2020 NE 62nd St · Fort Lauderdale, FL 33308

$569,000

3 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 14 Days on market

Built 1962 7,500 sqft lot Est $670k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +12.5/30.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Now Available! Come see this charming Home consisting of 3 bedrooms, 2 bath, 1,822 (sqft), -clean POOL residence with a spacious layout and great back yard! This is the perfect home for those looking for space and best of it’s move in ready. New Exterior & Interior Paint!!Property is being sold “as-is” with right to inspect. It is the buyers and buyer’s agent responsibility to verify all room measurements, utilities info, lot size, schools zoning, building addition permits, building materials, along with all property information in this listing. All room measurements and dimensions are estimates.

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: In-ground pool with screen enclosure; Lot less than quarter acre; Zoned RS-8

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces north; Effective year built (updated)
• Construction: Block construction
• Exterior features: Enclosed porch; Screened porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $-83 ($-996/yr) — negative.
• To cash-flow at today's rent, offer at most $554k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $533k (6.3% below list).
• Recommended offer: $533k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 746 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5,330/mo this rent would consume 68% of the median local household income ($94k/yr) (locally 912% 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 $17k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $300k; list at $569k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $532,966 (6.3% 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. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $670,205
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6011 NE 19th Ave	0.15mi	3/2.0	1,577 (+1%)	5mo	$549,900	$349	86
2129 NE 62nd St	0.19mi	3/2.0	1,681 (+8%)	3mo	$725,000	$431	75
1930 NE 59th Pl	0.13mi	2/2.0 (-1)	1,664 (+7%)	3mo	$505,000	$303	75
5611 NE 16th Ave	0.65mi	3/2.0	1,490 (-4%)	1mo	$800,000	$537	62
1600 NE 63rd Ct	0.43mi	3/2.0	1,352 (-13%)	3mo	$515,000	$381	56
571 SE 14th St	0.71mi	3/2.0	1,446 (-7%)	1mo	$650,000	$450	55

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 · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-93,787
• Equity at exit: $84,840

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-73,117
• Equity at exit: $49,197

Cash invested: $159,320 (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 33308

• Rents YoY: 3.6%
• Active inventory: 746
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $5,330 high
• Mortgage (P&I): −$2,984
• Tax from tax record: −$1,072 /mo · $12,869/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,119
• Net cashflow: $-83

Break-even live

Break-even rent $5,435

Max offer price $554,338

Occupancy floor 97%

Sensitivity live

Price	-10% $239	-5% $78	+0% $-83	+5% $-244	+10% $-405
Rent	-10% $-504	-5% $-294	+0% $-83	+5% $128	+10% $338
Rate	-1.0pp $204	-0.5pp $62	base $-83	+0.5pp $-230	+1.0pp $-380

