2840 NW 13th Ct Unit 1-2 · Roosevelt Gardens, FL 33311

$549,900

None bd · None ba · 1,736 sqft · Condo public records · 35 Days on market

Built 1983

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Why this score? — see what drove the F 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
• Schools +4.1/10.0
• Livability +3.8/5.0
• Cash flow +3.3/30.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity with this updated duplex featuring two spacious units. The first unit is a 2-bedroom, 1-bath with a lease in place through January 2027, providing immediate rental income. The second unit is a 3-bedroom, 2-bath, offering flexibility for an owner-occupant or additional rental potential. Both units have been tastefully updated with new flooring, modern kitchen cabinets and countertops, and renovated bathrooms. Additional features include central A/C in both units, separate electric and water meters, and a newer roof installed in 2022. A well-maintained property with strong income potential — ideal for investors or owner-occupants alike. Four parking spac

Key facts

• Updated duplex
• Renovated bathrooms
• New flooring

Tags

• UPDATED DUPLEX
• NEW FLOORING
• MODERN KITCHEN CABINETS
• RENOVATED BATHROOMS
• CENTRAL A/C
• SEPARATE ELECTRIC METERS

Property features AI

Finance

• Financial info: Two-unit property; Tenants pay electricity; Pets allowed (restrictions possible)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Two separate electric meters; Two separate water meters
• Home design: Duplex; One story; Entry level: One
• Construction: Concrete block with stucco construction; Flat and shingle roofs
• Exterior features: Chain link fencing; Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a condo listed at $550k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (55.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (54.1% below list).
• Recommended offer: $246k (55.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#240 in FL, #3,794 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Dillard Elementary School (math 29% / reading 26%, grade F, #1,962 of 2,144 statewide, top 92%, 624 students, 93% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Dillard 6-12 (math 19% / reading 31%, grade F, #501 of 667 statewide, top 75%, 2,279 students, 80% FRL) — zoned schools average 80% FRL vs 51% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 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 (+2.8%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,525/mo this rent would consume 56% of the median local household income ($54k/yr) (locally 5068% 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 $16k 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 35 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,808 (55.3% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
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: 0.46% ✗
• Cap rate: 2.54%
• Cash-on-cash: -13.42%
• DSCR: 0.40
• GRM: 18.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -41.7%
• Equity multiple: -0.29×
• Total profit: $-199,315
• Equity at exit: $81,992

10-year hold

• IRR: -71.7%
• Equity multiple: -1.06×
• Total profit: $-317,068
• Equity at exit: $47,545

Cash invested: $153,972 (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 33311

• Rents YoY: 2.8%
• Active inventory: 590
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,525 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$604 /mo · $7,243/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-1,721

Break-even live

Break-even rent $4,704

Max offer price $245,808

Occupancy floor —

Sensitivity live

Price	-10% $-1,410	-5% $-1,566	+0% $-1,721	+5% $-1,877	+10% $-2,033
Rent	-10% $-1,921	-5% $-1,821	+0% $-1,721	+5% $-1,622	+10% $-1,522
Rate	-1.0pp $-1,444	-0.5pp $-1,582	base $-1,721	+0.5pp $-1,864	+1.0pp $-2,009

