2760 NW 11th Ct · Roosevelt Gardens, FL 33311

$180,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 35 Days on market

Built 1962 5,601 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in an up-and-coming area of Fort Lauderdale! Great opportunity for a fix-and-flip or investment project. Property is zoned RS-5 (Residential Single Family / Duplex District), offering excellent potential for redevelopment or renovation. Property is being sold as-is and currently has multiple code violations/liens. Buyer will be responsible for bringing the property into compliance and resolving any outstanding violations after closing.

Key facts

• Zoned rs-5
• 5,601 sq ft lot
• Parking

Tags

• ZONED RS-5
• POTENTIAL FOR REDEVELOPMENT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces south; Zoned RS-5
• Construction: Wood siding; Shingle and wood roof; Year built not specified
• Exterior features: No notable exterior features listed; Lot is less than a quarter acre

Interior

• Bedrooms: Includes a bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry; Bedroom on main level; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#240 in FL, #3,794 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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 (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,651/mo this rent would consume 59% of the median local household income ($54k/yr) (locally 5068% 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 $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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $378,972
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2641 NW 15th St	0.44mi	3/2.0	1,188 (0%)	19mo	$400,000	$337	64
2215 NW 9th Ct	0.50mi	3/1.0	1,259 (+6%)	1mo	$300,000	$238	62
—	0.32mi	3/2.0	1,344 (+13%)	2mo	$390,000	$290	61
1761 NW 27th Ter	0.72mi	3/2.0	1,238 (+4%)	5mo	$395,000	$319	56
2880 NW 12th Ct	0.18mi	2/1.0 (-1)	1,014 (-15%)	6mo	$300,000	$296	53
1761 NW 26th Ter	0.71mi	3/2.0	1,107 (-7%)	20mo	$427,000	$386	39
1740 NW 28th Ave	0.69mi	3/2.0	1,107 (-7%)	22mo	$410,000	$370	38

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $7,075
• Equity at exit: $26,839

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $51,772
• Equity at exit: $15,563

Cash invested: $50,400 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,651 high
• Mortgage (P&I): −$944
• Tax from tax record: −$500 /mo · $6,000/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $575

Break-even live

Break-even rent $1,923

Max offer price $180,000

Occupancy floor 73%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2911 NW 11th St Fort Lauderdale, FL	4.0	2.0	1127	$3,500	$3.11	24d	1	0.17mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	24d	1	0.20mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	24d	1	0.24mi
2845 NW 13th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,950	$1.56	21d	1	0.26mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	8d	1	0.27mi
2856 NW 14th St Unit 2 Fort Lauderdale, FL	2.0	1.0	1440	$2,100	$1.46	8d	1	0.27mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	21d	1	0.32mi
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	24d	1	0.32mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.36mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	24d	1	0.36mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	24d	1	0.41mi
2500 NW 9th Ct Fort Lauderdale, FL	3.0	2.0	780	$2,375	$3.04	20d	1	0.43mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	24d	1	0.44mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	24d	1	0.45mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	24d	1	0.46mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	24d	1	0.46mi
2601 NW 15th Ct Unit 1545926P Fort Lauderdale, FL	4.0	3.0	1431	$6,290	$4.40	15d	1	0.47mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	22d	1	0.47mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	11d	1	0.47mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	24d	1	0.48mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	24d	1	0.48mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	5d	1	0.48mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	22d	1	0.49mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	2d	1	0.49mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	24d	1	0.51mi
3025 NW 8th Rd Fort Lauderdale, FL	3.0	1.0	947	$2,520	$2.66	24d	1	0.54mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	20d	1	0.57mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	24d	1	0.57mi
2850 NW 7th St Fort Lauderdale, FL	3.0	2.0	1169	$3,000	$2.57	24d	1	0.63mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	24d	1	0.63mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	24d	1	0.69mi
2900 NW 5th Ct Fort Lauderdale, FL	4.0	2.0	1112	$3,250	$2.92	19d	1	0.77mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	20d	1	0.77mi
721 NW 33rd Ave Lauderhill, FL	3.0	2.0	874	$2,750	$3.15	5d	1	0.80mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	22d	1	0.83mi
1370 NW 34th Way #1370 Lauderhill, FL	3.0	2.0	1360	$2,650	$1.95	21d	1	0.85mi
540 NW 31st Ave Fort Lauderdale, FL	4.0	2.0	1097	$2,900	$2.64	8d	1	0.87mi
2890 NW 20th St Fort Lauderdale, FL	3.0	1.0	1326	$2,560	$1.93	24d	1	0.88mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	0.90mi
3416 NW 14th Ct Fort Lauderdale, FL	2.0	2.5	1248	$2,090	$1.67	24d	1	0.90mi

