520 SE 5th Ave #2202 · Fort Lauderdale, FL 33301

$349,000

2 bd · 2.0 ba · 1,148 sqft · Condo public records · 99 Days on market

Built 2001 $1185/mo HOA · 33% 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 +7.3/10.0
• Cash flow +5.7/30.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks MLS

SPECTACULAR APARTMENT IN THE HEART OF FORT LAUDERDALE 2 BEDS & 2 BATHROOMS * BEAUTIFUL GARDEN VIEW * NEW STAIN STEEL APPLIANCES * BACK SPLASH * FRESH PAINT * TOTALLY CLEAN * NEW VERTICAL BLINDS * RESORT STYLE POOL * GYM * CABANAS * BILLIARD ROOM * BAR & GRILL * CYBER COFFEE * CONCIERGE 24/7 * SECURITY SERVICE * WASHER & DRYER INSIDE THE UNIT

Key facts

• Pool views
• Private balcony
• Secured building

Tags

• PRIVATE BALCONY
• GARDEN VIEWS
• POOL VIEWS
• CUSTOM WALK-IN CLOSET
• SECURED BUILDING
• PET FRIENDLY BUILDING

Property features AI

Finance

• Other: Pets allowed (with number and size limits)
• HOA & community: Has association; Monthly HOA fee; Association amenities include billiard room, cabana, fitness center, picnic area, parking, pool, and library; HOA covers grounds maintenance and common areas

Exterior

• Parking: Has garage; One garage space; One covered parking space; Secured garage/parking
• Security: Security guard; Security system
• Utilities: Water and sewer (standard connections); Electric service
• Home design: Condominium; Six-story building; Second-floor entry level
• Construction: Built with block/CBS/concrete block (no stucco)
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Tile flooring; Other flooring
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (35.9% below list).
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $224k (35.9% below list) — sets the bar for cash-flow.

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: Croissant Park Elementary School (math 36% / reading 37%, grade F, #1,656 of 2,144 statewide, top 78%, 692 students, 83% FRL); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.0%/yr); 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $270k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: moderate 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 $223,645 (35.9% 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 99 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 3.85%
• Cash-on-cash: -8.71%
• DSCR: 0.61
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.28×
• Total profit: $27,759
• Equity at exit: $188,917

10-year hold

• IRR: 7.3%
• Equity multiple: 2.32×
• Total profit: $128,795
• Equity at exit: $318,948

Cash invested: $97,720 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,622 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$410 /mo · $4,920/yr
• Insurance: −$145
• HOA: −$1,185
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $-710