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1961 NE 62nd Ct Fort Lauderdale, FL	3.0	2.0	1630	$7,000	$4.29	26d	1	0.12mi
6251 NE 20th Ter Fort Lauderdale, FL	3.0	3.0	1954	$7,000	$3.58	13d	1	0.14mi
6241 NE 19th Ter Fort Lauderdale, FL	4.0	3.0	1828	$7,500	$4.10	9d	1	0.16mi
5910 NE 21st Way Fort Lauderdale, FL	3.0	2.0	1823	$4,950	$2.72	23d	1	0.19mi
2101 NE 63rd St Unit 2101 Fort Lauderdale, FL	3.0	2.0	1805	$4,925	$2.73	22d	1	0.19mi
2101 NE 63rd St Unit 2101 Fort Lauderdale, FL	3.0	2.0	1805	$4,750	$2.63	0d	1	0.19mi
5790 NE 20th Ter Fort Lauderdale, FL	3.0	2.0	1874	$6,000	$3.20	26d	1	0.21mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,250	$3.04	26d	1	0.29mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,000	$2.90	17d	1	0.29mi
2161 NE 62nd Ct Unit 2161 Fort Lauderdale, FL	4.0	3.0	2047	$7,500	$3.66	26d	1	0.32mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	26d	1	0.32mi
5770 NE 18th Ave Fort Lauderdale, FL	4.0	2.0	1459	$7,500	$5.14	15d	1	0.33mi
2010 NE 57th St Fort Lauderdale, FL	3.0	2.0	1730	$6,000	$3.47	23d	1	0.36mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	12d	1	0.41mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	6d	1	0.41mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	26d	1	0.42mi
1601 NE 63rd St Fort Lauderdale, FL	3.0	2.0	1875	$6,125	$3.27	26d	1	0.45mi
6341 NE 22nd Ave Fort Lauderdale, FL	3.0	2.0	2086	$5,500	$2.64	16d	1	0.47mi
5800 NE 15th Ave Fort Lauderdale, FL	4.0	3.0	2076	$6,000	$2.89	4d	1	0.48mi
5800 NE 15th Ave Fort Lauderdale, FL	4.0	3.0	2076	$6,000	$2.89	7d	1	0.48mi
5921 NE 15th Ave Fort Lauderdale, FL	3.0	3.0	1977	$4,600	$2.33	26d	1	0.50mi
6421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,750	$2.61	18d	1	0.52mi
6421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,750	$2.61	9d	1	0.52mi
2260 NE 62nd St Fort Lauderdale, FL	3.0	2.0	1807	$4,750	$2.63	12d	1	0.52mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	26d	1	0.53mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	9d	1	0.53mi
5501 NE 18th Ter Fort Lauderdale, FL	3.0	3.0	1942	$6,400	$3.30	26d	1	0.56mi
1466 NE 57th Ct Fort Lauderdale, FL	3.0	2.0	2020	$8,200	$4.06	26d	1	0.65mi
1466 NE 57th Ct Unit 1044539P Fort Lauderdale, FL	3.0	2.0	2012	$6,185	$3.07	9d	1	0.65mi
1478 NE 57th St Fort Lauderdale, FL	3.0	2.0	1590	$5,400	$3.40	26d	1	0.66mi
511 SE 14th St Unit 1 Pompano Beach, FL	4.0	2.5	1880	$7,000	$3.72	26d	1	0.68mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$3,345	$3.03	0d	15	0.69mi
2120 NE 53rd St Unit 1541805P Fort Lauderdale, FL	4.0	2.0	1603	$9,399	$5.86	23d	1	0.69mi
1761 NE 52nd St Unit 1-2 Oakland Park, FL	2.0	2.0	2028	$3,650	$1.80	26d	1	0.69mi
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	23d	1	0.75mi
1419 NE 57th St Fort Lauderdale, FL	4.0	2.5	2176	$7,500	$3.45	15d	1	0.77mi
342 SW 14th St Pompano Beach, FL	3.0	2.0	1458	$5,000	$3.43	26d	1	0.84mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$3,279	$3.00	0d	16	0.84mi
5721 Bayview Dr Fort Lauderdale, FL	3.0	2.0	2188	$9,500	$4.34	0d	1	0.86mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	26d	1	0.87mi

Listing history 9 events

1. 2026-06-08
   status $569,000 Pending 14 DOM
2. 2026-06-07
   statusdays on market $569,000 Active 14 DOM
3. 2026-05-31
   status $569,000 Pending 12 DOM
4. 2026-05-18
   listed $585,000 Active
5. 2013-08-12
   soldstatus $300,000
6. 1992-11-24
   soldstatus $125,000
7. 1991-04-03
   soldstatus $113,500
8. 1987-01-14
   soldstatus $81,000
9. 1982-03-01
   soldstatus $90,000

ⓘ 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: $12,869 · $1,072/mo
• Projected year-2 tax: $12,869 · $1,072/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 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,956
• − Mortgage interest: −$31,873
• − Property taxes: −$12,869
• − Insurance: −$2,845
• − Repairs & maintenance: −$5,116
• − Management: −$5,116
• − Depreciation: −$16,553
• Taxable loss: −$10,417
• Est. tax savings @ 24.0%: +$2,500
• After-tax cash flow: $1,504/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): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -417.95%
• Current HPI: 325.3902
• Rent YoY: ▲ 3.63%
• 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

+550.0% since first listed

6 events — show timeline

• 2026-05-18 Listed $585,000 MARMLS
• 2013-08-12 Sold (Public Records) $300,000 Public Records
• 1992-11-24 Sold (Public Records) $125,000 Public Records
• 1991-04-03 Sold (Public Records) $113,500 Public Records
• 1987-01-14 Sold (Public Records) $81,000 Public Records
• 1982-03-01 Sold (Public Records) $90,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $12,869 · +6.7% YoY. Source: county tax records.