6600 NE 22nd Way #2305 · Fort Lauderdale, FL 33308

$139,900

1 bd · 2.0 ba · 850 sqft · Townhouse public records · 8 Days on market

Built 1972 Excellent condition $165/sqft · 17% below area Est $151k · 7% under $384/mo HOA · 14% of rent

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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 +30.0/30.0
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRST FLOOR 1BD/1.5BA AT IMPERIAL POINT. INQUIRE ABOUT THE OWNER OCCUPANT $500 HOME WARRANTY INCENTIVE. THE ASSOCIATION DOES NOT ALLOW FOR RENTALS UNTIL TWO YEARS OF OWNERSHIP.

Key facts

• Picnic tables
• Bbq area
• Large heated pool

Tags

• IN UNIT WASHER AND DRYER
• LARGE HEATED POOL
• GAME ROOM
• BBQ AREA
• PICNIC TABLES
• LUSH TROPICAL LANDSCAPING

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath townhouse listed at $140k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Cap rate 13.2% vs local median 2.1% 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); 985 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% 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 $967 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $113k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.92% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.83%
• DSCR: 2.10
• GRM: 4.3

CMA / ARV

• ARV (median comp): $150,720
• List price: $139,900
• Delta: -7.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2220 NE 68th St #1012	0.12mi	2/2.0 (+1)	875 (+3%)	0mo	$195,000	$223	84
2161 NE 68th St #326	0.21mi	1/1.5	850 (0%)	6mo	$105,500	$124	83
2210 NE 67th St #1211	0.10mi	2/1.5 (+1)	875 (+3%)	3mo	$156,900	$179	81
2180 NE 67th St #721	0.16mi	2/1.5 (+1)	875 (+3%)	1mo	$150,000	$171	80
2161 NE 68th St #312	0.21mi	2/1.5 (+1)	875 (+3%)	3mo	$133,000	$152	76
6273 Bay Club Dr #2	0.41mi	1/1.5	850 (0%)	6mo	$210,000	$247	74
2201 NE 66th St #1306	0.09mi	1/1.5	756 (-11%)	2mo	$142,500	$188	74
6407 Bay Club Dr #3	0.42mi	1/1.5	850 (0%)	6mo	$230,000	$271	74
2220 NE 68 St #1007	0.12mi	1/1.5	756 (-11%)	2mo	$137,500	$182	72
2211 NE 67th St #1128	0.11mi	1/1.5	756 (-11%)	5mo	$120,000	$159	70
5720 NE 22nd Way #401	0.74mi	2/1.5 (+1)	875 (+3%)	6mo	$195,000	$223	49
140 Cypress Club Dr #422	0.70mi	2/2.0 (+1)	966 (+14%)	2mo	$245,000	$254	38

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: 19.2%
• Equity multiple: 1.79×
• Total profit: $30,915
• Equity at exit: $20,860

10-year hold

• IRR: 28.1%
• Equity multiple: 3.59×
• Total profit: $101,526
• Equity at exit: $12,096

Cash invested: $39,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 85 active · 39 under contract
• Months of supply: 14.2 mo (7%/mo absorbed)
• Median asking: $199,999 ($227/sqft)
• Median days on market: 96 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -21.9% 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: 985
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,602/yr
• Insurance: −$58
• HOA: −$384
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $811

Break-even live

Break-even rent $1,658

Max offer price $139,900

Occupancy floor 65%

Sensitivity live

Price	-10% $890	-5% $850	+0% $811	+5% $771	+10% $731
Rent	-10% $599	-5% $705	+0% $811	+5% $917	+10% $1,023
Rate	-1.0pp $881	-0.5pp $846	base $811	+0.5pp $774	+1.0pp $737

