319 Coconut Isle Dr #2 · Fort Lauderdale, FL 33301

$749,000

4 bd · 4.5 ba · 3,886 sqft · SingleFamily · 163 Days on market

Built 2023 6,250 sqft lot

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Just steps from the sand, this new 4-bedroom, 4-bathroom home is perfect for year-round relaxation. The open concept main floor includes a dramatic 20-foot ceiling in the great room, a charming gourmet kitchen with brass accents, a welcoming dining room table and sliding doors to the pool. The spacious primary bedroom is bright and inviting, with sliding glass doors to a balcony and a custom closet. The spa-like en suite bathroom features a double vanity and a serene, tiled wet room with a soaking tub and shower. Three other inviting bedrooms also offer en suite bathrooms. On a nicely landscaped corne

Key facts

• Turnkey home
• Custom closet
• Gourmet kitchen

Tags

• TURNKEY HOME
• OPEN CONCEPT MAIN FLOOR
• 20-FOOT CEILING
• GOURMET KITCHEN
• SLIDING DOORS TO THE POOL
• CUSTOM CLOSET

Property features AI

Finance

• Financial info: Pets allowed (size limit applies)
• HOA & community: No association amenities listed

Exterior

• Parking: Attached 2-car garage; Covered parking for 2
• Utilities: Public water; Public sewer; Three-phase electric; Natural gas available
• Home design: Co-ownership property; Resale condition; 2 stories; Faces north
• Construction: CBS construction
• Exterior features: Private in-ground pool; Heated spa (in-ground); Waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate
• Bathrooms: 4 full bathrooms; 1 half bathroom; 5 total bathrooms; 1 main-level bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $569k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $552k (26.3% below list).
• Recommended offer: $552k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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 (+3.0%/yr); 469 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); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,520/mo this rent would consume 53% of the median local household income ($125k/yr) (locally 1662% 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 $39k of equity ($5k loan paydown + $34k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($659k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $551,956 (26.3% 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 163 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $4,262,942
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Coral Way	0.34mi	4/4.5	3,784 (-3%)	4mo	$4,150,000	$1,097	77
1115 SE 5th Ct	0.62mi	5/4.5 (+1)	3,407 (-12%)	5mo	$2,625,000	$770	41

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

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.36×
• Total profit: $76,104
• Equity at exit: $405,442

10-year hold

• IRR: 8.2%
• Equity multiple: 2.47×
• Total profit: $308,354
• Equity at exit: $684,505

Cash invested: $209,720 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,520 medium
• Mortgage (P&I): −$3,928
• Tax est. 1.5%: −$936 /mo · $11,235/yr
• Insurance: −$312
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,159
• Net cashflow: $-1,242

Break-even live

Break-even rent $7,092

Max offer price $569,243

Occupancy floor —

Sensitivity live

Price	-10% $-725	-5% $-983	+0% $-1,242	+5% $-1,501	+10% $-1,760
Rent	-10% $-1,678	-5% $-1,460	+0% $-1,242	+5% $-1,024	+10% $-806
Rate	-1.0pp $-865	-0.5pp $-1,052	base $-1,242	+0.5pp $-1,436	+1.0pp $-1,634