Break-even live

Break-even rent $4,520

Max offer price $223,645

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 SE 5th Ave #2206 Fort Lauderdale, FL	2.0	2.0	1136	$2,550	$2.24	24d	1	0.02mi
520 SE 5th Ave #3705 Fort Lauderdale, FL	1.0	1.0	808	$2,350	$2.91	24d	1	0.02mi
520 SE 5th Ave #1213 Fort Lauderdale, FL	1.0	1.0	894	$2,600	$2.91	20d	1	0.02mi
520 SE 5th Ave #3205 Fort Lauderdale, FL	1.0	1.0	808	$2,480	$3.07	15d	1	0.02mi
520 SE 5th Ave #1710 Fort Lauderdale, FL	2.0	2.0	1083	$2,850	$2.63	15d	1	0.02mi
520 SE 5th Ave #2403 Fort Lauderdale, FL	3.0	2.0	1447	$3,050	$2.11	5d	1	0.02mi
520 SE 5th Ave #3208 Fort Lauderdale, FL	2.0	2.0	1168	$3,250	$2.78	24d	1	0.02mi
520 SE 5th Ave #3603 Fort Lauderdale, FL	1.0	1.0	793	$2,400	$3.03	16d	1	0.02mi
520 SE 5th Ave #2211 Fort Lauderdale, FL	3.0	2.0	1447	$3,900	$2.70	24d	1	0.02mi
520 SE 5th Ave #2409 Fort Lauderdale, FL	2.0	2.0	1153	$2,400	$2.08	24d	1	0.02mi
510 SE 5th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1022	$4,300	$4.21	2d	17	0.03mi
530 S Federal Hwy Unit 9 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	20d	1	0.08mi
511 SE 5th Ave #823 Fort Lauderdale, FL	1.0	1.0	801	$2,650	$3.31	24d	1	0.10mi
511 SE 5th Ave #2215 Fort Lauderdale, FL	1.0	1.0	803	$2,800	$3.49	24d	1	0.10mi
511 SE 5th Ave #1701 Fort Lauderdale, FL	1.0	1.0	908	$3,100	$3.41	24d	1	0.10mi
511 SE 5th Ave #1819 Fort Lauderdale, FL	2.0	2.0	1113	$3,400	$3.05	24d	1	0.10mi
511 SE 5th Ave Fort Lauderdale, FL	2.0	2.0	1250	$3,700	$2.96	24d	1	0.10mi
511 SE 5th Ave #2315 Fort Lauderdale, FL	1.0	1.0	803	$2,750	$3.42	3d	1	0.10mi
511 SE 5th Ave #607 Fort Lauderdale, FL	2.0	2.0	1233	$3,400	$2.76	15d	1	0.10mi
511 SE 5th Ave #2110 Fort Lauderdale, FL	2.0	2.0	1246	$3,650	$2.93	2d	1	0.10mi
511 SE 5th Ave #2103 Fort Lauderdale, FL	2.0	2.0	1246	$3,950	$3.17	24d	1	0.10mi
511 SE 5th Ave #2409 Fort Lauderdale, FL	1.0	2.0	1000	$2,595	$2.60	5d	1	0.10mi
411 N New River Dr E Fort Lauderdale, FL	2.0	2.0	1250	$5,745	$4.60	24d	2	0.13mi
347 N New River Dr E Fort Lauderdale, FL	2.0–3.0	2.0	1336	$4,500	$3.37	15d	3	0.15mi
347 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1144	$4,075	$3.56	2d	5	0.15mi
347 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1144	$4,075	$3.56	22d	4	0.15mi
411 N New River Dr E #201 Fort Lauderdale, FL	2.0	2.0	1250	$5,750	$4.60	17d	1	0.15mi
333 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1453	$7,632	$5.25	2d	179	0.16mi
333 S New River Dr E Unit 2006 Fort Lauderdale, FL	1.0	1.0	1264	$4,095	$3.24	17d	1	0.16mi
500 E Las Olas Blvd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1649	$5,435	$3.30	7d	7	0.19mi
215 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1444	$7,296	$5.05	2d	32	0.22mi
804 SE 6th Ct Fort Lauderdale, FL	3.0	2.0	1300	$4,400	$3.38	24d	1	0.25mi
801 SE 7th St Fort Lauderdale, FL	2.0	2.0	1114	$6,500	$5.83	7d	1	0.26mi
333 Las Olas Way #404 Fort Lauderdale, FL	1.0	1.5	1113	$4,300	$3.86	24d	1	0.28mi
333 Las Olas Way #2608 Fort Lauderdale, FL	2.0	2.0	1161	$4,495	$3.87	24d	1	0.28mi
100 E Las Olas Blvd Fort Lauderdale, FL	2.0–3.0	2.5	1899	$7,500	$3.95	14d	4	0.29mi
201 S Federal Hwy Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1641	$9,747	$5.94	2d	13	0.30mi
350 SE 2nd St Fort Lauderdale, FL	2.0	2.0	1274	$5,275	$4.14	7d	2	0.32mi
220 SE 2nd St Fort Lauderdale, FL	3.0	1.0–2.0	1005	$4,443	$4.42	1d	38	0.33mi
215 SE 8th Ave Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1330	$5,400	$4.06	1d	17	0.33mi

