1700 SE 15th St #206 · Fort Lauderdale, FL 33316

$219,000

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 44 Days on market

Built 1965 $971/mo HOA · 30% of rent

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Why this score? — see what drove the C+ 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 +17.7/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Best Value on 15th Street!BRAND NEW ROOF – COMPLETED MARCH 2025! Ultimate Ft. Lauderdale waterfront lifestyle in this boutique, low-rise gem along one of the city's most sought-after boating corridors. Spacious 2-bedroom condo features a huge private balcony, abundant closet space, pet-friendly community with a sparkling waterside pool and BBQ area. Walk to everything! Just minutes from Las Olas, top-rated restaurants, boutique shopping, grocery stores, and vibrant nightlife. A dream for boat lovers—enjoy a daily yacht parade right from your backyard! With deep-water dockage nearby, no fixed bridges, and quick ocean access, it's a boater’s paradise. perfect renovation oppo

Key facts

• Waterside pool
• Quick ocean access
• Private balcony

Tags

• NEW ROOF
• PRIVATE BALCONY
• WATERSIDE POOL
• BBQ AREA
• DEEP WATER DOCKAGE
• QUICK OCEAN ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 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).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (4.2% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 4.5% rent growth), your $61k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $219k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 30% 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 $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 5.6

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: 13.9%
• Equity multiple: 1.86×
• Total profit: $52,755
• Equity at exit: $112,930

10-year hold

• IRR: 16.2%
• Equity multiple: 3.78×
• Total profit: $170,738
• Equity at exit: $186,234

Cash invested: $61,320 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,246 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$971
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $111

