1920 S Ocean Dr #611 · Fort Lauderdale, FL 33316

$585,000

3 bd · 2.0 ba · 1,293 sqft · Condo public records · 51 Days on market

Built 1961 $1125/mo HOA · 23% 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).

• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks

Stunning corner unit overlooking Port Everglades with direct ocean, intracoastal, inlet and downtown views. Rarely available 3 bedroom 2 bath unit. Completely remodeled. Steps to widest part of Ft Lauderdale Beach. Lots of natural light. 24 hour security. Pool. Gym. Parking. Outstanding beach location in highly desirable Harbor Inlet neighborhood. Close to shopping, dining, nightlife, freeways, airport. Absolutely turn key unit. Impact windows, well managed, heated pool, gym, parking, steps to pvt neighborhood beach & Largo Mar Club. NO ASSESSMENTS!

Key facts

• Direct ocean views
• Remodeled
• Corner unit

Tags

• CORNER UNIT
• DIRECT OCEAN VIEWS
• INLET VIEWS
• DOWNTOWN VIEWS
• REMODELED
• 24 HOUR SECURITY

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association amenities: beach access, elevators, fitness center, laundry, parking, pool; Monthly association fee of 1,125; Association fee includes insurance, trash, water, common areas, elevator, reserve funds, and pool service

Exterior

• Parking: 1 guest parking space
• Security: Security guard
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water connected
• Home design: Stock cooperative; One level; Resale; Faces east; Atlantic Towers (16-story building)
• Construction: CBS construction; Other roof
• Exterior features: City street frontage; No waterfront

Interior

• Kitchen: Electric range; Refrigerator; Freezer
• Bedrooms: 2 main-level bedrooms
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Tinted windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $585k.

Deal economics

• At list price, monthly cash flow is $-891 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $428k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $480k (17.9% below list).
• Recommended offer: $428k (26.9% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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 fast (+4.5%/yr); 400 active listings in the ZIP; 34 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 $4,802/mo this rent would consume 60% of the median local household income ($97k/yr) (locally 770% 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 $28k of equity ($4k loan paydown + $24k appreciation (4.2% 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($567k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $427,674 (26.9% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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. 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: 0.82% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.35×
• Total profit: $58,076
• Equity at exit: $301,663

10-year hold

• IRR: 9.0%
• Equity multiple: 2.56×
• Total profit: $255,976
• Equity at exit: $497,473

Cash invested: $163,800 (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 33316

• Home prices YoY: 1.3%
• Rents YoY: 4.5%
• Active inventory: 400
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,802 high
• Mortgage (P&I): −$3,068
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$244
• HOA: −$1,125
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $-891

Break-even live

Break-even rent $5,930

Max offer price $427,674

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-725	+0% $-891	+5% $-1,056	+10% $-1,222
Rent	-10% $-1,270	-5% $-1,080	+0% $-891	+5% $-701	+10% $-511
Rate	-1.0pp $-596	-0.5pp $-742	base $-891	+0.5pp $-1,042	+1.0pp $-1,196

