2015 SE 10th Ave #130 · Fort Lauderdale, FL 33316

$254,000

1 bd · 1.0 ba · 794 sqft · Condo public records · 209 Days on market

Built 2002

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

POPULAR CASTILLO MODEL WITH VAULTED CEILINGS AND LARGE PATIO COMES FULLY EQUIPPED WITH A FULL SIZE W/ D, WINDOW TREATMENTS, SPACIOUS KITCHEN W/ BREAKFAST BAR AND 2 WALK IN CLOSETS. . THIS BEAUTIFYULL AND WELL MAINTAINED COMMUNITY , BUILT IN 2001 OFFERS CONT ROL GATE ACCESS, FITNESS CENTER, BUSINESS CENTER, HEATED SWIMMING POOL, GAS BBQ GRILLS AND IS VERY PET FRIENDLY. LOCATED EAST OF US1 AND IS 10 MINUTES OF LESS TO BEACHES, LAS OLAS, MAJOR WORK INDUSTRIES AND EVERYTHING FUN.

Key facts

• Gated community
• Open concept kitchen
• Private balcony

Tags

• GATED COMMUNITY
• PRIVATE BALCONY
• WALK IN CLOSETS
• LAUNDRY ROOM
• OPEN CONCEPT KITCHEN
• BREAKFAST BAR

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee (includes amenities); Association amenities: clubhouse, barbecue, picnic area, pool, spa/hot tub

Exterior

• Parking: 1 covered garage space; Assigned open parking (one space)
• Security: Key card entry
• Utilities: Electric cooling and heating
• Home design: Attached property; 2 stories; Entry on second floor
• Exterior features: Complex is fenced; Association pool; Association spa/hot tub; Clubhouse; Barbecue and picnic area

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Ceramic tile; Hardwood; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; Second-floor entry
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $254k.

Deal economics

• At list price, monthly cash flow is $-3 ($-32/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (7.2% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• 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 $12k of equity ($2k loan paydown + $11k 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 $71k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $139k; list at $254k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $223,520 (12.0% 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 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.0

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: 11.4%
• Equity multiple: 1.70×
• Total profit: $50,000
• Equity at exit: $130,978

10-year hold

• IRR: 13.7%
• Equity multiple: 3.33×
• Total profit: $165,620
• Equity at exit: $215,997

Cash invested: $71,120 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,332
• Tax from tax record: −$427 /mo · $5,120/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-3

