3030 NW 68th St #205 · Fort Lauderdale, FL 33309

$175,000

2 bd · 2.0 ba · 800 sqft · Condo public records · 93 Days on market

Built 1982 $482/mo HOA · 25% of rent

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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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Price and location, 2nd Floor Unit with Nice Large Bedrooms, Plus an extra room could be office or storage space. Stackable Washer/Dryer. Bring your buyers. Centrally located to all major highways, and close to the beach and all major shopping malls And Bldg Has a Low Monthly HOA Call The Listing agent Jacqueline for any additional questions, or request for a showing through showing time to schedule your next sale. LOW HOA- 2 large Bedroom- 2 Full Baths, Maintenance covers Water/Exterior Insurance/Roof/and landscaping- Perfect unit for 1st-Time Homebuyers, or Snowbirds Nice Bright & Airy unit- 2nd Floor.

Key facts

• 2nd floor unit
• Centrally located
• Close to the beach

Tags

• 2ND FLOOR UNIT
• EXTRA ROOM
• WASHER DRYER STACKABLE
• CENTRALLY LOCATED
• CLOSE TO THE BEACH
• LOW HOA

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee); Association amenities include car wash area, storage, trash chute, bike storage, internet included, and maintenance; HOA covers insurance, grounds and structure maintenance, sewer, trash, legal/accounting, reserve funds, and roof repairs

Exterior

• Parking: Assigned parking; Guest parking; Open parking
• Security: Closed-circuit cameras; Smoke detectors; Security system
• Utilities: Cable available
• Home design: Condominium; 2 total stories; Entry on second floor; East of US-1
• Construction: Built with block/CBS/concrete block; Other construction materials
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Trash compactor; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.6% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $155k (11.6% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 soft (-0.5%/yr); 343 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 30% of the median local income ($77k/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 $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

• It's been on market 93 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $175k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,780 (11.6% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.16×
• Total profit: $-41,028
• Equity at exit: $26,093

10-year hold

• IRR: -44.4%
• Equity multiple: -0.34×
• Total profit: $-65,850
• Equity at exit: $15,131

Cash invested: $49,000 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 343
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$918
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$73
• HOA: −$482
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-114

Break-even live

Break-even rent $2,082

Max offer price $154,780

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	24d	1	0.07mi
4541 W McNab Rd Pompano Beach, FL	2.0	2.0	980	$2,075	$2.12	24d	2	0.29mi
4481 W McNab Rd #37 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	24d	1	0.30mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	16d	2	0.33mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,600	$2.99	2d	3	0.33mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	20d	1	0.33mi
4401 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	24d	1	0.34mi
4321 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,900	$2.08	7d	1	0.35mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	24d	1	0.35mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	3d	1	0.35mi
4561 W McNab Rd #21 Pompano Beach, FL	2.0	1.0	800	$1,895	$2.37	24d	1	0.35mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	2d	1	0.36mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	22d	1	0.36mi
717 Gardens Dr #201 Pompano Beach, FL	2.0	2.0	930	$2,100	$2.26	24d	1	0.36mi
304 Gardens Dr Pompano Beach, FL	2.0	2.0	900	$1,950	$2.17	24d	1	0.37mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,828	$2.24	16d	2	0.37mi
4441 W McNab Rd #32 Pompano Beach, FL	2.0	2.0	980	$1,900	$1.94	3d	1	0.38mi
4341 W McNab Rd Pompano Beach, FL	2.0	1.0–2.0	974	$2,000	$2.05	20d	3	0.38mi
107 Gardens Dr #205 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	1d	1	0.38mi
715 Gardens Dr Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	22d	1	0.39mi
715 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	5d	1	0.40mi
303 Gardens Dr #206 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	17d	1	0.40mi
115 Gardens Dr #202 Pompano Beach, FL	2.0	2.0	1090	$1,950	$1.79	24d	1	0.41mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	7d	1	0.41mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	13d	1	0.41mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	3d	1	0.41mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	2d	1	0.41mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	7d	1	0.43mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	14d	1	0.43mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$2,100	$2.53	24d	2	0.43mi
514 Gardens Dr #101 Pompano Beach, FL	2.0	2.0	830	$2,000	$2.41	24d	1	0.44mi
4201 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,830	$2.00	14d	1	0.45mi
1267 SW 46th Ave #2315 Pompano Beach, FL	1.0	1.0	785	$1,490	$1.90	3d	1	0.46mi
512 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	830	$1,900	$2.29	7d	1	0.46mi
407 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.47mi
1263 SW 46th Ave #2109 Pompano Beach, FL	2.0	1.0	903	$2,000	$2.21	14d	1	0.47mi
503 Gardens Dr #202 Pompano Beach, FL	2.0	1.0	880	$1,900	$2.16	24d	1	0.47mi
1261 SW 46th Ave #2016 Pompano Beach, FL	1.0	1.0	785	$1,600	$2.04	12d	1	0.48mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	22d	1	0.49mi
606 Gardens Dr Pompano Beach, FL	2.0	2.0	1090	$2,200	$2.02	5d	1	0.50mi

HOA detail condo

• Monthly dues: $482 · $5,784/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 93 DOM
2. 2026-06-17
   days on market $175,000 Active 92 DOM
3. 2026-06-16
   days on market $175,000 Active 91 DOM
4. 2026-06-15
   days on market $175,000 Active 90 DOM
5. 2026-06-13
   days on market $175,000 Active 88 DOM
6. 2026-06-09
   days on market $175,000 Active 84 DOM
7. 2026-06-08
   days on market $175,000 Active 83 DOM
8. 2026-06-07
   days on market $175,000 Active 82 DOM
9. 2026-06-04
   days on market $175,000 Active 79 DOM
10. 2026-06-03
    days on market $175,000 Active 78 DOM
11. 2026-06-02
    days on market $175,000 Active 77 DOM
12. 2026-06-01
    days on market $175,000 Active 76 DOM
13. 2026-05-31
    days on market $175,000 Active 75 DOM
14. 2026-05-10
    price $175,000
15. 2026-03-17
    status Active
16. 2026-03-11
    historical
17. 2025-03-12
    listed $185,000 Active
18. 2021-05-04
    soldstatus $103,500
19. 1999-11-01
    soldstatus $47,000
20. 1982-12-01
    soldstatus $47,900

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $2,068 · $172/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,249
• − Mortgage interest: −$9,803
• − Property taxes: −$2,068
• − Insurance: −$875
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$5,784
• − Depreciation: −$5,091
• Taxable loss: −$4,092
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $-391/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): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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 0.68)
• Race & ethnicity: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% Other Indo-European 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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+265.3% since first listed

7 events — show timeline

• 2026-05-10 Price Changed $175,000 Beaches MLS
• 2026-03-17 Relisted — Beaches MLS
• 2026-03-11 Listing Removed — Beaches MLS
• 2025-03-12 Listed $185,000 Beaches MLS
• 2021-05-04 Sold (Public Records) $103,500 Public Records
• 1999-11-01 Sold (Public Records) $47,000 Public Records
• 1982-12-01 Sold (Public Records) $47,900 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,068 · +7.9% YoY. Source: county tax records.