1632 NW 9th Ave · Fort Lauderdale, FL 33311

$159,900

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 13 Days on market

Built 1955 6,747 sqft lot

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Why this score? — see what drove the B- 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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity for investors and builders. Property sits on a 6,700+ sq ft lot in an area experiencing ongoing redevelopment and growth. The property is currently subject to a demolition order, and the buyer will be required to execute a Hold Harmless Agreement with the City of Fort Lauderdale. Due to this, the property is being sold as-is, cash only, and sight unseen, with no inspection or financing contingencies. This is a land value opportunity, ideal for redevelopment or new construction. Buyer responsible for verifying all requirements with the city, including demolition, permitting, and future use.

Key facts

• New construction
• 6
• 700+ sq ft lot

Tags

• 6
• 700+ SQ FT LOT
• LAND VALUE OPPORTUNITY
• NEW CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% 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.
• 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 19d 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 $2,456/mo this rent would consume 55% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $160k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $159,900

Questions for the listing agent

1. Built in 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $429,872
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 NW 4th Ave	0.39mi	2/1.0	1,101 (+3%)	9mo	$465,000	$422	70
1608 NW 7th Ave	0.18mi	3/2.0 (+1)	1,000 (-7%)	2mo	$401,000	$401	70
1440 NW 7th Ter	0.25mi	3/2.0 (+1)	1,128 (+5%)	3mo	$550,000	$488	68
1127 NW 7th Ave	0.64mi	2/1.0	1,020 (-5%)	23mo	$300,000	$294	43
930 NW 14th St	0.37mi	3/1.0 (+1)	941 (-12%)	18mo	$369,000	$392	42
939 NW 12th St	0.50mi	3/1.0 (+1)	984 (-8%)	20mo	$270,000	$274	41

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,475
• Equity at exit: $23,842

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $27,397
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$839
• Tax from tax record: −$663 /mo · $7,959/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $371

Break-even live

Break-even rent $1,985

Max offer price $159,900

Occupancy floor 80%

Sensitivity live

Price	-10% $945	-5% $890	+0% $371	+5% $326	+10% $281
Rent	-10% $177	-5% $274	+0% $371	+5% $468	+10% $565
Rate	-1.0pp $452	-0.5pp $412	base $371	+0.5pp $330	+1.0pp $288

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1541 NW 8th Ave Unit 1541 Fort Lauderdale, FL	2.0	1.0	700	$1,975	$2.82	25d	1	0.08mi
1621 NW 7th Ter Unit B Fort Lauderdale, FL	2.0	1.0	1344	$2,300	$1.71	25d	1	0.09mi
700 NW 18th St Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1012	$3,000	$2.96	23d	1	0.23mi
1414 NW 8th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1300	$2,300	$1.77	25d	1	0.26mi
600 NW 18th St Fort Lauderdale, FL	2.0	2.0	1100	$2,600	$2.36	25d	1	0.27mi
1629 NW 5th Ave Fort Lauderdale, FL	2.0	2.0	1245	$3,500	$2.81	8d	1	0.27mi
1445 NW 6th Ave Unit 1445 Fort Lauderdale, FL	2.0	1.0	825	$2,700	$3.27	25d	1	0.28mi
1409 NW 7th Ave Fort Lauderdale, FL	2.0	1.0	866	$2,300	$2.66	25d	1	0.31mi
680 Tennis Club Dr Fort Lauderdale, FL	3.0	2.5–3.0	1342	$2,400	$1.79	18d	2	0.31mi
701 NW 19th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	825	$2,000	$2.42	8d	2	0.32mi
1335 NW 7th Ter Fort Lauderdale, FL	3.0	1.5	1200	$2,550	$2.12	3d	1	0.34mi
1329 NW 8th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1134	$2,350	$2.07	11d	1	0.35mi
660 Tennis Club Dr #201 Fort Lauderdale, FL	2.0	2.0	960	$2,400	$2.50	25d	1	0.37mi
660 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,500	$3.01	0d	3	0.38mi
1512 NW 4th Ave Fort Lauderdale, FL	2.0	3.0	1345	$4,700	$3.49	25d	1	0.39mi
1312 NW 8th Ave Fort Lauderdale, FL	2.0	1.0	800	$1,950	$2.44	4d	1	0.39mi
1312 NW 8th Ave Fort Lauderdale, FL	2.0	1.0	800	$1,999	$2.50	5d	1	0.39mi
650 Tennis Club Dr #110 Fort Lauderdale, FL	3.0	2.5	1496	$2,700	$1.80	11d	1	0.40mi
650 Tennis Club Dr Fort Lauderdale, FL	2.0–3.0	1.5–2.5	1276	$2,100	$1.65	25d	2	0.40mi
333 NW 17th Ct Unit 203B Fort Lauderdale, FL	2.0	2.0	975	$2,200	$2.26	13d	1	0.43mi
1534 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1200	$3,000	$2.50	0d	1	0.43mi
610 Tennis Club Dr #105 Fort Lauderdale, FL	2.0	2.0	960	$2,300	$2.40	6d	1	0.43mi
620 Tennis Club Dr #304 Fort Lauderdale, FL	2.0	2.0	1168	$2,400	$2.05	4d	1	0.44mi
610 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,300	$2.77	25d	2	0.44mi
1500 NW 3rd Ave Fort Lauderdale, FL	3.0	1.0	1072	$2,725	$2.54	25d	1	0.45mi
1533 NW 2nd Ave Fort Lauderdale, FL	2.0	1.0	1290	$2,300	$1.78	0d	1	0.46mi
1432 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1047	$3,200	$3.06	25d	1	0.47mi
1901 NW 14th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	25d	1	0.49mi
1901 NW 14th Ave Unit A Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	25d	1	0.49mi
1420 NW 3rd Ave Fort Lauderdale, FL	2.0	1.0	1076	$2,650	$2.46	25d	1	0.49mi
1533 NW 1st Ave Unit A Fort Lauderdale, FL	3.0	2.0	1185	$2,520	$2.13	8d	1	0.52mi
1329 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1400	$3,000	$2.14	8d	1	0.52mi
1528 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1022	$2,550	$2.50	17d	1	0.55mi
1528 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1022	$2,550	$2.50	16d	1	0.55mi
1531 NW 15th Ave Fort Lauderdale, FL	3.0	1.0	960	$3,500	$3.65	5d	1	0.55mi
1480 NW 19th Ct Unit 2 Fort Lauderdale, FL	2.0	2.0	950	$1,850	$1.95	25d	1	0.56mi
1508 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1202	$2,600	$2.16	25d	1	0.56mi
1508 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1325	$2,550	$1.92	21d	1	0.56mi
1203 Chateau Park Dr Fort Lauderdale, FL	2.0	1.0	1104	$2,000	$1.81	16d	1	0.58mi
1800 N Andrews Ave Unit 2A Fort Lauderdale, FL	2.0	2.0	980	$2,100	$2.14	16d	1	0.59mi