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Coconut Isle Dr Fort Lauderdale, FL	3.0	3.5	3066	$14,000	$4.57	24d	1	0.07mi
117 S Gordon Rd Fort Lauderdale, FL	4.0	3.0	3354	$20,000	$5.96	24d	1	0.20mi
401 Royal Plaza Dr Unit NA Fort Lauderdale, FL	4.0	4.0	4036	$35,000	$8.67	24d	1	0.28mi
95 Isle of Venice Dr Fort Lauderdale, FL	4.0	4.5	3426	$10,000	$2.92	24d	1	0.35mi
516 Royal Plaza Dr Fort Lauderdale, FL	4.0	4.5	3084	$27,500	$8.92	24d	1	0.36mi
73 Nurmi Dr Fort Lauderdale, FL	5.0	5.5	4291	$35,000	$8.16	24d	1	0.37mi
1412 SE 2nd St Unit 1018675P Fort Lauderdale, FL	4.0	6.0	3595	$13,586	$3.78	24d	1	0.44mi
133 Isle of Venice Dr Fort Lauderdale, FL	3.0	3.5	2849	$17,000	$5.97	19d	1	0.45mi
1312 SE 2nd Ct Fort Lauderdale, FL	3.0	3.0	2974	$15,000	$5.04	24d	1	0.46mi
703 Royal Plaza Dr Fort Lauderdale, FL	5.0	5.0	4245	$27,000	$6.36	24d	1	0.46mi
1312 SE 2nd St Fort Lauderdale, FL	5.0	5.0	3254	$28,000	$8.60	24d	1	0.47mi
2400 Delmar Pl Fort Lauderdale, FL	5.0	4.5	4284	$24,000	$5.60	24d	1	0.51mi
450 Victoria Ter Fort Lauderdale, FL	5.0	4.5	4042	$16,500	$4.08	24d	1	0.60mi
119 SE 12th Ave Fort Lauderdale, FL	4.0	3.5	3393	$13,000	$3.83	5d	1	0.61mi
1421 Ponce de Leon Dr Fort Lauderdale, FL	5.0	5.0	3412	$18,000	$5.28	24d	1	0.62mi
1252 N Rio Vista Blvd Fort Lauderdale, FL	3.0	3.0	2790	$8,000	$2.87	12d	1	0.62mi
1206 NE 1st St #1206 Fort Lauderdale, FL	4.0	3.5	2992	$12,995	$4.34	8d	1	0.63mi
1215 NE 1st St Fort Lauderdale, FL	4.0	3.5	3436	$14,995	$4.36	24d	1	0.63mi
616 Riviera Isle Dr Fort Lauderdale, FL	5.0	5.5	4095	$28,995	$7.08	24d	1	0.64mi
110 SE 11th Ave Fort Lauderdale, FL	4.0	2.5	3570	$14,000	$3.92	24d	1	0.64mi
2325 Barcelona Dr Fort Lauderdale, FL	4.0	3.0	2793	$7,500	$2.69	24d	1	0.68mi
207 Royal Palm Dr Fort Lauderdale, FL	4.0	4.5	2969	$34,995	$11.79	24d	1	0.68mi
524 Poinciana Dr Fort Lauderdale, FL	4.0	4.5	3713	$25,000	$6.73	24d	1	0.69mi
1509 NE 4th Pl Fort Lauderdale, FL	4.0	3.5	3213	$9,000	$2.80	24d	1	0.71mi
1511 NE 4th Pl #0 Fort Lauderdale, FL	4.0	3.0	3271	$8,000	$2.45	8d	1	0.71mi
1511 NE 4th Pl #0 Fort Lauderdale, FL	4.0	3.0	3271	$8,000	$2.45	24d	1	0.71mi
404 NE 13th Ave Fort Lauderdale, FL	4.0	3.5	3559	$34,995	$9.83	24d	1	0.73mi
12 Isla Bahia Dr Fort Lauderdale, FL	5.0	5.5	3891	$11,000	$2.83	8d	1	0.75mi
12 Isla Bahia Dr Fort Lauderdale, FL	5.0	5.5	3891	$11,000	$2.83	24d	1	0.75mi
1409 NE 4th Pl Unit 1541792P Fort Lauderdale, FL	3.0	3.5	2863	$5,190	$1.81	14d	1	0.75mi
1505 SE 11th St Fort Lauderdale, FL	4.0	3.0	2732	$15,000	$5.49	24d	1	0.75mi
1410 NE 5th St Unit A Fort Lauderdale, FL	3.0	3.5	3125	$9,250	$2.96	18d	1	0.76mi
1410 NE 5th St Fort Lauderdale, FL	3.0	3.0	3125	$9,000	$2.88	24d	1	0.76mi
540 NE 17th Ave Fort Lauderdale, FL	4.0	3.5	2660	$6,999	$2.63	24d	1	0.77mi
547 NE 16th Ave Unit 1369653P Fort Lauderdale, FL	4.0	3.0	3498	$10,370	$2.96	22d	1	0.82mi
1504 NE 6th St Fort Lauderdale, FL	5.0	5.0	3448	$28,000	$8.12	24d	1	0.84mi
640 NE 17th Way Fort Lauderdale, FL	5.0	4.5	3962	$13,000	$3.28	5d	1	0.87mi
549 NE 14th Ave Unit 1369642P Fort Lauderdale, FL	3.0	3.0	2992	$9,703	$3.24	24d	1	0.89mi
648 NE 16th Ter Unit 1369641P Fort Lauderdale, FL	3.0	3.0	2992	$9,506	$3.18	22d	1	0.93mi
40 Isla Bahia Dr Fort Lauderdale, FL	4.0	4.5	2990	$18,000	$6.02	24d	1	0.98mi

Listing history 13 events

1. 2026-06-18
   days on market $749,000 Active 163 DOM
2. 2026-06-17
   days on market $749,000 Active 162 DOM
3. 2026-06-16
   days on market $749,000 Active 161 DOM
4. 2026-06-15
   days on market $749,000 Active 160 DOM
5. 2026-06-13
   days on market $749,000 Active 158 DOM
6. 2026-06-09
   days on market $749,000 Active 154 DOM
7. 2026-06-07
   days on market $749,000 Active 152 DOM
8. 2026-06-04
   days on market $749,000 Active 149 DOM
9. 2026-06-03
   days on market $749,000 Active 148 DOM
10. 2026-06-02
    days on market $749,000 Active 147 DOM
11. 2026-06-01
    days on market $749,000 Active 146 DOM
12. 2026-05-31
    days on market $749,000 Active 145 DOM
13. 2026-01-06
    listed $749,000 Active

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $66,235
• − Mortgage interest: −$41,956
• − Property taxes: −$11,235
• − Insurance: −$8,864
• − Repairs & maintenance: −$5,299
• − Management: −$5,299
• − Depreciation: −$21,789
• Taxable loss: −$28,206
• Est. tax savings @ 24.0%: +$6,769
• After-tax cash flow: $-8,138/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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

• 2026-01-06 Listed $749,000 Beaches MLS