1101 NW 23rd Ter · Fort Lauderdale, FL 33311

$5,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 11 Days on market

Built 1954 6,098 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.1/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends May 26, 2026 at 10:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Fort Lauderdale community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 6,098 sq ft lot
• Built 1954
• Listed 10 days

Property features AI

Finance

• Other: Zoning: RS-8

Exterior

• Parking: Driveway; On-street parking
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Construction details: see remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One total room; Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $520,584 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 3.0% 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 (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,744/mo this rent would consume 61% of the median local household income ($54k/yr) (locally 5068% 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 $4k of loan paydown is wiped out by about $16k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 156.2% of price; flood insurance adds $152/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.53% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.77%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (on-the-fly): $520,584
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2407 NW 8 St	0.42mi	3/2.0	1,500 (-6%)	1mo	$490,000	$327	70
2518 NW 15	0.45mi	3/2.0	1,500 (-6%)	2mo	$490,000	$327	67
2330 NW 11th St	0.03mi	4/2.0 (+1)	1,775 (+12%)	13mo	$471,000	$265	63
2824 NW 11th St	0.57mi	3/2.0	1,591 (-0%)	15mo	$529,900	$333	60
—	0.35mi	4/2.0 (+1)	1,438 (-10%)	3mo	$399,900	$278	60
2450 NW 16th St	0.52mi	3/2.0	1,590 (-0%)	22mo	$410,000	$258	57

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -40.8%
• Equity multiple: -0.27×
• Total profit: $-185,598
• Equity at exit: $77,621

10-year hold

• IRR: -68.2%
• Equity multiple: -1.01×
• Total profit: $-293,301
• Equity at exit: $45,011

Cash invested: $145,764 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$2,730
• Tax est. 1.5%: −$651 /mo · $7,809/yr
• Insurance: −$217
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-1,582

Break-even live

Break-even rent $4,746

Max offer price $291,640

Occupancy floor —

Sensitivity live

Price	-10% $-1,222	-5% $-1,402	+0% $-1,582	+5% $-1,762	+10% $-1,942
Rent	-10% $-1,799	-5% $-1,691	+0% $-1,582	+5% $-1,474	+10% $-1,365
Rate	-1.0pp $-1,320	-0.5pp $-1,450	base $-1,582	+0.5pp $-1,717	+1.0pp $-1,854

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: $130,146
• Closing costs: $15,618
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	6d	1	0.05mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	25d	1	0.11mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	25d	1	0.29mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	25d	1	0.32mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	25d	1	0.42mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	8d	1	0.42mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	22d	1	0.45mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	22d	1	0.46mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	2d	1	0.46mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.46mi
1600 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	2d	1	0.54mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	25d	1	0.54mi
2601 NW 15th Ct Unit 1545926P Fort Lauderdale, FL	4.0	3.0	1431	$6,290	$4.40	16d	1	0.55mi
2835 NW 14th St Unit 1 Fort Lauderdale, FL	3.0	2.0	1630	$2,990	$1.83	25d	1	0.62mi
2780 NW 15th St Fort Lauderdale, FL	3.0	2.5	1622	$3,200	$1.97	25d	1	0.63mi
2845 NW 13th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,950	$1.56	21d	1	0.64mi
2862 NW 11th St Fort Lauderdale, FL	3.0	2.5	1800	$3,300	$1.83	25d	1	0.64mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	8d	1	0.64mi
2856 NW 14th St Unit 2 Fort Lauderdale, FL	2.0	1.0	1440	$2,100	$1.46	8d	1	0.64mi
1650 NW 26th Ter Fort Lauderdale, FL	4.0	2.0	2010	$3,500	$1.74	25d	1	0.65mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$3,750	$2.65	6d	1	0.66mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$4,300	$3.03	25d	1	0.66mi
2911 NW 11th St Fort Lauderdale, FL	4.0	2.0	1127	$3,500	$3.11	25d	1	0.66mi
1631 NW 7th Ct Fort Lauderdale, FL	4.0	2.0	1333	$2,995	$2.25	8d	1	0.67mi
1325 NW 11th Ct Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	25d	1	0.71mi
1325 NW 11th St Unit 1325 Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	25d	1	0.71mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	25d	1	0.73mi
1513 NW 15th Ave Fort Lauderdale, FL	4.0	2.0	1739	$3,250	$1.87	25d	1	0.73mi
1608 NW 16th St Fort Lauderdale, FL	4.0	2.0	1382	$2,830	$2.05	3d	1	0.75mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	25d	1	0.75mi
1531 NW 7th St Fort Lauderdale, FL	2.0	1.0	1218	$1,495	$1.23	25d	1	0.75mi
1859 Lauderdale Manor Dr Fort Lauderdale, FL	4.0	2.0	1178	$2,965	$2.52	25d	1	0.76mi
600 NW 18th Ave Unit E Fort Lauderdale, FL	2.0	2.0	1100	$2,400	$2.18	25d	1	0.76mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	20d	1	0.78mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	21d	1	0.78mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	25d	1	0.78mi
1201 NW 30th Ave Unit 1-4 Fort Lauderdale, FL	2.0	1.0	2208	$1,850	$0.84	17d	1	0.80mi
1203 Chateau Park Dr Fort Lauderdale, FL	2.0	1.0	1104	$2,000	$1.81	15d	1	0.83mi
2810 NW 7th St Fort Lauderdale, FL	4.0	2.0	1501	$2,999	$2.00	25d	1	0.83mi
630 NW 15th Ter Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1488	$2,000	$1.34	25d	1	0.84mi

Listing history 2 events

1. 2026-05-15
   listed $5,000 Active
2. 2003-03-03
   soldstatus $72,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $32,924
• − Mortgage interest: −$29,161
• − Property taxes: −$7,809
• − Insurance: −$4,427
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$15,144
• Taxable loss: −$28,885
• Est. tax savings @ 24.0%: +$6,932
• After-tax cash flow: $-12,054/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

-93.1% since first listed

2 events — show timeline

• 2026-05-15 Listed $5,000 HAOR as distributed by MLS GRID
• 2003-03-03 Sold (Public Records) $72,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $5,110 · +14.6% YoY. Source: county tax records.