2141 NE 56th St #209 · Fort Lauderdale, FL
Flood risk 3/10 · Minor
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.1%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +27.5/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +9.7/10.0
- Livability +4.1/5.0
- Schools +3.9/10.0
- Condition / age +3.8/5.0
- Rent growth +3.4/5.0
- Appreciation +0.0/10.0
$149,000
2141 NE 56th St #209 · Fort Lauderdale, FL 33308
2 bd · 1.0 ba · 800 sqft · Condo
public records
· 242 Days on market
Built 1964
$186/sqft
· 21% below area
Est $188k · 21% under
$347/mo HOA · 14% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
2 bedroom unit on second floor with very LOW monthly fees! Near everything! Comes fully furnished.
Key facts
- $347 HOA
- Parking
- Community pool
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath condo listed at $149k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $442 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $149k).
- Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.8% vs local median 1.9% 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); 1131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 31% of the median local income ($94k/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 $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 + 3.6% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.
Negotiation context
- It's been on market 242 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- 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
$131,120
(12.0% below list)
Questions for the listing agent
- It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.61% ✓
- Cap rate
- 9.85%
- Cash-on-cash
- 12.70%
- DSCR
- 1.57
- GRM
- 5.2
CMA / ARV
- ARV (median comp)
- $187,500
- List price
- $149,000
- Delta
- -20.53%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 5208 NE 24th Ter Unit F124 | 0.43mi | 2/1.0 | 875 (+9%) | 0mo | $150,000 | $171 | 64 |
| 6000 NE 22nd Way Unit 7D | 0.56mi | 1/1.0 (-1) | 768 (-4%) | 0mo | $100,000 | $130 | 62 |
| 5720 NE 22nd Way #406 | 0.26mi | 1/1.0 (-1) | 700 (-12%) | 1mo | $129,000 | $184 | 61 |
| 2500 NE 48th Ln #806 | 0.69mi | 1/1.5 (-1) | 841 (+5%) | 1mo | $196,000 | $233 | 52 |
| 2421 NE 65th St #217 | 0.95mi | 1/1.0 (-1) | 756 (-6%) | 0mo | $230,000 | $304 | 50 |
| 2261 NE 67th St #1826 | 0.95mi | 1/1.5 (-1) | 756 (-6%) | 1mo | $125,000 | $165 | 48 |
| 6473 Bay Club Dr #1 | 1.19mi | 1/1.5 (-1) | 850 (+6%) | 1mo | $215,000 | $253 | 47 |
| 1400 NE 57th St #304 | 0.94mi | 2/2.0 | 870 (+9%) | 0mo | $185,500 | $213 | 46 |
| 6260 NE 18th Ave #722 | 0.72mi | 2/1.0 | 950 (+19%) | 0mo | $147,000 | $155 | 41 |
| 1265 S Flagler Ave #220 | 1.48mi | 2/2.0 | 905 (+13%) | 0mo | $170,000 | $188 | 39 |
| 101 E Mcnab Rd #408 | 1.08mi | 2/2.0 | 1,000 (+25%) | 0mo | $200,000 | $200 | 36 |
| 160 Cypress Club Dr Unit 612 | 0.96mi | 2/2.0 | 982 (+23%) | 1mo | $277,000 | $282 | 35 |
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
- 3.6%
- Equity multiple
- 1.14×
- Total profit
- $5,800
- Equity at exit
- $22,216
10-year hold
- IRR
- 14.0%
- Equity multiple
- 2.17×
- Total profit
- $48,804
- Equity at exit
- $12,883
Cash invested: $41,720 (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.