Break-even live

Break-even rent $3,106

Max offer price $219,000

Occupancy floor 92%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,500	$2.38	24d	2	0.01mi
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,200	$2.10	15d	3	0.01mi
1721 SE 17th St Fort Lauderdale, FL	2.0	1.0–2.0	881	$4,635	$5.26	2d	42	0.05mi
1617 SE 15th St #605 Fort Lauderdale, FL	2.0	2.0	1240	$2,400	$1.94	24d	1	0.08mi
1600 SE 15th St #503 Fort Lauderdale, FL	2.0	2.0	1070	$2,700	$2.52	21d	1	0.08mi
1718 SE 14th St Fort Lauderdale, FL	3.0	2.0	1200	$4,800	$4.00	24d	1	0.11mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	14d	3	0.15mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	20d	3	0.15mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	15d	2	0.15mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	5d	3	0.15mi
1531 SE 15th St Fort Lauderdale, FL	2.0	2.0	1008	$2,900	$2.88	24d	1	0.17mi
1510 SE 15th St #106 Fort Lauderdale, FL	2.0	2.0	940	$2,650	$2.82	17d	1	0.20mi
1510 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	800	$2,650	$3.31	7d	2	0.24mi
1490 SE 15th St #104 Fort Lauderdale, FL	2.0	2.0	1459	$4,250	$2.91	17d	1	0.28mi
1401 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	912	$2,750	$3.01	24d	1	0.37mi
1312 SE 13th Ter Fort Lauderdale, FL	2.0	2.0	1141	$3,850	$3.37	24d	1	0.42mi
1625 SE 10th Ave #302 Fort Lauderdale, FL	2.0	2.0	1200	$2,500	$2.08	24d	1	0.58mi
2201 Mariner Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,999	$3.00	2d	2	0.61mi
901 SE 17th St Unit 901 Fort Lauderdale, FL	1.0	1.5	1384	$3,400	$2.46	22d	1	0.61mi
2200 SE 19th St Unit 2200 Fort Lauderdale, FL	3.0	2.0	1710	$5,400	$3.16	22d	1	0.65mi
2420 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	841	$2,450	$2.91	19d	2	0.68mi
824 SE 12th Ct Unit 840 Fort Lauderdale, FL	3.0	2.5	1852	$5,000	$2.70	21d	1	0.68mi
817 SE 12th Ct #1 Fort Lauderdale, FL	2.0	2.5	1328	$2,500	$1.88	24d	1	0.70mi
1919 SE 10th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1034	$3,504	$3.39	2d	32	0.71mi
711 SE 15th St Unit 5 Fort Lauderdale, FL	2.0	2.0	900	$1,960	$2.18	24d	1	0.71mi
1799 Marietta Dr Fort Lauderdale, FL	2.0	2.0	1248	$4,900	$3.93	24d	1	0.74mi
1250 Miami Rd #10 Fort Lauderdale, FL	2.0	2.0	920	$2,300	$2.50	5d	1	0.74mi
2039 SE 10th Ave #509 Fort Lauderdale, FL	2.0	2.0	1054	$2,295	$2.18	2d	1	0.74mi
2039 SE 10th Ave #509 Fort Lauderdale, FL	2.0	2.0	1054	$2,395	$2.27	17d	1	0.74mi
2033 SE 10th Ave #620 Fort Lauderdale, FL	2.0	2.0	1054	$3,200	$3.04	24d	1	0.77mi
2027 SE 10th Ave #716 Fort Lauderdale, FL	1.0	1.0	878	$2,600	$2.96	7d	1	0.78mi
2131 SE 10th Ave #1112 Fort Lauderdale, FL	2.0	2.0	1054	$3,000	$2.85	24d	1	0.79mi
2009 Admirals Way Fort Lauderdale, FL	3.0	3.0	1805	$14,999	$8.31	24d	1	0.80mi
2125 SE 10th Ave Fort Lauderdale, FL	2.0	2.0	1054	$2,725	$2.59	19d	2	0.80mi
1635 Seabreeze Blvd Fort Lauderdale, FL	3.0	2.0	1584	$9,000	$5.68	17d	1	0.80mi
2119 SE 10th Ave #917 Fort Lauderdale, FL	2.0	2.0	1054	$2,600	$2.47	3d	1	0.84mi
2119 SE 10th Ave #917 Fort Lauderdale, FL	2.0	2.0	1054	$2,790	$2.65	7d	1	0.84mi
2119 SE 10th Ave #910 Fort Lauderdale, FL	2.0	2.0	1054	$2,800	$2.66	21d	1	0.84mi
2100 Miami Rd Unit 302 Fort Lauderdale, FL	3.0	3.0	1724	$4,980	$2.89	5d	1	0.84mi
2100 Miami Rd Unit 401 Fort Lauderdale, FL	3.0	3.0	1707	$4,980	$2.92	17d	1	0.85mi

HOA detail condo

• Monthly dues: $971 · $11,652/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2024-09-05
   listed $219,000 Active
3. 2000-10-02
   soldstatus $135,000
4. 1998-10-31
   soldstatus $118,000
5. 1994-12-01
   soldstatus $80,500
6. 1988-11-04
   soldstatus $64,000
7. 1980-07-01
   soldstatus $83,000

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,121 · $177/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 7/10 Severe FEMA zone X (shaded) · 95% 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: $38,955
• − Mortgage interest: −$12,267
• − Property taxes: −$2,121
• − Insurance: −$1,892
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − HOA: −$11,652
• − Depreciation: −$6,371
• Taxable loss: −$1,581
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,707/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

+163.9% since first listed

7 events — show timeline

• 2026-04-24 Pending — Beaches MLS
• 2024-09-05 Listed $219,000 Beaches MLS
• 2000-10-02 Sold (Public Records) $135,000 Public Records
• 1998-10-31 Sold (Public Records) $118,000 Public Records
• 1994-12-01 Sold (Public Records) $80,500 Public Records
• 1988-11-04 Sold (Public Records) $64,000 Public Records
• 1980-07-01 Sold (Public Records) $83,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,121 · +7.3% YoY. Source: county tax records.