2500 E Las Olas Blvd #1006 · Fort Lauderdale, FL 33301

$785,500

3 bd · 3.0 ba · 1,896 sqft · Condo public records · 1 Days on market

Built 1969 $2045/mo HOA · 26% of rent

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

ABSOLUTELY GORGEOUS WATERFRONT CONDO | BREATHTAKING INTRACOASTAL VIEWS & OCEAN VIEW | PRESTIGIOUS RESIDENCE OF MARINE TOWER | PRIME FORT LAUDERDALE LOCATION | WALK/BIKE ½ MILE TO FT. LAUDERDALE BEACH | Fully Renovated, Top-Shelf High-End Selections, Workmanship & Finishes | Bright Spacious Floor Plan | Abundance of Natural Light | Crown Molding | LED Recessed Lighting | Italian Tile Floors | TWO Huge Covered Private Balconies | Quartz Counters |White Shaker Cabinets | S/S Appliances | Large Primary Suite | Huge Walk-In Closet | Ensuite | Hurricane Impact Windows & Shutters | Garage Parking | Laundry In Unit | Storage Locker | Resort-Like Amenities, Direct Waterfront

Key facts

• Quartz counters
• Private balcony
• Waterfront condo

Tags

• WATERFRONT CONDO
• INTRACOASTAL VIEWS
• PRIVATE BALCONY
• EAT-IN KITCHEN
• QUARTZ COUNTERS
• CUSTOM WHITE SHAKER CABINETS

Property features AI

Finance

• Other: Building area reported by owner; Accessibility features include accessible bedroom, accessible washer/dryer, common area accessibility and adaptable for elevator
• Financial info: No land lease; Pets allowed (restrictions possible)
• HOA & community: Monthly association fee; Association amenities include pool, fitness center, clubhouse, billiard/game rooms, recreation facilities, bike storage, car wash area, storage, workshop area, picnic area, library, community room, management/manager on site, trash chute, internet included, security, maintenance, elevator, reserve funds and legal/accounting; Association fee covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, recreation facility and pool service

Exterior

• Parking: Assigned covered parking; Attached 1-car garage; Guest parking
• Security: Community security (association amenity)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; Updated/remodeled condition; Faces north; 19 total stories; Entry level information not provided
• Construction: CBS construction; Concrete roof
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Kitchen island; Walk-in closets; Satellite dish; Furnished negotiable
• Laundry & utility: Indoor laundry room with sink and washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $786k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $554k (29.5% below list).
• Meets the 1% rule at list price ($8k rent vs $786k).
• Recommended offer: $554k (29.5% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• Zoned schools: Harbordale Elementary School (math 64% / reading 74%, grade A-, #399 of 2,144 statewide, top 19%, 487 students, 38% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $8,002/mo this rent would consume 77% of the median local household income ($125k/yr) (locally 1662% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $41k of equity ($5k loan paydown + $36k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $480k; list at $786k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $554,066 (29.5% 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.37×
• Total profit: $80,505
• Equity at exit: $425,199

10-year hold

• IRR: 8.3%
• Equity multiple: 2.49×
• Total profit: $328,087
• Equity at exit: $717,862

Cash invested: $219,940 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $8,002 high
• Mortgage (P&I): −$4,119
• Tax from tax record: −$713 /mo · $8,560/yr
• Insurance: −$327
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,045
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $-1,310

Break-even live

Break-even rent $9,660

Max offer price $554,066

Occupancy floor —

Sensitivity live

Price	-10% $-865	-5% $-1,088	+0% $-1,310	+5% $-1,532	+10% $-1,755
Rent	-10% $-1,942	-5% $-1,626	+0% $-1,310	+5% $-994	+10% $-678
Rate	-1.0pp $-915	-0.5pp $-1,110	base $-1,310	+0.5pp $-1,514	+1.0pp $-1,721

