2824 SW 9th St · Fort Lauderdale, FL 33312

$399,000

5 bd · 2.0 ba · 1,925 sqft · SingleFamily public records · 17 Days on market

Built 1956 7,200 sqft lot Est $543k · 26% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL - HUGE FLOOR PLAN! 5/2 property ready to be revived. 5 bedrooms, 2 bathrooms, large areas for entertainment, carport and room for a pool. Will not last at this list price. Property is fully boarded up. Contact us now!

Key facts

• 7,200 sq ft lot
• Parking
• Built 1956

Property features AI

Exterior

• Parking: Attached carport; Driveway; 1 covered parking space; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter-acre lot; North-facing

Interior

• Bedrooms: Other room types
• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry; Additional unspecified interior features

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $393k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+1.3%/yr); 420 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $4,601/mo this rent would consume 73% of the median local household income ($76k/yr) (locally 1903% 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 $3k of loan paydown is wiped out by about $12k 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 17 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1956 — 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 $393,015 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $542,850
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Alabama Ave	0.48mi	5/2.0	1,858 (-4%)	2mo	$570,000	$307	70
3201 Glendale Blvd	0.56mi	6/3.0 (+1)	2,017 (+5%)	3mo	$489,000	$242	55
1496 SW 30th Ter	0.62mi	4/2.0 (-1)	1,885 (-2%)	11mo	$489,900	$260	53
411 SW 30th Ter	0.53mi	5/2.0	1,990 (+3%)	23mo	$580,000	$291	50
1413 SW 23rd Ave	0.63mi	4/2.0 (-1)	1,736 (-10%)	3mo	$465,000	$268	46
451 SW 29 Ter	0.44mi	4/2.0 (-1)	1,737 (-10%)	16mo	$490,000	$282	45

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-37,301
• Equity at exit: $59,492

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-17,227
• Equity at exit: $34,498

Cash invested: $111,720 (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 33312

• Rents YoY: 1.3%
• Active inventory: 420
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,601 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$678 /mo · $8,131/yr
• Insurance: −$166
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $547

Break-even live

Break-even rent $3,909

Max offer price $399,000

Occupancy floor 83%

Sensitivity live

Price	-10% $773	-5% $660	+0% $547	+5% $434	+10% $321
Rent	-10% $183	-5% $365	+0% $547	+5% $728	+10% $910
Rate	-1.0pp $748	-0.5pp $648	base $547	+0.5pp $443	+1.0pp $338

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Carolina Ave Unit 2 Fort Lauderdale, FL	4.0	3.0	1865	$2,000	$1.07	16d	1	0.59mi
2771 SW 3rd St Fort Lauderdale, FL	5.0	2.0	1474	$3,875	$2.63	21d	1	0.60mi
2771 SW 3rd St Fort Lauderdale, FL	5.0	2.0	1474	$3,875	$2.63	25d	1	0.60mi
2100 SW 28th Way Fort Lauderdale, FL	5.0	4.0	2145	$7,495	$3.49	6d	1	1.00mi
836 Pennsylvania Ave Fort Lauderdale, FL	5.0	3.0	1837	$3,300	$1.80	25d	1	1.00mi
3340 SW 18th St Fort Lauderdale, FL	4.0	2.0	1875	$3,550	$1.89	25d	1	1.00mi
649 W Evanston Cir Fort Lauderdale, FL	4.0	2.0	1576	$3,315	$2.10	25d	1	1.04mi
3160 SW 20th Ct Fort Lauderdale, FL	4.0	3.0	1405	$5,500	$3.91	8d	1	1.04mi
1600 SW 10th St Fort Lauderdale, FL	4.0	2.0	2020	$5,800	$2.87	25d	1	1.05mi
1515 SW 9th St Fort Lauderdale, FL	4.0	2.0	1475	$2,995	$2.03	21d	1	1.08mi
3551 SW 1st St Fort Lauderdale, FL	4.0	2.0	1720	$3,150	$1.83	25d	1	1.15mi
180 Penn Way Fort Lauderdale, FL	5.0	3.0	1638	$3,750	$2.29	23d	1	1.19mi
180 Penn Way Fort Lauderdale, FL	4.0	2.0	1378	$3,550	$2.58	8d	1	1.19mi
1930 SW 36th Ave Fort Lauderdale, FL	5.0	2.5	2188	$8,495	$3.88	16d	1	1.28mi
1930 SW 36th Ave Fort Lauderdale, FL	5.0	2.5	2188	$8,295	$3.79	6d	1	1.28mi
525 NW 22nd Ave Fort Lauderdale, FL	5.0	2.0	1936	$3,500	$1.81	4d	1	1.35mi
519 NW 21st Ter Fort Lauderdale, FL	4.0	2.0	2591	$3,600	$1.39	8d	1	1.36mi
2810 NW 7th St Fort Lauderdale, FL	4.0	2.0	1501	$2,999	$2.00	25d	1	1.38mi
427 NW 19th Ave Fort Lauderdale, FL	4.0	2.5	1524	$3,500	$2.30	8d	1	1.39mi
1240 SW 13th Cir Fort Lauderdale, FL	4.0	2.5	2532	$8,500	$3.36	25d	1	1.44mi
2988 NW 7th Ct Fort Lauderdale, FL	4.0	2.0	2547	$3,200	$1.26	6d	1	1.45mi

Listing history 10 events

1. 2026-06-21
   days on market $399,000 Active 17 DOM
2. 2026-06-18
   days on market $399,000 Active 14 DOM
3. 2026-06-17
   days on market $399,000 Active 13 DOM
4. 2026-06-16
   days on market $399,000 Active 12 DOM
5. 2026-06-15
   days on market $399,000 Active 11 DOM
6. 2026-06-13
   days on market $399,000 Active 9 DOM
7. 2026-06-09
   days on market $399,000 Active 5 DOM
8. 2026-06-08
   days on market $399,000 Active 4 DOM
9. 2026-06-07
   remarks 234-char remark
10. 2026-06-07
    listed $399,000 Active 3 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: $8,131 · $678/mo
• Projected year-2 tax: $8,131 · $678/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 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: $55,215
• − Mortgage interest: −$22,350
• − Property taxes: −$8,131
• − Insurance: −$3,819
• − Repairs & maintenance: −$4,417
• − Management: −$4,417
• − Depreciation: −$11,607
• Taxable income: $473
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $6,447/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): 52,798
• Household income: $75,952
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1903.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 34% Hispanic / Latino 32% Black 29% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Salvadoran 1%
• Common ancestry: Hispanic 6% Romanian 3% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 29% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -323.99%
• Current HPI: 382.6298
• Rent YoY: ▲ 1.30%
• 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

1 event — show timeline

• 2026-06-03 Listed $399,000 MARMLS

Property tax history

+15.9%/yr

Latest (2025): $8,131 · +9.5% YoY. Source: county tax records.