1900 NE 8th Ct #308 · Fort Lauderdale, FL 33304

$170,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 96 Days on market

Built 1966

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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 +6.2/30.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller motivated, offering $10,000 credit for new windows!! Welcome to your ideal urban retreat! This bright and airy 1-bedroom, 1-bathroom corner unit condo in the highly sought-after Victoria Park neighborhood offers the perfect blend of comfort, style, and convenience; Close to Parks, Dining, Shopping and the Beach! Boasting an open floor plan, this home is flooded with natural light from its large windows, making it feel spacious and inviting. Tenant occupied until 4/2027.

Key facts

• Large windows
• Open floor plan
• Natural light

Tags

• CORNER UNIT
• OPEN FLOOR PLAN
• NATURAL LIGHT
• LARGE WINDOWS

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Security fence; Accessible common area
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale condition; Third-floor entry with elevator; North-facing
• Construction: Block construction; 3 stories total; Built with an other/unspecified building area source
• Exterior features: Fenced property; Not waterfront

Interior

• Kitchen: Electric range; Electric cooktop; Microwave; Refrigerator; Disposal
• Bedrooms: One bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Disposal; Electric range; Microwave; Refrigerator; Electric cooktop; Unfurnished; Drapes and curtain rods

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 4.1% 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 (+2.8%/yr); 629 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 96 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask is 9614% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $138k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $154,700 (9.0% 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. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 4.12%
• Cash-on-cash: -7.75%
• DSCR: 0.66
• GRM: 7.7

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: -29.9%
• Equity multiple: 0.01×
• Total profit: $-47,189
• Equity at exit: $25,348

10-year hold

• IRR: -31.6%
• Equity multiple: -0.40×
• Total profit: $-66,594
• Equity at exit: $14,698

Cash invested: $47,600 (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: 629
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$891
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$71
• HOA est. from 2 same-building comps: −$509
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-307

Break-even live

Break-even rent $2,234

Max offer price $115,721

Occupancy floor —

Sensitivity live

Price	-10% $-211	-5% $-259	+0% $-307	+5% $-355	+10% $-403
Rent	-10% $-453	-5% $-380	+0% $-307	+5% $-234	+10% $-161
Rate	-1.0pp $-222	-0.5pp $-264	base $-307	+0.5pp $-351	+1.0pp $-396

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 NE 8th Ct Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	25d	1	0.06mi
815 Middle River Dr Fort Lauderdale, FL	1.0	1.0	555	$1,850	$3.33	0d	2	0.18mi
815 Middle River Dr #203 Fort Lauderdale, FL	1.0	1.0	660	$1,900	$2.88	21d	1	0.19mi
824 NE 17th Ter Unit 6 Fort Lauderdale, FL	1.0	1.0	650	$1,625	$2.50	25d	1	0.22mi
908 NE 17th Ter Unit 1 Fort Lauderdale, FL	—	1.0	440	$1,000	$2.27	8d	1	0.22mi
908 NE 17th Ter Unit 2 Fort Lauderdale, FL	—	1.0	440	$700	$1.59	8d	1	0.22mi
1020 N Victoria Park Rd Unit 26 Fort Lauderdale, FL	1.0	1.0	700	$2,095	$2.99	25d	1	0.25mi
1020 N Victoria Park Rd #23 Fort Lauderdale, FL	—	1.0	700	$1,695	$2.42	16d	1	0.25mi
1030 N Victoria Park Rd #5 Fort Lauderdale, FL	1.0	1.0	500	$1,600	$3.20	25d	1	0.27mi
1704 NE 9th St Fort Lauderdale, FL	1.0	1.0	650	$1,800	$2.77	12d	1	0.28mi
828 NE 17th Ave Unit 1a Fort Lauderdale, FL	—	1.0	550	$1,500	$2.73	8d	1	0.28mi
1045 NE 18th Ave #304 Fort Lauderdale, FL	—	1.0	528	$2,100	$3.98	25d	1	0.28mi
1045 NE 18th Ave #304 Fort Lauderdale, FL	—	1.0	528	$2,100	$3.98	8d	1	0.28mi
1101 NE 18th Ave Unit 8 Fort Lauderdale, FL	1.0	1.0	600	$2,000	$3.33	25d	1	0.32mi
1640 E Sunrise Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1034	$2,338	$2.26	0d	12	0.36mi
1015 NE 17th Ave Unit 203 Fort Lauderdale, FL	2.0	1.0	725	$1,995	$2.75	15d	1	0.38mi
1715 NE 11th St Fort Lauderdale, FL	1.0	1.0	600	$1,900	$3.17	25d	1	0.39mi
820 NE 16th Ave Apt 10 Fort Lauderdale, FL	1.0	1.0	450	$1,625	$3.61	25d	1	0.40mi
820 NE 16th Ave Apt 10 Fort Lauderdale, FL	1.0	1.0	450	$1,625	$3.61	8d	1	0.40mi
1713 NE 11th St Unit A Fort Lauderdale, FL	1.0	1.0	600	$1,750	$2.92	25d	1	0.40mi
1028 NE 16th Ter Unit 2 Fort Lauderdale, FL	—	1.0	600	$1,350	$2.25	8d	1	0.42mi
1028 NE 16th Ter Unit 2 Fort Lauderdale, FL	—	1.0	600	$1,400	$2.33	25d	1	0.42mi
847 NE 16th Ave Unit 1369651P Fort Lauderdale, FL	1.0	1.0	645	$3,364	$5.22	6d	1	0.43mi
1025 NE 16th Ter Fort Lauderdale, FL	—	1.0	700	$1,600	$2.29	25d	1	0.44mi
508 Hendricks Isle #3 Fort Lauderdale, FL	1.0	1.0	490	$2,800	$5.71	15d	1	0.44mi
508 Hendricks Isle #3 Fort Lauderdale, FL	1.0	1.0	490	$2,700	$5.51	6d	1	0.44mi
1044 NE 16th Ter Unit 2 Fort Lauderdale, FL	1.0	1.0	408	$2,006	$4.92	25d	1	0.44mi
644 NE 16th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	500	$1,850	$3.70	0d	1	0.44mi
644 NE 16th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	450	$1,875	$4.17	16d	1	0.44mi
1129 NE 17th Ter Unit 4 Fort Lauderdale, FL	—	1.0	450	$1,300	$2.89	25d	1	0.45mi
717 NE 16th Ave Unit 717A Fort Lauderdale, FL	1.0	1.0	705	$1,800	$2.55	25d	1	0.45mi
727 NE 16th Ave Unit 727D Fort Lauderdale, FL	1.0	1.0	705	$1,850	$2.62	25d	1	0.45mi
727 NE 16th Ave Unit 727D Fort Lauderdale, FL	1.0	1.0	705	$1,750	$2.48	0d	1	0.45mi
701 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0	641	$1,725	$2.69	4d	2	0.46mi
701 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0	656	$1,775	$2.71	16d	4	0.46mi
701 NE 16th Ave Fort Lauderdale, FL	2.0	1.0	725	$1,944	$2.68	5d	2	0.46mi
701 NE 16th Ave Fort Lauderdale, FL	2.0	1.0	725	$1,869	$2.58	4d	2	0.46mi
1108 NE 16th Ter Apt 1 Fort Lauderdale, FL	2.0	1.0	700	$1,950	$2.79	25d	1	0.46mi
501 NE 17th Ave Fort Lauderdale, FL	2.0	1.0	750	$2,099	$2.80	21d	1	0.51mi
501 NE 17th Ave Unit 3 Fort Lauderdale, FL	2.0	1.0	750	$2,099	$2.80	23d	1	0.52mi