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2845 NW 13th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,950	$1.56	22d	1	0.05mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	9d	1	0.06mi
2856 NW 14th St Unit 2 Fort Lauderdale, FL	2.0	1.0	1440	$2,100	$1.46	9d	1	0.06mi
2835 NW 14th St Unit 1 Fort Lauderdale, FL	3.0	2.0	1630	$2,990	$1.83	26d	1	0.08mi
2780 NW 15th St Fort Lauderdale, FL	3.0	2.5	1622	$3,200	$1.97	26d	1	0.16mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	26d	1	0.20mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	9d	1	0.23mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	26d	1	0.23mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	5d	1	0.25mi
1201 NW 30th Ave Unit 1-4 Fort Lauderdale, FL	2.0	1.0	2208	$1,850	$0.84	18d	1	0.28mi
2862 NW 11th St Fort Lauderdale, FL	3.0	2.5	1800	$3,300	$1.83	26d	1	0.29mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	26d	1	0.44mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1580	$3,200	$2.03	1d	1	0.44mi
2530 NW 17th St Fort Lauderdale, FL	1.0	1.0	1071	$985	$0.92	26d	1	0.48mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	26d	1	0.51mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	26d	1	0.55mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,536	$1.86	1d	1	0.56mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	22d	1	0.60mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	26d	1	0.65mi
2890 NW 20th St Fort Lauderdale, FL	3.0	1.0	1326	$2,560	$1.93	26d	1	0.67mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	26d	1	0.68mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	24d	1	0.68mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	24d	1	0.70mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	3d	1	0.70mi
3048 NW 20th St Unit n/a Fort Lauderdale, FL	3.0	2.0	1107	$2,800	$2.53	26d	1	0.71mi
2900 NW 8th St Fort Lauderdale, FL	1.0	1.0	1300	$1,300	$1.00	20d	1	0.75mi
1370 NW 34th Way #1370 Lauderhill, FL	3.0	2.0	1360	$2,650	$1.95	22d	1	0.75mi
2740 NW 21st St Unit 1261589P Fort Lauderdale, FL	3.0	2.0	1097	$3,396	$3.10	26d	1	0.77mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	26d	1	0.78mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	22d	1	0.78mi
3416 NW 14th Ct Fort Lauderdale, FL	2.0	2.5	1248	$2,090	$1.67	26d	1	0.79mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	26d	1	0.80mi
2850 NW 7th St Fort Lauderdale, FL	3.0	2.0	1169	$3,000	$2.57	26d	1	0.82mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	26d	1	0.84mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	26d	1	0.87mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	7d	1	0.91mi
720 NW 33rd Ter Unit 1 Fort Lauderdale, FL	1.0	1.0	1340	$1,280	$0.96	24d	1	0.94mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	24d	1	0.94mi
891 NW 34th Way Lauderhill, FL	3.0	2.0	1283	$2,950	$2.30	26d	1	0.98mi
2201 NW 6th Ct Unit 2201 Fort Lauderdale, FL	1.0	1.0	1176	$1,100	$0.94	24d	1	0.99mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $549,900 Active 35 DOM
2. 2026-06-18
   days on market $549,900 Active 32 DOM
3. 2026-06-17
   days on market $549,900 Active 31 DOM
4. 2026-06-16
   days on market $549,900 Active 30 DOM
5. 2026-06-15
   days on market $549,900 Active 29 DOM
6. 2026-06-13
   days on market $549,900 Active 27 DOM
7. 2026-06-09
   days on market $549,900 Active 23 DOM
8. 2026-06-08
   days on market $549,900 Active 22 DOM
9. 2026-06-07
   days on market $549,900 Active 21 DOM
10. 2026-06-04
    days on market $549,900 Active 18 DOM
11. 2026-06-03
    days on market $549,900 Active 17 DOM
12. 2026-06-02
    days on market $549,900 Active 16 DOM
13. 2026-06-01
    days on market $549,900 Active 15 DOM
14. 2026-05-31
    days on market $549,900 Active 14 DOM
15. 2026-05-17
    listed $549,900 Active

ⓘ 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: $7,243 · $604/mo
• Projected year-2 tax: $7,243 · $604/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 9/10 Extreme 4 d/yr ≥105°F today · 15 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: $30,304
• − Mortgage interest: −$30,803
• − Property taxes: −$7,243
• − Insurance: −$2,750
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$15,997
• Taxable loss: −$31,337
• Est. tax savings @ 24.0%: +$7,521
• After-tax cash flow: $-13,136/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 — Roosevelt Gardens

• Score: 76/100
• State rank: #240
• US rank: #3794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt Gardens, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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 Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

• 2026-05-17 Listed $549,900 Beaches MLS

Property tax history

+8.1%/yr

Latest (2025): $7,243 · +21.3% YoY. Source: county tax records.