2808 NE 33rd Ct #101 · Fort Lauderdale, FL 33306

$199,000

1 bd · 1.0 ba · 500 sqft · Condo public records · 99 Days on market

Built 1960 $475/mo HOA · 18% of rent ↓ 3% since listing

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Why this score? — see what drove the C- 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 +18.0/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

+++A boaters dream+++Welcome to your turnkey waterfront retreat. Association currently has 2 boat slips available up to 35 feet. This is a highly sought after, East corner unit, which has been tastefully renovated and is light and bright. Low monthly fees and taxes make this the perfect place to indulge in your boating activities. boat slip is 3.00 per feet per month.

Key facts

• Boat slips available
• East corner unit
• Low monthly fees

Tags

• WATERFRONT RETREAT
• BOAT SLIPS AVAILABLE
• EAST CORNER UNIT
• LIGHT AND BRIGHT
• LOW MONTHLY FEES

Property features AI

Finance

• HOA & community: Association amenities include a pool; HOA fee paid quarterly; Association fee covers insurance and grounds maintenance

Exterior

• Utilities: Has heating; Has cooling
• Home design: Stock cooperative; Resale condition; 2-story building; Entry level: 1
• Construction: Block construction
• Exterior features: First-floor entry; Waterfront (No Fixed Bridge)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating system (type: Other); Electric cooling
• Interior features: Built-in features; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 flat; 67 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 99 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.32% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.59% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-27,107
• Equity at exit: $29,672

10-year hold

• IRR: -11.3%
• Equity multiple: 0.42×
• Total profit: $-32,315
• Equity at exit: $17,206

Cash invested: $55,720 (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 33306

• Rents YoY: 0.6%
• Active inventory: 67
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,633 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$305 /mo · $3,665/yr
• Insurance: −$83
• HOA: −$475
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $173

Break-even live

Break-even rent $2,414

Max offer price $199,000

Occupancy floor 88%

Sensitivity live

Price	-10% $285	-5% $229	+0% $173	+5% $117	+10% $60
Rent	-10% $-35	-5% $69	+0% $173	+5% $277	+10% $381
Rate	-1.0pp $273	-0.5pp $223	base $173	+0.5pp $121	+1.0pp $69

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$3,200	$3.48	5d	4	0.36mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$2,677	$3.63	2d	13	0.66mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	3d	59	0.72mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	5d	3	0.85mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	0.85mi
2033 NE 33rd Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	750	$2,900	$3.87	24d	1	1.01mi
1821 Middle River Dr Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	24d	1	1.31mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	5d	1	1.41mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	24d	1	1.41mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $199,000 Active 99 DOM
2. 2026-06-17
   days on market $199,000 Active 98 DOM
3. 2026-06-16
   days on market $199,000 Active 97 DOM
4. 2026-06-15
   days on market $199,000 Active 96 DOM
5. 2026-06-13
   days on market $199,000 Active 94 DOM
6. 2026-06-09
   days on market $199,000 Active 90 DOM
7. 2026-06-07
   pricedays on market $199,000 Active 88 DOM
8. 2026-06-04
   days on market $219,000 Active 85 DOM
9. 2026-06-03
   days on market $219,000 Active 84 DOM
10. 2026-06-02
    days on market $219,000 Active 83 DOM
11. 2026-06-01
    days on market $219,000 Active 82 DOM
12. 2026-05-31
    days on market $219,000 Active 81 DOM
13. 2026-03-14
    price $219,000
14. 2025-11-13
    listed $225,000 Active

ⓘ 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: $3,665 · $305/mo
• Projected year-2 tax: $3,665 · $305/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 5/10 Major FEMA zone X (shaded) · 22% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,591
• − Mortgage interest: −$11,147
• − Property taxes: −$3,665
• − Insurance: −$995
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − HOA: −$5,700
• − Depreciation: −$5,789
• Taxable loss: −$760
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $2,256/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): 2,978
• Household income: $95,542
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 163.0

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 13% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Romanian 6% Iranian 4% Scandinavian 3%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 11% Russian/Polish/Slavic 4% German/W. Germanic 4%

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: ▼ -442.32%
• Current HPI: 376.9895
• Rent YoY: ▲ 0.59%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-03-14 Price Changed $219,000 Beaches MLS
• 2025-11-13 Listed $225,000 Beaches MLS

Property tax history

+5.9%/yr

Latest (2025): $3,665 · +9.7% YoY. Source: county tax records.