Listing history 10 events

1. 2026-04-27
   status Pending 613-char remark

   Show marketing remark (613 chars)

   Rare opportunity for investors and builders. Property sits on a 6,700+ sq ft lot in an area experiencing ongoing redevelopment and growth. The property is currently subject to a demolition order, and the buyer will be required to execute a Hold Harmless Agreement with the City of Fort Lauderdale. Due to this, the property is being sold as-is, cash only, and sight unseen, with no inspection or financing contingencies. This is a land value opportunity, ideal for redevelopment or new construction. Buyer responsible for verifying all requirements with the city, including demolition, permitting, and future use.

2. 2026-04-27
   status Pending

   Show marketing remark (613 chars)

   Rare opportunity for investors and builders. Property sits on a 6,700+ sq ft lot in an area experiencing ongoing redevelopment and growth. The property is currently subject to a demolition order, and the buyer will be required to execute a Hold Harmless Agreement with the City of Fort Lauderdale. Due to this, the property is being sold as-is, cash only, and sight unseen, with no inspection or financing contingencies. This is a land value opportunity, ideal for redevelopment or new construction. Buyer responsible for verifying all requirements with the city, including demolition, permitting, and future use.

3. 2026-04-14
   listed $159,900 Active 613-char remark

   Show marketing remark (613 chars)

   Rare opportunity for investors and builders. Property sits on a 6,700+ sq ft lot in an area experiencing ongoing redevelopment and growth. The property is currently subject to a demolition order, and the buyer will be required to execute a Hold Harmless Agreement with the City of Fort Lauderdale. Due to this, the property is being sold as-is, cash only, and sight unseen, with no inspection or financing contingencies. This is a land value opportunity, ideal for redevelopment or new construction. Buyer responsible for verifying all requirements with the city, including demolition, permitting, and future use.

4. 2026-04-14
   listed $159,900 Active

   Show marketing remark (613 chars)

   Rare opportunity for investors and builders. Property sits on a 6,700+ sq ft lot in an area experiencing ongoing redevelopment and growth. The property is currently subject to a demolition order, and the buyer will be required to execute a Hold Harmless Agreement with the City of Fort Lauderdale. Due to this, the property is being sold as-is, cash only, and sight unseen, with no inspection or financing contingencies. This is a land value opportunity, ideal for redevelopment or new construction. Buyer responsible for verifying all requirements with the city, including demolition, permitting, and future use.

5. 2025-10-31
   historical
6. 2025-10-14
   status Active
7. 2025-10-08
   status Pending
8. 2025-10-03
   listed $264,999 Active
9. 1998-10-15
   soldstatus $60,000
10. 1977-03-01
    soldstatus $26,000

ⓘ 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: $7,959 · $663/mo
• Projected year-2 tax: $7,959 · $663/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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,466
• − Mortgage interest: −$8,957
• − Property taxes: −$7,959
• − Insurance: −$800
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$4,652
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,885/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): 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

+515.0% since first listed

10 events — show timeline

• 2026-04-27 Pending — MARMLS
• 2026-04-27 Pending — MARMLS
• 2026-04-14 Listed $159,900 MARMLS
• 2026-04-14 Listed $159,900 MARMLS
• 2025-10-31 Listing Removed — Beaches MLS
• 2025-10-14 Relisted — Beaches MLS
• 2025-10-08 Pending — Beaches MLS
• 2025-10-03 Listed $264,999 Beaches MLS
• 1998-10-15 Sold (Public Records) $60,000 Public Records
• 1977-03-01 Sold (Public Records) $26,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $7,959 · +1.9% YoY. Source: county tax records.