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: $34,975
• Closing costs: $4,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1092	$1,991	$1.82	0d	21	0.06mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,049	$1.88	0d	16	0.15mi
6407 Bay Club Dr #1 Fort Lauderdale, FL	1.0	1.5	850	$3,000	$3.53	31d	1	0.40mi
3101 Port Royale Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	752	$1,965	$2.61	35d	20	0.44mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1070	$2,878	$2.69	0d	34	0.66mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	120d	1	0.78mi
2201 SE 9th St #108 Pompano Beach, FL	1.0	1.5	750	$3,000	$4.00	65d	1	0.84mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	89d	1	0.84mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	99d	1	0.84mi
777 S Federal Hwy Unit 204H Pompano Beach, FL	2.0	2.0	1035	$3,000	$2.90	2d	1	0.97mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5–2.0	850	$3,475	$4.09	24d	4	0.99mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,600	$4.24	5d	3	0.99mi
1501 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1000	$3,375	$3.38	2d	2	1.00mi
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	120d	1	1.00mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$3,000	$2.57	84d	2	1.01mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,700	$1.79	120d	6	1.01mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,690	$1.78	110d	6	1.01mi
777 S Federal Hwy Pompano Beach, FL	2.0	1.5–2.0	989	$2,525	$2.55	58d	2	1.01mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	99d	3	1.01mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1120	$3,750	$3.35	11d	3	1.03mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	116d	3	1.03mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1120	$3,550	$3.17	78d	2	1.03mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	103d	2	1.03mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1120	$3,900	$3.48	9d	2	1.03mi
777 S Federal Hwy Unit 777E Pompano Beach, FL	2.0	2.0	1040	$2,100	$2.02	4d	1	1.03mi
777 S Federal Hwy Unit RPPH1 Pompano Beach, FL	2.0	1.5	911	$2,299	$2.52	10d	1	1.03mi
1481 S Ocean Blvd Unit 314A Pompano Beach, FL	2.0	1.5	860	$3,340	$3.88	44d	1	1.04mi
1481 S Ocean Blvd Unit 412A Pompano Beach, FL	2.0	2.0	860	$3,500	$4.07	44d	1	1.04mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$3,200	$2.99	112d	4	1.05mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1000	$3,200	$3.20	49d	4	1.05mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$3,400	$3.18	10d	2	1.05mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1120	$3,200	$2.86	0d	3	1.05mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	960	$3,000	$3.12	11d	2	1.05mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	101d	2	1.05mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,125	$3.40	19d	3	1.05mi
1481 S Ocean Blvd Unit 112A Pompano Beach, FL	2.0	2.0	860	$3,500	$4.07	37d	1	1.05mi
6000 N Ocean Blvd Unit 10A Lauderdale by the Sea, FL	2.0	2.0	904	$3,500	$3.87	70d	1	1.06mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,000	$3.32	10d	1	1.06mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,200	$3.54	117d	1	1.06mi
1770 S Ocean Blvd #308 Pompano Beach, FL	2.0	2.0	1044	$2,900	$2.78	35d	1	1.06mi

Listing history 6 events

1. 2026-06-27
   days on market $139,900 Active 8 DOM
2. 2026-06-26
   days on market $139,900 Active 7 DOM
3. 2026-06-24
   days on market $139,900 Active 5 DOM
4. 2026-06-22
   days on market $139,900 Active 3 DOM
5. 2026-06-21
   remarks 689-char remark
6. 2026-06-21
   listed $139,900 Active 2 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: $1,602 · $134/mo
• Projected year-2 tax: $1,602 · $134/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: $32,202
• − Mortgage interest: −$7,837
• − Property taxes: −$1,602
• − Insurance: −$700
• − Repairs & maintenance: −$2,576
• − Management: −$2,576
• − HOA: −$4,608
• − Depreciation: −$4,070
• Taxable income: $8,234
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $7,750/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

Excellent 95/100 None rehab

This move-in-ready townhouse in Imperial Point Colonnades is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for both resale and rental due to its location and updates that can be made to further enhance its value.

Components & finishes AI

Flooring tile Appliances stainless steel

Value-add opportunities

• Both Painting the interior walls and updating the flooring with a more modern style — Fresh paint and updated flooring can enhance the home's curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen appliances with modern models — Modern appliances can attract more buyers and increase the home's resale value. ↑
• Rental Upgrading the bathroom fixtures and adding a smart thermostat — These updates can make the home more appealing to renters and improve energy efficiency, which can lead to higher rental rates. ↑

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: 26.6% rent · 73.4% own
• Severe rent burden: 21% of renters

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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%

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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%
• Common ancestry: Romanian 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 5% Russian/Polish/Slavic 2%

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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

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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

+214.7% since first listed

7 events — show timeline

• 2023-07-18 Rental Removed — APPFOLIO
• 2018-05-24 Sold (Public Records) $113,300 Public Records
• 2012-10-19 Sold (MLS) $40,000 MARMLS
• 2005-09-16 Sold (Public Records) $159,900 Public Records
• 2004-07-14 Sold (Public Records) $115,000 Public Records
• 2003-09-03 Sold (Public Records) $79,000 Public Records
• 1990-05-25 Sold (Public Records) $36,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,602 · -52.3% YoY. Source: county tax records.