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 · 18% 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 +27.5/30.0
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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 $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• 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).

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 ~9 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: 1.56% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 5.3

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%)	2mo	$195,000	$223	83
2180 NE 67th St #721	0.16mi	2/1.5 (+1)	875 (+3%)	2mo	$150,000	$171	79
2171 NE 66th St #812	0.15mi	2/1.0 (+1)	875 (+3%)	1mo	$130,000	$149	78
2261 NE 67th St #1826	0.07mi	1/1.5	756 (-11%)	1mo	$125,000	$165	76
2421 NE 65th St #217	0.08mi	1/1.0	756 (-11%)	0mo	$230,000	$304	73
2201 NE 66th St #1306	0.09mi	1/1.5	756 (-11%)	3mo	$142,500	$188	72
6473 Bay Club Dr #1	0.53mi	1/1.5	850 (0%)	1mo	$215,000	$253	72
2220 NE 68 St #1007	0.12mi	1/1.5	756 (-11%)	3mo	$137,500	$182	71
6000 NE 22nd Way Unit 7D	0.41mi	1/1.0	768 (-10%)	0mo	$100,000	$130	61
6000 NE 22nd Way Unit 7G	0.41mi	1/1.0	768 (-10%)	1mo	$160,000	$208	60
130 Cypress Club Dr Apt 323	0.72mi	2/2.0 (+1)	966 (+14%)	2mo	$248,000	$257	38
140 Cypress Club Dr #422	0.70mi	2/2.0 (+1)	966 (+14%)	3mo	$245,000	$254	37

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $5,254
• Equity at exit: $20,860

10-year hold

• IRR: 13.8%
• Equity multiple: 2.15×
• Total profit: $45,196
• 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: 97 active · 51 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $197,000 ($227/sqft)
• Median days on market: 99 d
• This list price: 14% 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: 1131
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,602/yr
• Insurance: −$58
• HOA: −$384
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $413

Break-even live

Break-even rent $1,658

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $492	-5% $452	+0% $413	+5% $373	+10% $334
Rent	-10% $241	-5% $327	+0% $413	+5% $499	+10% $585
Rate	-1.0pp $483	-0.5pp $448	base $413	+0.5pp $377	+1.0pp $340

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
2401 NE 65th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	938	$2,100	$2.24	3d	3	0.02mi
2400 NE 65th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	962	$1,981	$2.06	2d	16	0.06mi
2421 NE 65th St Fort Lauderdale, FL	2.0–3.0	2.0	1300	$2,500	$1.92	3d	3	0.07mi
2271 NE 68th St #2022 Fort Lauderdale, FL	2.0	1.5	875	$2,000	$2.29	3d	1	0.13mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,116	$1.94	0d	8	0.15mi
2181 NE 67th St #603 Fort Lauderdale, FL	2.0	2.0	1030	$1,900	$1.84	3d	1	0.17mi
2161 NE 68th St #306 Fort Lauderdale, FL	1.0	1.5	756	$1,950	$2.58	3d	1	0.23mi
6750 NE 21st Rd Fort Lauderdale, FL	2.0	1.5–2.0	987	$1,925	$1.95	3d	2	0.25mi
6200 NE 22nd Way #312 Fort Lauderdale, FL	2.0	1.5	920	$2,150	$2.34	3d	1	0.30mi
2121 NE 68th St #109 Fort Lauderdale, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.32mi
6407 Bay Club Dr #1 Fort Lauderdale, FL	1.0	1.5	850	$3,000	$3.53	3d	1	0.40mi
3101 Port Royale Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	745	$1,965	$2.64	3d	12	0.44mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$2,885	$3.36	0d	32	0.66mi
1017 SE 22nd Ave Apt 201 Pompano Beach, FL	2.0	2.0	1050	$2,100	$2.00	3d	1	0.67mi
170 Cypress Club Dr #730 Pompano Beach, FL	2.0	2.0	966	$1,900	$1.97	3d	1	0.69mi
140 Cypress Club Dr #421 Pompano Beach, FL	2.0	2.0	966	$2,300	$2.38	2d	1	0.71mi
120 Cypress Club Dr #231 Pompano Beach, FL	2.0	2.0	966	$1,900	$1.97	3d	1	0.76mi
5700 NE 22nd Way #324 Fort Lauderdale, FL	2.0	2.0	1100	$1,895	$1.72	3d	1	0.77mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	165d	1	0.78mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	10d	1	0.78mi
6540 NE 18th Ave Fort Lauderdale, FL	2.0	1.5	903	$1,900	$2.10	3d	1	0.80mi
2230 NE 56th Pl #210 Fort Lauderdale, FL	2.0	1.5	1000	$1,895	$1.90	3d	1	0.80mi
2201 SE 9th St #108 Pompano Beach, FL	1.0	1.5	750	$3,000	$4.00	110d	1	0.84mi
21 W McNab Rd Unit 21 Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	3d	1	0.84mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	144d	1	0.84mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	135d	1	0.84mi
2591 NE 55th Ct #208 Fort Lauderdale, FL	1.0	1.0	739	$1,885	$2.55	3d	1	0.85mi
1967 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0	745	$2,200	$2.95	3d	2	0.85mi
2167 NE 56th Ct Unit A Fort Lauderdale, FL	2.0	2.0	1106	$2,300	$2.08	3d	1	0.86mi
2175 NE 56th St Fort Lauderdale, FL	2.0–3.0	1.0–2.0	960	$1,900	$1.98	2d	2	0.88mi
811 SE 22nd Ave Pompano Beach, FL	1.0–2.0	1.0–1.5	800	$1,825	$2.28	3d	2	0.92mi
151 SW 14th Ct Unit A Pompano Beach, FL	2.0	1.0	900	$1,900	$2.11	3d	1	0.94mi
1965 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1030	$2,500	$2.43	3d	2	0.96mi
2070 NE 56th St Unit 1 Fort Lauderdale, FL	1.0	1.0	1000	$1,950	$1.95	3d	1	0.98mi
2051 NE 56th St #2 Fort Lauderdale, FL	2.0	2.0	1000	$2,500	$2.50	3d	1	0.99mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,600	$4.24	50d	3	0.99mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5–2.0	850	$3,475	$4.09	69d	4	0.99mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5–2.0	850	$3,125	$3.68	3d	5	0.99mi
1501 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1000	$3,375	$3.38	17d	3	1.00mi
1501 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	925	$2,300	$2.49	3d	5	1.00mi

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: $26,160
• − Mortgage interest: −$7,837
• − Property taxes: −$1,602
• − Insurance: −$700
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − HOA: −$4,608
• − Depreciation: −$4,070
• Taxable income: $3,159
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $4,195/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%
• 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.