Active competition Active MLS
- For sale now
- 6 active · 6 under contract
- Median asking
- $202,450 ($253/sqft)
- Median days on market
- 81 d
- This list price
- 17% of active listings are priced below it
- ARV vs active asking
- -7.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33308
- Rents YoY
- 3.6%
- Active inventory
- 1131
- Price-to-rent
- 5.2×
Monthly cashflow live
↻
- Estimated rent
- $2,394 high interval (Pro) →
- Mortgage (P&I)
- −$781
- Tax from tax record
- −$259 /mo · $3,109/yr
- Insurance
- −$62
- HOA
- −$347
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$503
- Net cashflow
- $442
Break-even live
Break-even rent
$1,835
Max offer price
$149,000
Occupancy floor
77%
Sensitivity live
| Price | -10% $526 | -5% $484 | +0% $442 | +5% $399 | +10% $357 |
|---|---|---|---|---|---|
| Rent | -10% $252 | -5% $347 | +0% $442 | +5% $536 | +10% $631 |
| Rate | -1.0pp $517 | -0.5pp $479 | base $442 | +0.5pp $403 | +1.0pp $364 |
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
- $37,250
- Closing costs
- $4,470
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2167 NE 56th Ct Unit A Fort Lauderdale, FL | 2.0 | 2.0 | 1106 | $2,300 | $2.08 | 3d | 1 | 0.05mi |
| 2070 NE 56th St Unit 1 Fort Lauderdale, FL | 1.0 | 1.0 | 1000 | $1,950 | $1.95 | 3d | 1 | 0.09mi |
| 2175 NE 56th St Fort Lauderdale, FL | 2.0–3.0 | 1.0–2.0 | 960 | $1,900 | $1.98 | 2d | 2 | 0.09mi |
| 2051 NE 56th St #2 Fort Lauderdale, FL | 2.0 | 2.0 | 1000 | $2,500 | $2.50 | 3d | 1 | 0.15mi |
| 2020 NE 56th St Fort Lauderdale, FL | 2.0 | 2.0 | 1000 | $2,000 | $2.00 | 3d | 1 | 0.16mi |
| 2041 NE 56th St Unit 1 Fort Lauderdale, FL | 3.0 | 2.0 | 1000 | $3,800 | $3.80 | 10d | 1 | 0.17mi |
| 2041 NE 56th St Unit 1 Fort Lauderdale, FL | 3.0 | 2.0 | 1000 | $3,800 | $3.80 | 14d | 1 | 0.17mi |
| 2230 NE 56th Pl #210 Fort Lauderdale, FL | 2.0 | 1.5 | 1000 | $1,895 | $1.90 | 3d | 1 | 0.21mi |
| 5700 NE 22nd Way #324 Fort Lauderdale, FL | 2.0 | 2.0 | 1100 | $1,895 | $1.72 | 3d | 1 | 0.25mi |
| 2591 NE 55th Ct #208 Fort Lauderdale, FL | 1.0 | 1.0 | 739 | $1,885 | $2.55 | 3d | 1 | 0.35mi |
| 1821 NE 56th St Fort Lauderdale, FL | 2.0 | 1.0 | 800 | $2,000 | $2.50 | 3d | 1 | 0.38mi |
| 5321 NE 24th Ter Unit 305A Fort Lauderdale, FL | 2.0 | 2.0 | 928 | $1,980 | $2.13 | 3d | 1 | 0.38mi |
| 5321 NE 24th Ter Unit 305A Fort Lauderdale, FL | 2.0 | 2.0 | 928 | $1,980 | $2.13 | 2d | 1 | 0.38mi |
| 5300 NE 24th Ter Fort Lauderdale, FL | 2.0 | 2.0 | 928 | $2,000 | $2.16 | 3d | 2 | 0.39mi |
| 2170 NE 51st Ct Fort Lauderdale, FL | 1.0 | 1.0 | 700 | $1,900 | $2.71 | 3d | 1 | 0.48mi |
| 1741 NE 55th St Fort Lauderdale, FL | 2.0 | 2.0 | 1050 | $2,700 | $2.57 | 3d | 1 | 0.48mi |
| 5712 NE 17th Ter Unit 5712 Fort Lauderdale, FL | 2.0 | 1.0 | 1000 | $2,650 | $2.65 | 3d | 1 | 0.49mi |
| 2453 NE 51st St Unit D309 Fort Lauderdale, FL | 2.0 | 2.0 | 875 | $2,500 | $2.86 | 3d | 1 | 0.49mi |
| 5340 NE 17th Ter Unit 1-2 Fort Lauderdale, FL | 3.0 | 3.0 | 1050 | $3,900 | $3.71 | 114d | 1 | 0.51mi |
| 1920 NE 51st Ct #101 Fort Lauderdale, FL | 2.0 | 1.0 | 700 | $2,000 | $2.86 | 3d | 1 | 0.53mi |
| 1701 NE 55th St Unit 1-2 Fort Lauderdale, FL | 2.0 | 2.0 | 850 | $2,499 | $2.94 | 3d | 1 | 0.54mi |
| 5122 NE 19th Ave #2 Fort Lauderdale, FL | 2.0 | 1.0 | 625 | $2,100 | $3.36 | 3d | 1 | 0.55mi |
| 6200 NE 22nd Way #312 Fort Lauderdale, FL | 2.0 | 1.5 | 920 | $2,150 | $2.34 | 3d | 1 | 0.64mi |
| 4848 NE 23rd Ave Unit 7B Fort Lauderdale, FL | 1.0 | 1.0 | 666 | $1,900 | $2.85 | 3d | 1 | 0.65mi |
| 2901 NE 51st St #3 Fort Lauderdale, FL | 2.0 | 2.0 | 800 | $2,890 | $3.61 | 3d | 1 | 0.67mi |
