505 N Ft Lauderdale Bch Blvd #2101 · Fort Lauderdale, FL 33304

$590,000

2 bd · 2.0 ba · 1,308 sqft · Condo public records · 82 Days on market

Built 2006 $9/mo HOA ↓ 12% since listing

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Vacation on Ft Lauderdale Beach! Experience resort-style living from this high-floor, fully furnished 2-bedroom condo in a premier beachfront condo-hotel. Bathed in southern light and boasting ocean views, this beautifully appointed condo features a versatile lock-out suite. Offering a wrap-around balcony, floor-to-ceiling impact windows, owner's closet, dual sinks in the primary bathroom, and fully equipped kitchen, this condo . Owners enjoy first-class, resort-style service with hotel amenities including restaurants, bars, 24-Hour fitness center, spa, tropical pool deck, room service, and complimentary valet parking. Optional rental program managed by Hilton. Step inside and feel instantl

Key facts

• Tropical pool deck
• Wrap-around balcony
• Owner's closet

Tags

• WRAP-AROUND BALCONY
• OWNER'S CLOSET
• DUAL SINKS IN PRIMARY BATHROOM
• FULLY EQUIPPED KITCHEN
• TROPICAL POOL DECK

Property features AI

Finance

• Other: Association fee includes insurance, grounds and structure maintenance, pest control, sewer, trash, water, elevator, HVAC maintenance, roof repairs, and pool service
• Financial info: Pets allowed with number and size limits
• HOA & community: Association: Q Club Resort & Residences Condominium Association; Association amenities include cabana, fitness center, pool, heated pool, spa/hot tub, bar, cafe/restaurant, lobby, security, and maintenance; Association fee paid annually

Exterior

• Parking: Valet parking
• Security: Closed-circuit cameras; Smoke detectors; Security system; Attended lobby
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; 25-story building; Faces southeast; Resale property
• Construction: CBS construction
• Exterior features: Waterfront property; Waterfront features: Other; East of US-1 road frontage

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Marble
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Entrance foyer; Split bedroom layout; Furnished
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $590k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $536k (9.1% below list).
• Recommended offer: $536k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+2.8%/yr); 625 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $5,364/mo this rent would consume 76% of the median local household income ($85k/yr) (locally 1534% 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 $18k 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 82 days — a 6% lower offer ($555k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $427k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $536,362 (9.1% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-87,194
• Equity at exit: $87,971

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-68,619
• Equity at exit: $51,012

Cash invested: $165,200 (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 33304

• Rents YoY: 2.8%
• Active inventory: 625
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $5,364 high
• Mortgage (P&I): −$3,094
• Tax from tax record: −$737 /mo · $8,839/yr
• Insurance: −$246
• HOA: −$9
• Vacancy / Maint / Mgmt: −$1,126
• Net cashflow: $152

Break-even live

Break-even rent $5,171

Max offer price $590,000

Occupancy floor 92%

Sensitivity live

Price	-10% $486	-5% $319	+0% $152	+5% $-15	+10% $-182
Rent	-10% $-272	-5% $-60	+0% $152	+5% $364	+10% $576
Rate	-1.0pp $449	-0.5pp $302	base $152	+0.5pp $-1	+1.0pp $-157