HOA detail condo

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

Listing history 32 events

1. 2026-06-15
   days on market $170,000 Active 96 DOM
2. 2026-06-13
   days on market $170,000 Active 94 DOM
3. 2026-06-09
   days on market $170,000 Active 90 DOM
4. 2026-06-07
   days on market $170,000 Active 88 DOM
5. 2026-06-04
   days on market $170,000 Active 85 DOM
6. 2026-06-03
   days on market $170,000 Active 84 DOM
7. 2026-06-02
   days on market $170,000 Active 83 DOM
8. 2026-06-01
   days on market $170,000 Active 82 DOM
9. 2026-05-31
   days on market $170,000 Active 81 DOM
10. 2026-03-21
    historical $1,550
11. 2026-03-13
    price $1,550
12. 2026-03-11
    price $170,000
13. 2026-01-29
    price $1,675
14. 2026-01-01
    listed $1,750
15. 2025-12-24
    historical $1,750
16. 2025-12-16
    listed $1,750
17. 2025-12-15
    listed $173,000 Active
18. 2025-10-28
    historical $1,750
19. 2025-10-27
    historical
20. 2025-09-17
    price $180,000
21. 2025-08-22
    price $1,750
22. 2025-08-13
    listed $1,850
23. 2025-07-19
    listed $200,000 Active
24. 2021-10-18
    historical
25. 2021-10-06
    status Active
26. 2021-09-30
    status Active
27. 2021-07-27
    price $156,000
28. 2021-06-18
    price $158,000
29. 2021-06-17
    listed $150,000 Active
30. 2019-05-03
    soldstatus $138,000
31. 2001-06-13
    soldstatus $74,000
32. 1994-04-19
    soldstatus $39,000

ⓘ 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: $3,525 · $294/mo
• Projected year-2 tax: $3,525 · $294/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: $22,145
• − Mortgage interest: −$9,523
• − Property taxes: −$3,525
• − Insurance: −$850
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$6,108
• − Depreciation: −$4,945
• Taxable loss: −$6,350
• Est. tax savings @ 24.0%: +$1,524
• After-tax cash flow: $-2,163/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

-96.0% since first listed

23 events — show timeline

• 2026-03-21 Rental Removed $1,550 GFLMLS
• 2026-03-13 Price Changed $1,550 GFLMLS
• 2026-03-11 Price Changed $170,000 Beaches MLS
• 2026-01-29 Price Changed $1,675 GFLMLS
• 2026-01-01 Listed for Rent $1,750 GFLMLS
• 2025-12-24 Rental Removed $1,750 GFLMLS
• 2025-12-16 Listed for Rent $1,750 GFLMLS
• 2025-12-15 Listed $173,000 Beaches MLS
• 2025-10-28 Rental Removed $1,750 MARMLS
• 2025-10-27 Listing Removed — MARMLS
• 2025-09-17 Price Changed $180,000 MARMLS
• 2025-08-22 Price Changed $1,750 MARMLS
• 2025-08-13 Listed for Rent $1,850 MARMLS
• 2025-07-19 Listed $200,000 MARMLS
• 2021-10-18 Listing Removed — MARMLS
• 2021-10-06 Relisted — MARMLS
• 2021-09-30 Relisted — MARMLS
• 2021-07-27 Price Changed $156,000 MARMLS
• 2021-06-18 Price Changed $158,000 MARMLS
• 2021-06-17 Listed $150,000 MARMLS
• 2019-05-03 Sold (Public Records) $138,000 Public Records
• 2001-06-13 Sold (Public Records) $74,000 Public Records
• 1994-04-19 Sold (Public Records) $39,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,525 · +0.3% YoY. Source: county tax records.