| 2500 NE 48th Ln #306 Fort Lauderdale, FL | 1.0 | 1.5 | 841 | $2,250 | $2.68 | 3d | 1 | 0.70mi |
| 2500 NE 48th Ln #306 Fort Lauderdale, FL | 1.0 | 1.5 | 841 | $2,250 | $2.68 | 2d | 1 | 0.70mi |
| 1611 NE 50th Ct Unit 1 Fort Lauderdale, FL | 2.0 | 2.0 | 825 | $3,000 | $3.64 | 131d | 1 | 0.72mi |
| 5050 Bayview Dr Fort Lauderdale, FL | 2.0 | 2.0 | 880 | $2,000 | $2.27 | 3d | 1 | 0.73mi |
| 4529 NE 21st Ave #5 Fort Lauderdale, FL | 2.0 | 1.5 | 1080 | $2,500 | $2.31 | 3d | 1 | 0.78mi |
| 4800 Bayview Dr #303 Fort Lauderdale, FL | 2.0 | 2.0 | 1032 | $3,500 | $3.39 | 165d | 1 | 0.83mi |
| 4517 NE 21st Ave #2 Fort Lauderdale, FL | 1.0 | 1.0 | 605 | $1,800 | $2.98 | 3d | 1 | 0.83mi |
| 6540 NE 18th Ave Fort Lauderdale, FL | 2.0 | 1.5 | 903 | $1,900 | $2.10 | 3d | 1 | 0.85mi |
| 5100 DuPont Blvd Unit 8L Fort Lauderdale, FL | 1.0 | 1.0 | 888 | $2,050 | $2.31 | 3d | 1 | 0.88mi |
| 5100 DuPont Blvd Unit 10N Fort Lauderdale, FL | 2.0 | 2.5 | 1079 | $6,000 | $5.56 | 100d | 1 | 0.88mi |
| 4501 NE 21st Ave Fort Lauderdale, FL | 1.0–2.0 | 1.5–2.0 | 852 | $2,150 | $2.52 | 3d | 2 | 0.88mi |
| 2400 NE 65th St Fort Lauderdale, FL | 1.0–2.0 | 1.0–2.0 | 962 | $2,616 | $2.72 | 2d | 16 | 0.89mi |
| 1400 NE 56th St Fort Lauderdale, FL | 1.0 | 1.0 | 700 | $2,542 | $3.63 | 9d | 1 | 0.90mi |
| 6750 NE 21st Rd Fort Lauderdale, FL | 2.0 | 1.5–2.0 | 987 | $1,925 | $1.95 | 3d | 2 | 0.91mi |
| 140 Cypress Club Dr #421 Pompano Beach, FL | 2.0 | 2.0 | 966 | $2,300 | $2.38 | 2d | 1 | 0.91mi |
Property features AI
Finance
- Other
- No waterfrontPets not allowed
- HOA & community
- Has association; monthly HOA fee of $347HOA includes insurance, grounds and structure maintenance, sewer, trash, water, common areas, legal/accounting, reserve funds, and pool serviceAssociation amenities: parking, pool, street lights
Exterior
- Parking
- Assigned parkingGuest parking (total parking spaces: 1)
- Utilities
- Public waterPublic sewerCable availableSewer connected
- Home design
- Stock cooperativeSingle-level living (one level)2-story building
- Construction
- Block and concrete constructionOther roof
- Exterior features
- Open porchPorch
Interior
- Kitchen
- Electric rangeRefrigerator
- Bedrooms
- 1 bedroom on the main level
- Flooring
- TileOther flooring
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Has heating (type: other)Wall/window cooling units
- Interior features
- FurnishedCommon-area laundry
- Laundry & utility
- Laundry in a common area
HOA detail $347/mo · $4,164/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $149,000 Active 242 DOM
-
2026-11-07days on market $149,000 Active 241 DOM
-
2026-11-07days on market $149,000 Active 240 DOM
-
2026-11-05days on market $149,000 Active 239 DOM
-
2026-11-04days on market $149,000 Active 238 DOM
-
2026-11-02days on market $149,000 Active 236 DOM
-
2026-11-01days on market $149,000 Active 235 DOM
-
2026-10-31days on market $149,000 Active 234 DOM
-
2026-10-30days on market $149,000 Active 233 DOM
-
2026-10-29days on market $149,000 Active 232 DOM
-
2026-10-28days on market $149,000 Active 231 DOM
-
2026-10-27days on market $149,000 Active 230 DOM
-
2026-10-26days on market $149,000 Active 229 DOM
-
2026-10-26days on market $149,000 Active 228 DOM
-
2026-10-24days on market $149,000 Active 227 DOM
-
2026-10-23days on market $149,000 Active 226 DOM
-
2026-10-22days on market $149,000 Active 225 DOM
-
2026-10-21days on market $149,000 Active 224 DOM
-
2026-10-20days on market $149,000 Active 223 DOM
-
2026-10-19days on market $149,000 Active 222 DOM
-
2026-10-18days on market $149,000 Active 221 DOM