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: $147,500
• Closing costs: $17,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,242	$6.78	8d	5	0.03mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	982	$9,995	$10.18	12d	6	0.03mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1215	$9,995	$8.22	25d	5	0.03mi
3101 Bayshore Dr #1409 Fort Lauderdale, FL	2.0	2.0	1255	$9,995	$7.96	25d	1	0.03mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,972	$7.38	18d	4	0.03mi
336 N Birch Rd Unit PH Fort Lauderdale, FL	2.0	2.0	1411	$4,300	$3.05	22d	1	0.14mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,000	$6.42	2d	11	0.16mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,100	$6.49	19d	13	0.16mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,000	$6.42	2d	11	0.16mi
524 Orton Ave Fort Lauderdale, FL	2.0	2.0	927	$2,798	$3.02	2d	2	0.17mi
2908 Bayshore Dr Unit 1541799P Fort Lauderdale, FL	2.0	2.0	1862	$5,415	$2.91	16d	1	0.18mi
3003 Terramar St #505 Fort Lauderdale, FL	2.0	2.0	1280	$2,950	$2.30	25d	1	0.19mi
3003 Terramar St #401 Fort Lauderdale, FL	2.0	2.0	1300	$3,300	$2.54	22d	1	0.19mi
3003 Terramar St #205 Fort Lauderdale, FL	2.0	2.0	1300	$2,800	$2.15	25d	1	0.19mi
209 N Beach Blvd Unit 12E Fort Lauderdale, FL	2.0	2.0	910	$4,700	$5.16	2d	1	0.23mi
209 N Beach Blvd Unit 5B Fort Lauderdale, FL	2.0	2.0	1450	$7,000	$4.83	21d	1	0.23mi
209 N Beach Blvd Unit 12E Fort Lauderdale, FL	2.0	2.0	910	$4,700	$5.16	25d	1	0.23mi
209 N Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0	2.0	1000	$4,600	$4.60	25d	1	0.23mi
701 N Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–4.0	2.5–4.5	2477	$9,300	$3.75	2d	4	0.27mi
511 Bayshore Dr #206 Fort Lauderdale, FL	1.0	1.5	928	$3,000	$3.23	25d	1	0.29mi
153 N Seabreeze Blvd #703 Fort Lauderdale, FL	2.0	2.5	1416	$9,990	$7.06	11d	1	0.30mi
624 Antioch Ave Fort Lauderdale, FL	2.0	1.0	880	$2,575	$2.93	25d	2	0.31mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	6d	1	0.32mi
151 N Seabreeze Blvd Unit 703 Fort Lauderdale, FL	3.0	3.0	1682	$9,500	$5.65	13d	1	0.32mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	25d	1	0.32mi
112 N Birch Rd #202 Fort Lauderdale, FL	2.0	2.0	1147	$3,000	$2.62	25d	1	0.36mi
720 Bayshore Dr Fort Lauderdale, FL	2.0	1.5–2.0	1323	$2,700	$2.04	25d	2	0.37mi
77 S Birch Rd Unit 5A Fort Lauderdale, FL	3.0	3.0	1580	$4,450	$2.82	25d	1	0.50mi
77 S Birch Rd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1507	$3,500	$2.32	20d	2	0.50mi
888 Intracoastal Dr Fort Lauderdale, FL	1.0	1.5–2.0	955	$2,400	$2.51	25d	2	0.53mi
100 S Birch Rd Unit 1005D Fort Lauderdale, FL	2.0	2.0	1650	$5,450	$3.30	25d	1	0.55mi
100 S Birch Rd Unit 2505D Fort Lauderdale, FL	2.0	2.0	1650	$6,900	$4.18	19d	1	0.55mi
905 Sunrise Ln Unit 905 Fort Lauderdale, FL	1.0	1.0	1010	$2,000	$1.98	25d	1	0.56mi
3000 E Sunrise Blvd Unit PHG Fort Lauderdale, FL	2.0	2.0	1202	$4,200	$3.49	6d	1	0.58mi
3000 E Sunrise Blvd Unit PHG Fort Lauderdale, FL	2.0	2.0	1202	$4,250	$3.54	15d	1	0.58mi
3000 E Sunrise Blvd Unit 14C Fort Lauderdale, FL	2.0	2.0	1202	$4,000	$3.33	6d	1	0.59mi
3000 E Sunrise Blvd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1024	$4,350	$4.25	12d	3	0.60mi
936 Intracoastal Dr Unit 21C Fort Lauderdale, FL	2.0	2.0	1500	$4,590	$3.06	25d	1	0.60mi
3114 E Sunrise Blvd Fort Lauderdale, FL	2.0	1.0	1000	$4,500	$4.50	25d	1	0.61mi
2800 E Sunrise Blvd Unit 19D Fort Lauderdale, FL	1.0	1.5	1000	$3,250	$3.25	3d	1	0.63mi

HOA detail condo

• Monthly dues: $9 · $108/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-01
   days on market $590,000 Active 82 DOM
2. 2026-05-31
   days on market $590,000 Active 81 DOM
3. 2025-12-03
   listed $590,000 Active
4. 2012-09-13
   soldstatus $427,000
5. 2007-05-11
   soldstatus $669,000

ⓘ 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: $8,839 · $737/mo
• Projected year-2 tax: $8,839 · $737/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $64,363
• − Mortgage interest: −$33,049
• − Property taxes: −$8,839
• − Insurance: −$2,950
• − Repairs & maintenance: −$5,149
• − Management: −$5,149
• − HOA: −$108
• − Depreciation: −$17,164
• Taxable loss: −$8,044
• Est. tax savings @ 24.0%: +$1,931
• After-tax cash flow: $3,753/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): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% French/Haitian/Cajun 5%

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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

-11.8% since first listed

3 events — show timeline

• 2025-12-03 Listed $590,000 Beaches MLS
• 2012-09-13 Sold (Public Records) $427,000 Public Records
• 2007-05-11 Sold (Public Records) $669,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $8,839 · -7.6% YoY. Source: county tax records.