1219 NE 5th Ter Unit 1-2 · Fort Lauderdale, FL 33304

$747,850

None bd · None ba · 1,000 sqft · Condo public records · 24 Days on market

Built 1957

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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
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Cash flow +1.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to acquire income-producing duplex (2 1/1s) w/ additional development capacity in Fort Lauderdale's rapidly developing Studio City at over 30% below market value. Keep the existing duplex (w/ separate water & electric meters) & add 8 units for 10 units total. Included site plan shows layout, parking, & access. Meeting with city has been held; feasibility & zoning compliance confirmed. Land comps:$91k-$117k per unit sold, $129k-$162k per unit active. Active & sold multifamily comps:$200k(not renovated)-$320k(renovated) per unit. Subject property: partially renovated duplex + 8 units of buildable land; market value ~$1.2M. 1 bed rents:$1.6k-$2.3k/

Key facts

• Buildable land
• 0.23 acre lot
• Built 1957

Tags

• INCOME PRODUCING DUPLEX
• SEPARATE WATER METERS
• SEPARATE ELECTRIC METERS
• PARTIALLY RENOVATED DUPLEX
• BUILDABLE LAND

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 135; Paved public maintained road; Not waterfront; Building area reported by appraiser
• Financial info: Two total units; Two units in the community; Tenants pay electricity, sewer, and water; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Sewer connected; Water connected; Two separate electric meters; Two separate water meters
• Home design: Duplex; One-story; Resale property; Facing: not specified
• Construction: Stucco and CBS construction; Flat roof
• Exterior features: Open patio; Open porch

Interior

• Flooring: Terrazzo
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: Terrazzo flooring; Storm windows

What this means for you Summary

Snapshot

• This is a condo listed at $748k.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (66.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (66.1% below list).
• Recommended offer: $247k (66.9% below list) — sets the bar for cash-flow.

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: North Side Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 329 students, 87% 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 average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 630 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($85k/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 $5k of loan paydown is wiped out by about $22k 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

• It's been on market 24 days — a 2% lower offer ($737k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $430k; list at $748k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,286 (66.9% 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.34% ✗
• Cap rate: 1.75%
• Cash-on-cash: -16.24%
• DSCR: 0.28
• GRM: 24.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -48.3%
• Equity multiple: -0.44×
• Total profit: $-302,459
• Equity at exit: $111,507

10-year hold

• IRR: -95.4%
• Equity multiple: -1.38×
• Total profit: $-499,036
• Equity at exit: $64,660

Cash invested: $209,398 (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 33304

• Rents YoY: 2.8%
• Active inventory: 630
• Price-to-rent: 24.6×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$3,922
• Tax from tax record: −$600 /mo · $7,203/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-2,834

Break-even live

Break-even rent $6,119

Max offer price $247,286

Occupancy floor —

Sensitivity live

Price	-10% $-2,410	-5% $-2,622	+0% $-2,834	+5% $-3,045	+10% $-3,257
Rent	-10% $-3,034	-5% $-2,934	+0% $-2,834	+5% $-2,734	+10% $-2,634
Rate	-1.0pp $-2,457	-0.5pp $-2,643	base $-2,834	+0.5pp $-3,027	+1.0pp $-3,225