-
2026-10-17days on market $149,000 Active 220 DOM
-
2026-10-16days on market $149,000 Active 219 DOM
-
2026-10-15days on market $149,000 Active 218 DOM
-
2026-10-14days on market $149,000 Active 217 DOM
-
2026-10-13days on market $149,000 Active 216 DOM
-
2026-10-12days on market $149,000 Active 215 DOM
-
2026-10-11days on market $149,000 Active 214 DOM
-
2026-10-10days on market $149,000 Active 213 DOM
-
2026-10-09days on market $149,000 Active 212 DOM
-
2026-10-08days on market $149,000 Active 211 DOM
-
2026-10-07days on market $149,000 Active 210 DOM
-
2026-10-06days on market $149,000 Active 209 DOM
-
2026-10-05days on market $149,000 Active 208 DOM
-
2026-10-04days on market $149,000 Active 207 DOM
-
2026-10-03days on market $149,000 Active 206 DOM
-
2026-10-02days on market $149,000 Active 205 DOM
-
2026-09-29days on market $149,000 Active 202 DOM
-
2026-09-27days on market $149,000 Active 200 DOM
-
2026-09-23days on market $149,000 Active 196 DOM
-
2026-09-22days on market $149,000 Active 195 DOM
-
2026-09-20days on market $149,000 Active 193 DOM
-
2026-09-18days on market $149,000 Active 191 DOM
-
2026-09-17days on market $149,000 Active 190 DOM
-
2026-09-16days on market $149,000 Active 189 DOM
-
2026-09-15days on market $149,000 Active 188 DOM
-
2026-09-14days on market $149,000 Active 187 DOM
-
2026-09-13days on market $149,000 Active 186 DOM
-
2026-09-12days on market $149,000 Active 185 DOM
-
2026-09-11days on market $149,000 Active 184 DOM
ⓘ 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
- $3,109 · $259/mo
- Projected year-2 tax
- $3,109 · $259/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 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $28,726
- − Mortgage interest
- −$8,346
- − Property taxes
- −$3,109
- − Insurance
- −$745
- − Repairs & maintenance
- −$2,298
- − Management
- −$2,298
- − HOA
- −$4,164
- − Depreciation
- −$4,335
- Taxable income
- $3,431
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$823
- After-tax cash flow
- $4,475/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.
Condition & rehab AI · 9 photos
75/100
Cosmetic rehab
Est. rehab $4,000–$12,000 screening
This townhouse is in good condition with minimal repairs needed. Painting the exterior fence and trimming bushes would significantly enhance its curb appeal and value.
Components & finishes AI
Roof flat membrane · good
Flooring tile
Deferred maintenance Est. $10,000–$30,000 screening
- Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible signs of wear or damage to the roof.
Value-add opportunities
- Both Paint exterior fence — Enhances curb appeal and value ↑
- Both Trim bushes — Improves landscaping and enhances curb appeal ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 39/100
Zoned Schools
Elementary
Mcnab Elementary School
C+
FL #781/2,144
Nat'l #8,534/41,679
Middle
Pompano Beach Middle School
F
FL #421/571
Nat'l #7,581/14,009
High
Northeast High School
F
FL #505/667
Nat'l #12,478/17,239
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
A
Composite livability gradescore 82/100
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 · 2,207,033 people
- City population
- 235,769
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 27,935
- Household income
- $93,879
- Rent vs Own
- Severe rent burden
- 21% of renters
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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-02-07 Listed $149,000 Beaches MLS
Property tax history
+6.7%/yrLatest (2025): $3,109 · +11.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…