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 S Ocean Ln #1912 Fort Lauderdale, FL	2.0	2.0	1813	$7,000	$3.86	25d	1	0.07mi
2100 S Ocean Dr Unit 16F Fort Lauderdale, FL	2.0	2.0	1365	$3,750	$2.75	25d	1	0.12mi
1799 Marietta Dr Fort Lauderdale, FL	2.0	2.0	1248	$4,900	$3.93	25d	1	0.34mi
1645 S Ocean Ln #289 Fort Lauderdale, FL	2.0	2.0	1273	$7,500	$5.89	25d	1	0.36mi
1680 S Ocean Ln #250 Fort Lauderdale, FL	2.0	2.0	1264	$10,000	$7.91	2d	1	0.36mi
1635 Seabreeze Blvd Fort Lauderdale, FL	3.0	2.0	1584	$9,000	$5.68	17d	1	0.37mi
2009 Admirals Way Fort Lauderdale, FL	3.0	3.0	1805	$14,999	$8.31	25d	1	0.38mi
2420 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	841	$2,450	$2.91	19d	2	0.40mi
2200 SE 19th St Unit 2200 Fort Lauderdale, FL	3.0	2.0	1710	$5,400	$3.16	22d	1	0.45mi
1556 S Ocean Ln #103 Fort Lauderdale, FL	3.0	2.0	1273	$6,500	$5.11	8d	1	0.46mi
1566 S Ocean Ln #208 Fort Lauderdale, FL	2.0	2.0	1264	$6,150	$4.87	25d	1	0.47mi
2201 Mariner Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,999	$3.00	2d	2	0.47mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,250	$2.57	6d	2	0.72mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,125	$2.50	25d	3	0.72mi
3000 Holiday Dr #1803 Fort Lauderdale, FL	2.0	2.0	1627	$4,500	$2.77	3d	1	0.73mi
1205 Seabreeze Blvd #1205 Fort Lauderdale, FL	3.0	3.0	1789	$10,500	$5.87	3d	1	0.77mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	15d	2	0.96mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	6d	3	0.96mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	14d	3	0.96mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	20d	3	0.96mi
1721 SE 17th St Fort Lauderdale, FL	2.0	1.0–2.0	881	$4,635	$5.26	2d	42	1.06mi
1718 SE 14th St Fort Lauderdale, FL	3.0	2.0	1200	$4,800	$4.00	25d	1	1.06mi
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,200	$2.10	15d	3	1.08mi
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,500	$2.38	25d	2	1.08mi
1600 SE 15th St #503 Fort Lauderdale, FL	2.0	2.0	1070	$2,700	$2.52	21d	1	1.15mi
1617 SE 15th St #605 Fort Lauderdale, FL	2.0	2.0	1240	$2,400	$1.94	25d	1	1.15mi
1531 SE 15th St Fort Lauderdale, FL	2.0	2.0	1008	$2,900	$2.88	25d	1	1.24mi
1510 SE 15th St #106 Fort Lauderdale, FL	2.0	2.0	940	$2,650	$2.82	18d	1	1.27mi
1510 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	800	$2,650	$3.31	8d	2	1.30mi
1490 SE 15th St #104 Fort Lauderdale, FL	2.0	2.0	1459	$4,250	$2.91	18d	1	1.34mi
1436 SE 13th St Fort Lauderdale, FL	4.0	3.5	1725	$20,000	$11.59	25d	1	1.40mi
1401 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	912	$2,750	$3.01	25d	1	1.44mi
1 Las Olas Cir Fort Lauderdale, FL	2.0	2.0	1275	$4,050	$3.18	4d	2	1.45mi
1312 SE 13th Ter Fort Lauderdale, FL	2.0	2.0	1141	$3,850	$3.37	25d	1	1.50mi

HOA detail condo

• Monthly dues: $1,125 · $13,500/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $585,000 Active 51 DOM
2. 2026-06-17
   days on market $585,000 Active 50 DOM
3. 2026-06-16
   days on market $585,000 Active 49 DOM
4. 2026-06-15
   days on market $585,000 Active 48 DOM
5. 2026-06-13
   days on market $585,000 Active 46 DOM
6. 2026-06-09
   days on market $585,000 Active 42 DOM
7. 2026-06-08
   days on market $585,000 Active 41 DOM
8. 2026-06-07
   days on market $585,000 Active 40 DOM
9. 2026-06-04
   days on market $585,000 Active 37 DOM
10. 2026-06-03
    days on market $585,000 Active 36 DOM
11. 2026-06-02
    days on market $585,000 Active 35 DOM
12. 2026-06-01
    days on market $585,000 Active 34 DOM
13. 2026-05-31
    days on market $585,000 Active 33 DOM
14. 2026-04-28
    listed $585,000 Active

ⓘ 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: $2,975 · $248/mo
• Projected year-2 tax: $4,856 · $405/mo
• Expected delta: +$1,881/yr (+$157/mo · 63.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 54% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,628
• − Mortgage interest: −$32,769
• − Property taxes: −$2,975
• − Insurance: −$2,925
• − Repairs & maintenance: −$4,610
• − Management: −$4,610
• − HOA: −$13,500
• − Depreciation: −$17,018
• Taxable loss: −$20,779
• Est. tax savings @ 24.0%: +$4,987
• After-tax cash flow: $-5,700/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): 12,437
• Household income: $96,641
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 770.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 8% Black 7% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 80% English-only · Spanish 13% Tagalog/Filipino 2% 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: ▲ 4.15%
• Current HPI: 319.5598
• Rent YoY: ▲ 4.54%
• 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

• 2026-04-28 Listed $585,000 Beaches MLS

Property tax history

+0.6%/yr

Latest (2025): $2,975 · +5.6% YoY. Source: county tax records.