680 SW 31st Ave · Fort Lauderdale, FL 33312

$349,900

3 bd · 2.0 ba · 1,319 sqft · SingleFamily public records · 5 Days on market

Built 1956 7,548 sqft lot Est $401k · 13% 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 +13.2/15.0
• Cash flow +11.1/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2-bath single-family home located in a centrally located Fort Lauderdale neighborhood. This property offers a functional layout with great potential, perfect for homeowners or investors alike. Conveniently situated just minutes from major highways, shopping centers, dining, schools, and Fort Lauderdale’s beautiful beaches.

Key facts

• Functional layout
• Minutes from schools
• Minutes from dining

Tags

• FUNCTIONAL LAYOUT
• CENTRALLY LOCATED NEIGHBORHOOD
• MINUTES FROM MAJOR HIGHWAYS
• MINUTES FROM SHOPPING CENTERS
• MINUTES FROM DINING
• MINUTES FROM SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (10.9% below list).
• Recommended offer: $312k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 rising (+1.3%/yr); 420 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,118/mo this rent would consume 49% of the median local household income ($76k/yr) (locally 1903% 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 $2k of loan paydown is wiped out by about $10k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $178k; list at $350k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $311,847 (10.9% 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 1956 — 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: 0.89% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $400,976
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
680 SW 31st Ave	0.00mi	3/2.0	1,319 (0%)	1mo	$350,000	$265	99
510 SW 29th Ave	0.24mi	3/2.0	1,370 (+4%)	10mo	$485,000	$354	74
2540 SW 5th St	0.65mi	3/2.0	1,298 (-2%)	3mo	$315,000	$243	64
2741 SW 2nd Ct	0.63mi	3/2.0	1,335 (+1%)	9mo	$525,000	$393	61
1249 SW 35th Ave	0.68mi	3/2.0	1,365 (+4%)	4mo	$430,000	$315	59
1390 SW 34th Ave	0.73mi	3/2.0	1,237 (-6%)	1mo	$350,000	$283	54
1055 Wyoming Ave	0.74mi	3/2.0	1,435 (+9%)	2mo	$357,000	$249	49
201 SW 28th Ter	0.55mi	2/1.0 (-1)	1,299 (-2%)	23mo	$395,000	$304	44
3544 SW 12th Ct	0.74mi	3/2.0	1,128 (-14%)	19mo	$350,000	$310	25

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-70,673
• Equity at exit: $52,171

10-year hold

• IRR: -19.4%
• Equity multiple: 0.05×
• Total profit: $-93,135
• Equity at exit: $30,253

Cash invested: $97,972 (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 33312

• Rents YoY: 1.3%
• Active inventory: 420
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,118 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$622 /mo · $7,470/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-140

Break-even live

Break-even rent $3,295

Max offer price $325,244

Occupancy floor 99%

Sensitivity live

Price	-10% $58	-5% $-41	+0% $-140	+5% $-239	+10% $-338
Rent	-10% $-386	-5% $-263	+0% $-140	+5% $-16	+10% $107
Rate	-1.0pp $37	-0.5pp $-51	base $-140	+0.5pp $-230	+1.0pp $-322