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: $186,962
• Closing costs: $22,436
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 NE 5th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	1000	$2,700	$2.70	5d	1	0.02mi
1208 NE 5th Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	900	$2,200	$2.44	5d	1	0.02mi
1204 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1500	$3,550	$2.37	26d	1	0.14mi
630 NE 14th Ct Unit 205 Fort Lauderdale, FL	2.0	2.0	1100	$2,650	$2.41	4d	1	0.24mi
1316 NE 2nd Ave Fort Lauderdale, FL	2.0	1.0	891	$3,200	$3.59	26d	1	0.25mi
1316 NE 2nd Ave Fort Lauderdale, FL	2.0	1.0	998	$3,200	$3.21	19d	1	0.25mi
1140 NE 1st Ave Unit 1140 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	26d	1	0.26mi
800 NE 14th St Unit 800 Fort Lauderdale, FL	2.0	1.0	900	$1,750	$1.94	26d	1	0.28mi
748 NE 13th Ct Fort Lauderdale, FL	1.0	1.0	750	$1,725	$2.30	19d	1	0.28mi
1018 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	800	$3,150	$3.94	7d	1	0.30mi
1018 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	800	$3,300	$4.12	26d	1	0.30mi
1202 N Andrews Ave Fort Lauderdale, FL	2.0	1.5	1400	$2,500	$1.79	19d	1	0.32mi
1409 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1269	$3,700	$2.92	26d	1	0.33mi
1015 NE 9th Ave Fort Lauderdale, FL	2.0	1.0	750	$1,475	$1.97	1d	1	0.34mi
1507 NE 5th Ave #3 Fort Lauderdale, FL	1.0	1.0	700	$1,600	$2.29	26d	1	0.35mi
1035 NE 10th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	900	$1,995	$2.22	26d	1	0.37mi
1138 NW 1st Ave Fort Lauderdale, FL	3.0	2.0	1359	$3,450	$2.54	1d	1	0.38mi
1138 NW 1st Ave Fort Lauderdale, FL	3.0	2.0	1359	$3,450	$2.54	26d	1	0.38mi
1244 NW 1st Ave Fort Lauderdale, FL	3.0	2.0	1316	$3,100	$2.36	26d	1	0.39mi
1401 Holly Heights Dr Fort Lauderdale, FL	2.0	1.0	800	$1,850	$2.31	26d	1	0.39mi
1337 N Andrews Ave Unit 2 Fort Lauderdale, FL	2.0	2.0	1121	$2,500	$2.23	13d	1	0.39mi
1033 N Andrews Ave Fort Lauderdale, FL	2.0	1.0	702	$1,995	$2.84	26d	1	0.40mi
1407 Holly Heights Dr Fort Lauderdale, FL	2.0	1.0	800	$1,800	$2.25	26d	1	0.40mi
530 NE 15th Ct #7 Fort Lauderdale, FL	2.0	1.0	800	$2,250	$2.81	5d	1	0.41mi
1517 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1499	$3,250	$2.17	19d	1	0.42mi
1517 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1499	$3,250	$2.17	10d	1	0.42mi
1464 Dixie Hwy Unit 2 Fort Lauderdale, FL	2.0	1.0	750	$2,050	$2.73	26d	1	0.42mi
1423 Holly Heights Dr #4 Fort Lauderdale, FL	2.0	1.0	745	$1,950	$2.62	7d	1	0.42mi
1423 Holly Heights Dr #4 Fort Lauderdale, FL	2.0	1.0	745	$1,950	$2.62	10d	1	0.42mi
1470 N Dixie Hwy Fort Lauderdale, FL	1.0–2.0	1.0	658	$1,900	$2.89	1d	2	0.44mi
1218 NW 2nd Ave Fort Lauderdale, FL	3.0	2.0	1209	$3,199	$2.65	6d	1	0.44mi
1218 NW 2nd Ave Fort Lauderdale, FL	3.0	2.0	1209	$3,199	$2.65	10d	1	0.44mi
1534 NE 3rd Ave Fort Lauderdale, FL	2.0	1.0	900	$1,800	$2.00	26d	1	0.44mi
1455 Holly Heights Dr #40 Fort Lauderdale, FL	2.0	2.0	1012	$2,250	$2.22	17d	1	0.45mi
806 NE 16th St Unit 6 Fort Lauderdale, FL	2.0	1.0	900	$1,525	$1.69	10d	1	0.49mi
309 NE 16th St Unit C-4 Fort Lauderdale, FL	2.0	1.0	800	$2,600	$3.25	26d	1	0.49mi
309 NE 16th St #4 Fort Lauderdale, FL	2.0	1.0	800	$2,200	$2.75	4d	1	0.49mi
1448 Holly Heights Dr Unit 3 Fort Lauderdale, FL	1.0	1.0	800	$1,800	$2.25	26d	1	0.49mi
1448 Holly Heights Dr Unit 3 Fort Lauderdale, FL	1.0	1.0	800	$1,800	$2.25	4d	1	0.49mi
1520 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1110	$3,100	$2.79	26d	1	0.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $747,850 Active 24 DOM
2. 2026-06-18
   days on market $747,850 Active 21 DOM
3. 2026-06-17
   pricedays on market $747,850 Active 20 DOM
4. 2026-06-16
   days on market $799,997 Active 19 DOM
5. 2026-06-15
   days on market $799,997 Active 18 DOM
6. 2026-06-13
   days on market $799,997 Active 16 DOM
7. 2026-06-09
   days on market $799,997 Active 12 DOM
8. 2026-06-08
   days on market $799,997 Active 11 DOM
9. 2026-06-07
   days on market $799,997 Active 10 DOM
10. 2026-06-04
    days on market $799,997 Active 7 DOM
11. 2026-06-03
    days on market $799,997 Active 6 DOM
12. 2026-06-02
    days on market $799,997 Active 5 DOM
13. 2026-06-01
    days on market $799,997 Active 4 DOM
14. 2026-05-31
    days on market $799,997 Active 3 DOM
15. 2026-05-28
    listed $799,997 Active
16. 2026-05-14
    soldstatus $430,000
17. 2000-05-24
    soldstatus $80,000
18. 1998-04-01
    soldstatus $45,000
19. 1990-07-31
    soldstatus $53,300

ⓘ 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: $7,203 · $600/mo
• Projected year-2 tax: $7,203 · $600/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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $30,381
• − Mortgage interest: −$41,891
• − Property taxes: −$7,203
• − Insurance: −$3,739
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$21,756
• Taxable loss: −$49,069
• Est. tax savings @ 24.0%: +$11,777
• After-tax cash flow: $-22,226/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): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% French/Haitian/Cajun 5%

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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

+1400.9% since first listed

5 events — show timeline

• 2026-05-28 Listed $799,997 Beaches MLS
• 2026-05-14 Sold (Public Records) $430,000 Public Records
• 2000-05-24 Sold (Public Records) $80,000 Public Records
• 1998-04-01 Sold (Public Records) $45,000 Public Records
• 1990-07-31 Sold (Public Records) $53,300 Public Records

Property tax history

+10.4%/yr

Latest (2025): $7,203 · +4.1% YoY. Source: county tax records.