water, common areas, elevator, and pool service

Exterior

• Parking: Assigned parking with guest and open spaces (1 parking spot total)
• Security: Closed circuit camera(s); Building security
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Condominium; One-level unit; Faces west; Atlantic Towers Co-op (16-story building)
• Construction: CBS and pre-cast concrete construction; Concrete roof
• Exterior features: No waterfront; Beach access

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Linoleum flooring; Closed circuit camera(s)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Cap rate 7.2% 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: 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); 400 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $4,802/mo this rent would consume 60% of the median local household income ($97k/yr) (locally 770% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.2% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 4.5% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $299,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.61% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 5.2

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: 14.9%
• Equity multiple: 1.92×
• Total profit: $76,833
• Equity at exit: $154,183

10-year hold

• IRR: 17.1%
• Equity multiple: 3.93×
• Total profit: $245,605
• Equity at exit: $254,264

Cash invested: $83,720 (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: 400
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $4,802 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$761 /mo · $9,134/yr
• Insurance: −$125
• HOA: −$1,125
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $215

Break-even live

Break-even rent $4,530

Max offer price $299,000

Occupancy floor 91%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 S Ocean Ln #1912 Fort Lauderdale, FL	2.0	2.0	1813	$7,000	$3.86	24d	1	0.07mi
2100 S Ocean Dr Unit 16F Fort Lauderdale, FL	2.0	2.0	1365	$3,750	$2.75	24d	1	0.12mi
1799 Marietta Dr Fort Lauderdale, FL	2.0	2.0	1248	$4,900	$3.93	24d	1	0.34mi
1645 S Ocean Ln #289 Fort Lauderdale, FL	2.0	2.0	1273	$7,500	$5.89	24d	1	0.36mi
1680 S Ocean Ln #250 Fort Lauderdale, FL	2.0	2.0	1264	$10,000	$7.91	2d	1	0.36mi
1635 Seabreeze Blvd Fort Lauderdale, FL	3.0	2.0	1584	$9,000	$5.68	17d	1	0.37mi
2009 Admirals Way Fort Lauderdale, FL	3.0	3.0	1805	$14,999	$8.31	24d	1	0.38mi
2420 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	841	$2,450	$2.91	19d	2	0.40mi
2200 SE 19th St Unit 2200 Fort Lauderdale, FL	3.0	2.0	1710	$5,400	$3.16	22d	1	0.45mi
1556 S Ocean Ln #103 Fort Lauderdale, FL	3.0	2.0	1273	$6,500	$5.11	8d	1	0.46mi
1566 S Ocean Ln #208 Fort Lauderdale, FL	2.0	2.0	1264	$6,150	$4.87	24d	1	0.47mi
2201 Mariner Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,999	$3.00	2d	2	0.47mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,250	$2.57	5d	2	0.72mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,125	$2.50	24d	3	0.72mi
3000 Holiday Dr #1803 Fort Lauderdale, FL	2.0	2.0	1627	$4,500	$2.77	3d	1	0.73mi
1205 Seabreeze Blvd #1205 Fort Lauderdale, FL	3.0	3.0	1789	$10,500	$5.87	3d	1	0.77mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	15d	2	0.96mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	5d	3	0.96mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	14d	3	0.96mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	20d	3	0.96mi
1721 SE 17th St Fort Lauderdale, FL	2.0	1.0–2.0	881	$4,635	$5.26	2d	42	1.06mi
1718 SE 14th St Fort Lauderdale, FL	3.0	2.0	1200	$4,800	$4.00	24d	1	1.06mi
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,200	$2.10	15d	3	1.08mi
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,500	$2.38	24d	2	1.08mi
1600 SE 15th St #503 Fort Lauderdale, FL	2.0	2.0	1070	$2,700	$2.52	21d	1	1.15mi
1617 SE 15th St #605 Fort Lauderdale, FL	2.0	2.0	1240	$2,400	$1.94	24d	1	1.15mi
1531 SE 15th St Fort Lauderdale, FL	2.0	2.0	1008	$2,900	$2.88	24d	1	1.24mi
1510 SE 15th St #106 Fort Lauderdale, FL	2.0	2.0	940	$2,650	$2.82	18d	1	1.27mi
1510 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	800	$2,650	$3.31	8d	2	1.30mi
1490 SE 15th St #104 Fort Lauderdale, FL	2.0	2.0	1459	$4,250	$2.91	18d	1	1.34mi
1436 SE 13th St Fort Lauderdale, FL	4.0	3.5	1725	$20,000	$11.59	24d	1	1.40mi
1401 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	912	$2,750	$3.01	24d	1	1.44mi
1 Las Olas Cir Fort Lauderdale, FL	2.0	2.0	1275	$4,050	$3.18	4d	2	1.45mi
1312 SE 13th Ter Fort Lauderdale, FL	2.0	2.0	1141	$3,850	$3.37	24d	1	1.50mi

HOA detail condo

• Monthly dues: $1,125 · $13,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $299,000 Active 10 DOM
2. 2026-06-17
   days on market $299,000 Active 9 DOM
3. 2026-06-16
   days on market $299,000 Active 8 DOM
4. 2026-06-15
   days on market $299,000 Active 7 DOM
5. 2026-06-13
   days on market $299,000 Active 5 DOM
6. 2026-06-09
   listed $299,000 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: $9,134 · $761/mo
• Projected year-2 tax: $9,134 · $761/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 6/10 Major FEMA zone X · 54% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,628
• − Mortgage interest: −$16,749
• − Property taxes: −$9,134
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,610
• − Management: −$4,610
• − HOA: −$13,500
• − Depreciation: −$8,698
• Taxable loss: −$1,168
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,862/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

1 event — show timeline

• 2026-06-08 Listed $299,000 Beaches MLS

Property tax history

+7.0%/yr

Latest (2025): $9,134 · +10.1% YoY. Source: county tax records.