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Carolina Ave Unit 2 Fort Lauderdale, FL	4.0	3.0	1865	$2,000	$1.07	16d	1	0.17mi
630 SW 28th Dr Fort Lauderdale, FL	3.0	2.0	1467	$3,300	$2.25	25d	1	0.26mi
2825 SW 5th St Fort Lauderdale, FL	3.0	1.0	1311	$3,000	$2.29	25d	1	0.34mi
2836 SW 4th Ct Fort Lauderdale, FL	3.0	2.0	1617	$3,300	$2.04	25d	1	0.34mi
2841 SW 4th Ct Unit 1258737P Fort Lauderdale, FL	3.0	2.0	1689	$4,617	$2.73	6d	1	0.38mi
830 E Evanston Cir Fort Lauderdale, FL	3.0	2.0	1361	$2,680	$1.97	25d	1	0.43mi
950 E Dayton Cir Fort Lauderdale, FL	3.0	2.0	1521	$2,699	$1.77	16d	1	0.47mi
2781 SW 4th St Unit 2781 Fort Lauderdale, FL	3.0	2.0	1413	$3,200	$2.26	23d	1	0.48mi
3120 SW 12th Pl Fort Lauderdale, FL	3.0	2.0	1532	$2,950	$1.93	25d	1	0.49mi
1172 Arizona Ave Fort Lauderdale, FL	3.0	2.0	1176	$3,200	$2.72	25d	1	0.52mi
1250 SW 28th Way Fort Lauderdale, FL	2.0	1.0	1200	$2,100	$1.75	25d	1	0.55mi
483 W Melrose Cir Fort Lauderdale, FL	3.0	2.0	1560	$3,500	$2.24	25d	1	0.57mi
2750 SW 2nd Ct Fort Lauderdale, FL	3.0	1.0	1187	$2,385	$2.01	18d	1	0.59mi
2621 Riverland Dr Unit 2 Fort Lauderdale, FL	3.0	1.0	1012	$2,300	$2.27	23d	1	0.62mi
3421 SW 12th Ct Unit A Fort Lauderdale, FL	3.0	1.0	1691	$2,849	$1.68	25d	1	0.62mi
3421 SW 12th Ct Unit A Fort Lauderdale, FL	3.0	1.0	1691	$2,849	$1.68	6d	1	0.62mi
3421 SW 12th Ct Fort Lauderdale, FL	3.0	1.0	1500	$2,850	$1.90	20d	1	0.62mi
2610 Riverland Dr Unit A Fort Lauderdale, FL	4.0	2.0	1210	$2,850	$2.36	0d	1	0.63mi
420 SW 27th Ave Fort Lauderdale, FL	3.0	1.0–2.0	1024	$3,759	$3.67	25d	1	0.63mi
649 W Evanston Cir Fort Lauderdale, FL	4.0	2.0	1576	$3,315	$2.10	25d	1	0.65mi
1300 SW 34th Ave Unit n/a Fort Lauderdale, FL	3.0	2.0	1634	$3,500	$2.14	25d	1	0.68mi
2488 SW 6th Ct Fort Lauderdale, FL	3.0	2.0	1132	$2,900	$2.56	0d	1	0.69mi
2488 SW 6th Ct Fort Lauderdale, FL	3.0	2.0	1132	$2,900	$2.56	5d	1	0.69mi
10 NW 28th Way Fort Lauderdale, FL	3.0	1.0	1232	$1,950	$1.58	4d	1	0.69mi
1320 SW 34th Ave #2 Fort Lauderdale, FL	2.0	2.0	898	$2,650	$2.95	25d	1	0.70mi
1320 SW 34th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	899	$2,350	$2.61	25d	1	0.70mi
1340 SW 34th Ave Fort Lauderdale, FL	3.0	1.0	1185	$2,600	$2.19	25d	1	0.71mi
1340 SW 34th Ave Fort Lauderdale, FL	3.0	1.0	1185	$2,400	$2.03	8d	1	0.71mi
2418 SW 6th Ct Fort Lauderdale, FL	3.0	1.0	1394	$2,645	$1.90	0d	1	0.72mi
3551 SW 1st St Fort Lauderdale, FL	4.0	2.0	1720	$3,150	$1.83	25d	1	0.73mi
401 SW 25th Ave Fort Lauderdale, FL	3.0	1.5	1065	$3,200	$3.00	8d	1	0.73mi
280 NW 31st Ave Fort Lauderdale, FL	3.0	2.0	884	$2,700	$3.05	18d	1	0.76mi
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	8d	1	0.76mi
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	25d	1	0.76mi
180 Penn Way Fort Lauderdale, FL	4.0	2.0	1378	$3,550	$2.58	8d	1	0.77mi
204 NW 28th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	1236	$1,850	$1.50	4d	1	0.83mi
1548 SW 28th Ave Fort Lauderdale, FL	2.0	2.0	1679	$4,100	$2.44	3d	1	0.89mi
1548 SW 28th Ave Fort Lauderdale, FL	2.0	2.0	1679	$4,100	$2.44	3d	1	0.89mi
3440 NW 4th St Lauderhill, FL	3.0	2.0	1525	$2,900	$1.90	25d	1	0.92mi
3616 SW 14th St Fort Lauderdale, FL	3.0	1.0	1000	$3,000	$3.00	25d	1	0.93mi

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-04-13
   listed $349,900 Active
3. 2016-06-23
   soldstatus $178,200
4. 2016-01-18
   historical
5. 2016-01-04
   price $110,000
6. 2015-11-18
   listed $115,000 Active
7. 1985-12-01
   soldstatus $49,900
8. 1971-10-01
   soldstatus $23,000

ⓘ 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: $7,470 · $622/mo
• Projected year-2 tax: $7,470 · $622/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,422
• − Mortgage interest: −$19,600
• − Property taxes: −$7,470
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − Depreciation: −$10,179
• Taxable loss: −$7,564
• Est. tax savings @ 24.0%: +$1,815
• After-tax cash flow: $140/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): 52,798
• Household income: $75,952
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1903.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 34% Hispanic / Latino 32% Black 29% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Salvadoran 1%
• Common ancestry: Hispanic 6% Romanian 3% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 29% French/Haitian/Cajun 7% 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: ▼ -323.99%
• Current HPI: 382.6298
• Rent YoY: ▲ 1.30%
• 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

+1421.3% since first listed

8 events — show timeline

• 2026-04-23 Pending — MARMLS
• 2026-04-13 Listed $349,900 MARMLS
• 2016-06-23 Sold (Public Records) $178,200 Public Records
• 2016-01-18 Listing Removed — MARMLS
• 2016-01-04 Price Changed $110,000 MARMLS
• 2015-11-18 Listed $115,000 MARMLS
• 1985-12-01 Sold (Public Records) $49,900 Public Records
• 1971-10-01 Sold (Public Records) $23,000 Public Records

Property tax history

+18.9%/yr

Latest (2025): $7,470 · +8.8% YoY. Source: county tax records.