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: $196,375
• Closing costs: $23,565
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1085	$4,400	$4.06	8d	3	0.01mi
2500 E Las Olas Blvd Fort Lauderdale, FL	2.0	2.0	1300	$4,400	$3.38	24d	1	0.03mi
411 SE 26th Ave Fort Lauderdale, FL	3.0	3.0	2600	$11,000	$4.23	24d	1	0.18mi
1 Las Olas Cir Fort Lauderdale, FL	2.0	2.0	1275	$4,050	$3.18	4d	2	0.33mi
100 S Birch Rd Unit 1005D Fort Lauderdale, FL	2.0	2.0	1650	$5,450	$3.30	24d	1	0.36mi
100 S Birch Rd Unit 2505D Fort Lauderdale, FL	2.0	2.0	1650	$6,900	$4.18	19d	1	0.36mi
100 S Birch Rd Unit 1106B Fort Lauderdale, FL	3.0	2.0	1958	$6,450	$3.29	24d	1	0.36mi
77 S Birch Rd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1507	$4,450	$2.95	20d	2	0.36mi
77 S Birch Rd Unit 5A Fort Lauderdale, FL	3.0	3.0	1580	$4,450	$2.82	24d	1	0.37mi
153 Seabreeze Blvd Unit 0401-S Fort Lauderdale, FL	2.0	3.5	2395	$15,000	$6.26	24d	1	0.38mi
153 Seabreeze Blvd Unit 901-s Fort Lauderdale, FL	2.0	3.5	2395	$20,000	$8.35	8d	1	0.38mi
609 Isle of Palms Dr Fort Lauderdale, FL	4.0	3.0	2522	$9,500	$3.77	24d	1	0.41mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	18d	3	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	24d	5	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	8d	5	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	14d	4	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	19d	4	0.42mi
545 S Fort Lauderdale Beach Blvd Unit 1703 1704 Fort Lauderdale, FL	4.0	3.0	2150	$12,000	$5.58	12d	1	0.54mi
151 N Seabreeze Blvd Unit 703 Fort Lauderdale, FL	3.0	3.0	1682	$9,500	$5.65	13d	1	0.54mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	24d	1	0.54mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	5d	1	0.54mi
2309 Desota Dr Unit 2309 Fort Lauderdale, FL	3.0	2.0	2485	$12,000	$4.83	24d	1	0.57mi
153 N Seabreeze Blvd Unit 4 Fort Lauderdale, FL	2.0	3.5	2395	$15,000	$6.26	8d	1	0.59mi
153 N Seabreeze Blvd #703 Fort Lauderdale, FL	2.0	2.5	1416	$9,990	$7.06	11d	1	0.59mi
2908 Bayshore Dr Unit 1541799P Fort Lauderdale, FL	2.0	2.0	1862	$5,415	$2.91	15d	1	0.63mi
209 N Beach Blvd Unit 5B Fort Lauderdale, FL	2.0	2.0	1450	$7,000	$4.83	21d	1	0.63mi
421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,250	$2.38	24d	1	0.65mi
45 Hendricks Isle #403 Fort Lauderdale, FL	3.0	3.0	2100	$12,500	$5.95	5d	1	0.65mi
336 N Birch Rd Unit PH Fort Lauderdale, FL	2.0	2.0	1411	$4,300	$3.05	22d	1	0.65mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$14,000	$9.99	1d	11	0.67mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$14,000	$9.99	2d	11	0.67mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$14,000	$9.99	19d	13	0.67mi
3101 Bayshore Dr #1409 Fort Lauderdale, FL	2.0	2.0	1255	$9,995	$7.96	24d	1	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,972	$7.38	18d	4	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	982	$9,995	$10.18	12d	6	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1215	$9,995	$8.22	24d	5	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,242	$6.78	8d	5	0.77mi
405 Hendricks Isle Fort Lauderdale, FL	2.0	2.0	1300	$4,000	$3.08	24d	1	0.80mi
444 Hendricks Isle #301 Fort Lauderdale, FL	3.0	3.5	2300	$8,500	$3.70	24d	1	0.82mi
15 S Victoria Park Rd Fort Lauderdale, FL	2.0	2.0	1651	$4,200	$2.54	8d	1	0.83mi

HOA detail condo

• Monthly dues: $2,045 · $24,540/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 680-char remark
2. 2026-06-17
   listed $785,500 Active 1 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: $8,560 · $713/mo
• Projected year-2 tax: $8,560 · $713/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,021
• − Mortgage interest: −$44,000
• − Property taxes: −$8,560
• − Insurance: −$9,046
• − Repairs & maintenance: −$7,682
• − Management: −$7,682
• − HOA: −$24,540
• − Depreciation: −$22,851
• Taxable loss: −$28,340
• Est. tax savings @ 24.0%: +$6,802
• After-tax cash flow: $-8,919/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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

+390.9% since first listed

8 events — show timeline

• 2026-06-17 Listed $785,500 Beaches MLS
• 2017-07-11 Sold (Public Records) $480,000 Public Records
• 2006-09-06 Sold (Public Records) $520,000 Public Records
• 2005-10-20 Sold (Public Records) $585,000 Public Records
• 2004-06-21 Sold (Public Records) $385,000 Public Records
• 1990-06-27 Sold (Public Records) $179,500 Public Records
• 1983-09-01 Sold (Public Records) $147,500 Public Records
• 1981-03-01 Sold (Public Records) $160,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $8,560 · +3.5% YoY. Source: county tax records.