HOA detail condo

• Monthly dues: $1,185 · $14,220/yr
• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $349,000 Active 99 DOM
2. 2026-06-17
   days on market $349,000 Active 98 DOM
3. 2026-06-16
   days on market $349,000 Active 97 DOM
4. 2026-06-15
   days on market $349,000 Active 96 DOM
5. 2026-06-13
   days on market $349,000 Active 94 DOM
6. 2026-06-09
   days on market $349,000 Active 90 DOM
7. 2026-06-07
   days on market $349,000 Active 88 DOM
8. 2026-06-04
   days on market $349,000 Active 85 DOM
9. 2026-06-03
   days on market $349,000 Active 84 DOM
10. 2026-06-02
    days on market $349,000 Active 83 DOM
11. 2026-06-01
    days on market $349,000 Active 82 DOM
12. 2026-05-31
    days on market $349,000 Active 81 DOM
13. 2026-03-31
    price $349,000
14. 2026-01-30
    listed $375,000 Active
15. 2019-07-03
    soldstatus $270,000
16. 2019-07-02
    soldstatus $270,000 Sold 369-char remark

    Show marketing remark (369 chars)

    SPECTACULAR APARTMENT IN THE HEART OF FORT LAUDERDALE 2 BEDS & 2 BATHROOMS * BEAUTIFUL GARDEN VIEW * NEW STAIN STEEL APPLIANCES * BACK SPLASH * FRESH PAINT * TOTALLY CLEAN * NEW VERTICAL BLINDS * RESORT STYLE POOL * GYM * CABANAS * BILLIARD ROOM * BAR & GRILL * CYBER COFFEE * CONCIERGE 24/7 * SECURITY SERVICE * WASHER & DRYER INSIDE THE UNIT

17. 2019-05-13
    status Pending 369-char remark

    Show marketing remark (369 chars)

    SPECTACULAR APARTMENT IN THE HEART OF FORT LAUDERDALE 2 BEDS & 2 BATHROOMS * BEAUTIFUL GARDEN VIEW * NEW STAIN STEEL APPLIANCES * BACK SPLASH * FRESH PAINT * TOTALLY CLEAN * NEW VERTICAL BLINDS * RESORT STYLE POOL * GYM * CABANAS * BILLIARD ROOM * BAR & GRILL * CYBER COFFEE * CONCIERGE 24/7 * SECURITY SERVICE * WASHER & DRYER INSIDE THE UNIT

18. 2019-04-20
    listed $285,000 Active 369-char remark

    Show marketing remark (369 chars)

    SPECTACULAR APARTMENT IN THE HEART OF FORT LAUDERDALE 2 BEDS & 2 BATHROOMS * BEAUTIFUL GARDEN VIEW * NEW STAIN STEEL APPLIANCES * BACK SPLASH * FRESH PAINT * TOTALLY CLEAN * NEW VERTICAL BLINDS * RESORT STYLE POOL * GYM * CABANAS * BILLIARD ROOM * BAR & GRILL * CYBER COFFEE * CONCIERGE 24/7 * SECURITY SERVICE * WASHER & DRYER INSIDE THE UNIT

ⓘ 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: $4,920 · $410/mo
• Projected year-2 tax: $4,920 · $410/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 5/10 Major FEMA zone X (shaded) · 51% 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: $43,458
• − Mortgage interest: −$19,549
• − Property taxes: −$4,920
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,477
• − Management: −$3,477
• − HOA: −$14,220
• − Depreciation: −$10,153
• Taxable loss: −$14,082
• Est. tax savings @ 24.0%: +$3,380
• After-tax cash flow: $-5,136/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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

+22.5% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $349,000 Beaches MLS
• 2026-01-30 Listed $375,000 Beaches MLS
• 2019-07-03 Sold (Public Records) $270,000 Public Records
• 2019-07-02 Sold (MLS) $270,000 MARMLS
• 2019-05-13 Pending — MARMLS
• 2019-04-20 Listed $285,000 MARMLS

Property tax history

+2.9%/yr

Latest (2025): $4,920 · +4.3% YoY. Source: county tax records.