1760 NW 24th Ter · Fort Lauderdale, FL 33311

$129,000

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 3 Days on market

Built 1955 6,000 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Unapproved short sale – subject to lender approval. The single-family residence is being sold as-is and requires substantial renovation. Exterior observations include deteriorated soffits and fascia, exposed wood, roof edge damage, boarded and broken windows, and weathered finishes, indicating prolonged deferred maintenance. These conditions suggest possible water intrusion and underlying structural or system concerns. Interior condition has not been fully evaluated and should be assumed compromised. All major systems, including roof, electrical, plumbing, and HVAC, will require professional inspection and likely replacement. This property is suitable for experienced investors only. C

Key facts

• 6,000 sq ft lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 13.2% 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.
• Market conditions: Rents rising (+2.8%/yr); 585 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 $2,466/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 $892 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.4% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

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: 1.91% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.73%
• DSCR: 2.10
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $377,706
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 NW 13th Ct	0.67mi	3/1.0 (+1)	1,058 (0%)	3mo	$153,000	$145	61
1761 NW 26th Ter	0.22mi	3/2.0 (+1)	1,107 (+5%)	20mo	$427,000	$386	56
2880 NW 12th Ct	0.73mi	2/1.0	1,014 (-4%)	6mo	$300,000	$296	54
2521 NW 16th St	0.22mi	3/1.0 (+1)	918 (-13%)	16mo	$334,999	$365	50
1740 NW 28th Ave	0.33mi	3/2.0 (+1)	1,107 (+5%)	22mo	$410,000	$370	50
1859 NW 16th Ct	0.48mi	3/1.0 (+1)	912 (-14%)	11mo	$319,900	$351	40
2641 NW 15th St	0.34mi	3/2.0 (+1)	1,188 (+12%)	19mo	$400,000	$337	39
2841 NW 21st Ct	0.58mi	3/2.0 (+1)	1,197 (+13%)	11mo	$410,000	$343	33
1709 NW 14th St	0.63mi	3/2.0 (+1)	1,118 (+6%)	24mo	$399,000	$357	32
1304 NW 19th Ave	0.66mi	3/2.0 (+1)	1,193 (+13%)	14mo	$466,300	$391	27

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: 17.9%
• Equity multiple: 1.72×
• Total profit: $26,181
• Equity at exit: $19,234

10-year hold

• IRR: 26.3%
• Equity multiple: 3.29×
• Total profit: $82,539
• Equity at exit: $11,154

Cash invested: $36,120 (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: 585
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$676
• Tax from tax record: −$473 /mo · $5,681/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $744

Break-even live

Break-even rent $1,524

Max offer price $129,000

Occupancy floor 65%

Sensitivity live

Price	-10% $817	-5% $781	+0% $744	+5% $708	+10% $671
Rent	-10% $549	-5% $647	+0% $744	+5% $842	+10% $939
Rate	-1.0pp $809	-0.5pp $777	base $744	+0.5pp $711	+1.0pp $677

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	20d	1	0.09mi
2530 NW 17th St Fort Lauderdale, FL	1.0	1.0	1071	$985	$0.92	25d	1	0.13mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	25d	1	0.35mi
2111 NW 26th Ave Unit 2111 Fort Lauderdale, FL	3.0	1.0	880	$2,200	$2.50	25d	1	0.36mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,590	$2.94	2d	1	0.37mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,700	$3.07	3d	1	0.37mi
2740 NW 21st St Unit 1261589P Fort Lauderdale, FL	3.0	2.0	1097	$3,396	$3.10	25d	1	0.38mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.40mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	25d	1	0.42mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	25d	1	0.42mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	25d	1	0.43mi
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	25d	1	0.45mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	21d	1	0.45mi
2890 NW 20th St Fort Lauderdale, FL	3.0	1.0	1326	$2,560	$1.93	25d	1	0.50mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	25d	1	0.53mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,600	$2.84	15d	1	0.58mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,400	$2.62	8d	1	0.58mi
2856 NW 14th St Unit 2 Fort Lauderdale, FL	2.0	1.0	1440	$2,100	$1.46	8d	1	0.59mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	8d	1	0.59mi
2845 NW 13th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,950	$1.56	21d	1	0.60mi
1733 NW 18th St Fort Lauderdale, FL	2.0	2.0	967	$3,300	$3.41	8d	1	0.62mi
2631 NW 25th St Fort Lauderdale, FL	3.0	2.0	1446	$2,700	$1.87	25d	1	0.63mi
2721 NW 25th St Fort Lauderdale, FL	3.0	2.0	1015	$3,000	$2.96	2d	1	0.66mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	6d	1	0.67mi
3048 NW 20th St Unit n/a Fort Lauderdale, FL	3.0	2.0	1107	$2,800	$2.53	25d	1	0.67mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	25d	1	0.76mi
2617 NW 19th Ave Unit F Oakland Park, FL	2.0	1.0	792	$2,100	$2.65	25d	1	0.79mi
1531 NW 15th Ave Fort Lauderdale, FL	3.0	1.0	960	$3,500	$3.65	5d	1	0.80mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	25d	1	0.80mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	25d	1	0.82mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	25d	1	0.82mi
1600 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	2d	1	0.82mi
1480 NW 19th Ct Unit 2 Fort Lauderdale, FL	2.0	2.0	950	$1,850	$1.95	25d	1	0.85mi
2620 NW 18th Ter #3 Oakland Park, FL	2.0	1.0	744	$2,000	$2.69	25d	1	0.87mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	25d	1	0.87mi
1471 NW 20th St Unit A Fort Lauderdale, FL	2.0	2.0	1100	$2,200	$2.00	25d	1	0.88mi
2632 NW 18th Ter Unit 2638 Oakland Park, FL	3.0	1.0	1000	$2,290	$2.29	25d	1	0.90mi
2121 NW 28th St Oakland Park, FL	3.0	1.0	1047	$2,295	$2.19	22d	1	0.90mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	11d	1	0.91mi
1901 NW 14th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	25d	1	0.91mi

Listing history 5 events

1. 2026-02-09
   status Pending
2. 2026-02-01
   listed $129,000 Active
3. 2006-11-20
   soldstatus $180,000
4. 2005-01-05
   soldstatus $135,000
5. 1995-03-16
   soldstatus $46,000

ⓘ 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: $5,681 · $473/mo
• Projected year-2 tax: $5,681 · $473/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 · 25 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: $29,589
• − Mortgage interest: −$7,226
• − Property taxes: −$5,681
• − Insurance: −$645
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$3,753
• Taxable income: $7,549
• Est. tax owed @ 24.0%: −$1,812
• After-tax cash flow: $7,119/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

+180.4% since first listed

5 events — show timeline

• 2026-02-09 Pending — MARMLS
• 2026-02-01 Listed $129,000 MARMLS
• 2006-11-20 Sold (Public Records) $180,000 Public Records
• 2005-01-05 Sold (Public Records) $135,000 Public Records
• 1995-03-16 Sold (Public Records) $46,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $5,681 · +6.8% YoY. Source: county tax records.