Listing history 41 events

1. 2026-06-17
   pricestatusdays on market $180,000 Active 35 DOM
2. 2026-06-16
   days on market $195,000 Active Under Contract 34 DOM
3. 2026-06-15
   days on market $195,000 Active Under Contract 33 DOM
4. 2026-06-13
   days on market $195,000 Active Under Contract 31 DOM
5. 2026-06-09
   days on market $195,000 Active Under Contract 27 DOM
6. 2026-06-08
   days on market $195,000 Active Under Contract 26 DOM
7. 2026-06-07
   statusdays on market $195,000 Active Under Contract 25 DOM
8. 2026-06-04
   days on market $195,000 Active 22 DOM
9. 2026-06-03
   days on market $195,000 Active 21 DOM
10. 2026-06-02
    days on market $195,000 Active 20 DOM
11. 2026-06-01
    days on market $195,000 Active 19 DOM
12. 2026-05-31
    days on market $195,000 Active 18 DOM
13. 2026-05-13
    listed $195,000 Active
14. 2026-04-28
    historical
15. 2026-02-24
    historical Active Under Contract
16. 2026-01-12
    price $219,950
17. 2026-01-12
    status Active
18. 2025-12-10
    historical Active Under Contract
19. 2025-11-25
    status Active
20. 2025-10-30
    status Pending
21. 2025-10-21
    listed $239,950 Active
22. 2025-08-24
    historical
23. 2025-03-12
    status Active
24. 2025-03-12
    historical Active Under Contract
25. 2025-03-11
    status Active
26. 2025-03-04
    historical Active Under Contract
27. 2025-03-01
    listed $320,000 Active
28. 2023-04-25
    soldstatus $250,000 Closed
29. 2023-03-21
    historical Active Under Contract
30. 2023-03-06
    price $250,000
31. 2023-02-14
    price $260,000
32. 2023-02-03
    price $265,000
33. 2023-01-28
    price $270,000
34. 2023-01-06
    listed $275,000 Active
35. 2020-10-28
    soldstatus $181,000
36. 2020-07-28
    historical
37. 2020-07-06
    listed $217,000 Active
38. 2020-04-07
    historical
39. 2019-10-12
    listed $199,000 Active
40. 2011-12-05
    soldstatus $45,000
41. 1982-07-01
    soldstatus $9,000

ⓘ 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: $6,000 · $500/mo
• Projected year-2 tax: $6,000 · $500/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 21 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: $31,806
• − Mortgage interest: −$10,083
• − Property taxes: −$6,000
• − Insurance: −$900
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$5,236
• Taxable income: $4,498
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $5,820/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 — Roosevelt Gardens

• Score: 76/100
• State rank: #240
• US rank: #3794

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt Gardens, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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 Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+2066.7% since first listed

29 events — show timeline

• 2026-05-13 Listed $195,000 MARMLS
• 2026-04-28 Listing Removed — MARMLS
• 2026-02-24 Contingent — MARMLS
• 2026-01-12 Price Changed $219,950 MARMLS
• 2026-01-12 Relisted — MARMLS
• 2025-12-10 Contingent — MARMLS
• 2025-11-25 Relisted — MARMLS
• 2025-10-30 Pending — MARMLS
• 2025-10-21 Listed $239,950 MARMLS
• 2025-08-24 Listing Removed — MARMLS
• 2025-03-12 Relisted — MARMLS
• 2025-03-12 Contingent — MARMLS
• 2025-03-11 Relisted — MARMLS
• 2025-03-04 Contingent — MARMLS
• 2025-03-01 Listed $320,000 MARMLS
• 2023-04-25 Sold (MLS) $250,000 MARMLS
• 2023-03-21 Contingent — MARMLS
• 2023-03-06 Price Changed $250,000 MARMLS
• 2023-02-14 Price Changed $260,000 MARMLS
• 2023-02-03 Price Changed $265,000 MARMLS
• 2023-01-28 Price Changed $270,000 MARMLS
• 2023-01-06 Listed $275,000 MARMLS
• 2020-10-28 Sold (Public Records) $181,000 Public Records
• 2020-07-28 Listing Removed — MARMLS
• 2020-07-06 Listed $217,000 MARMLS
• 2020-04-07 Listing Removed — MARMLS
• 2019-10-12 Listed $199,000 MARMLS
• 2011-12-05 Sold (Public Records) $45,000 Public Records
• 1982-07-01 Sold (Public Records) $9,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $6,000 · +10.5% YoY. Source: county tax records.