Break-even live

Break-even rent $2,360

Max offer price $253,527

Occupancy floor 95%

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2027 SE 10th Ave #716 Fort Lauderdale, FL	1.0	1.0	878	$2,600	$2.96	7d	1	0.03mi
2033 SE 10th Ave #620 Fort Lauderdale, FL	2.0	2.0	1054	$3,200	$3.04	24d	1	0.05mi
2119 SE 10th Ave #910 Fort Lauderdale, FL	2.0	2.0	1054	$2,800	$2.66	20d	1	0.07mi
2119 SE 10th Ave #917 Fort Lauderdale, FL	2.0	2.0	1054	$2,790	$2.65	7d	1	0.07mi
2119 SE 10th Ave #917 Fort Lauderdale, FL	2.0	2.0	1054	$2,600	$2.47	2d	1	0.07mi
2125 SE 10th Ave Fort Lauderdale, FL	2.0	2.0	1054	$2,725	$2.59	18d	2	0.07mi
2039 SE 10th Ave #509 Fort Lauderdale, FL	2.0	2.0	1054	$2,395	$2.27	16d	1	0.07mi
2039 SE 10th Ave #509 Fort Lauderdale, FL	2.0	2.0	1054	$2,295	$2.18	1d	1	0.07mi
2025 Miami Rd Fort Lauderdale, FL	1.0	1.0	610	$1,825	$2.99	4d	3	0.08mi
2131 SE 10th Ave #1112 Fort Lauderdale, FL	2.0	2.0	1054	$3,000	$2.85	24d	1	0.08mi
1919 SE 10th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1034	$2,366	$2.29	2d	32	0.09mi
505 SE 20th St Unit 1 Fort Lauderdale, FL	2.0	1.0	600	$2,390	$3.98	24d	1	0.22mi
505 SE 20th St Unit 1 Fort Lauderdale, FL	2.0	1.0	600	$2,390	$3.98	2d	1	0.22mi
413 SE 22nd St Unit A Fort Lauderdale, FL	2.0	1.5	1080	$2,350	$2.18	14d	1	0.26mi
2210 SE 4th Ave Unit 6 Fort Lauderdale, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.29mi
201 SE 21st St Unit N/A Fort Lauderdale, FL	2.0	2.0	1100	$3,300	$3.00	24d	1	0.37mi
410 SE 16th Ct Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,795	$2.38	2d	1	0.41mi
710 SE 16th St Unit A Fort Lauderdale, FL	1.0	1.0	700	$1,775	$2.54	24d	1	0.42mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.45mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	650	$1,350	$2.08	10d	1	0.45mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	7d	2	0.45mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	11d	2	0.45mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	565	$1,738	$3.08	24d	3	0.45mi
1000 SE 15th St #103 Fort Lauderdale, FL	2.0	1.0	670	$2,000	$2.99	19d	1	0.48mi
412 SE 16th St Unit 3 Fort Lauderdale, FL	1.0	1.0	550	$1,650	$3.00	10d	1	0.48mi
1541 Cordova Rd #205 Fort Lauderdale, FL	1.0	1.0	600	$1,750	$2.92	24d	1	0.48mi
1012 SE 15th St #2 Fort Lauderdale, FL	1.0	1.0	580	$1,650	$2.84	24d	1	0.49mi
1020 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.50mi
749 SE 15th St Unit 6 Fort Lauderdale, FL	2.0	1.0	675	$2,000	$2.96	2d	1	0.50mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	24d	1	0.50mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	3d	1	0.50mi
1050 SE 15th St #202 Fort Lauderdale, FL	2.0	2.0	830	$2,850	$3.43	2d	1	0.51mi
1050 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	815	$2,100	$2.58	2d	2	0.51mi
727 SE 15th St Apt 5 Fort Lauderdale, FL	1.0	1.0	745	$2,185	$2.93	18d	1	0.51mi
711 SE 15th St Unit 5 Fort Lauderdale, FL	2.0	2.0	900	$1,960	$2.18	24d	1	0.51mi
709 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	552	$1,598	$2.89	24d	1	0.51mi
1025 SE 15th St Unit 9D Fort Lauderdale, FL	2.0	1.0	800	$1,550	$1.94	24d	1	0.52mi
1025 SE 15th St Unit 9D Fort Lauderdale, FL	2.0	1.0	800	$1,550	$1.94	5d	1	0.52mi
1440 Miami Rd Unit 3 Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	24d	1	0.53mi
412 SE 15th St Unit 4 Fort Lauderdale, FL	2.0	1.0	1113	$2,299	$2.07	17d	1	0.53mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $254,000 Active 209 DOM
2. 2026-06-17
   days on market $254,000 Active 208 DOM
3. 2026-06-16
   days on market $254,000 Active 207 DOM
4. 2026-06-15
   days on market $254,000 Active 206 DOM
5. 2026-06-13
   days on market $254,000 Active 204 DOM
6. 2026-06-09
   days on market $254,000 Active 200 DOM
7. 2026-06-07
   days on market $254,000 Active 198 DOM
8. 2026-06-04
   days on market $254,000 Active 195 DOM
9. 2026-06-03
   days on market $254,000 Active 194 DOM
10. 2026-06-02
    days on market $254,000 Active 193 DOM
11. 2026-06-01
    days on market $254,000 Active 192 DOM
12. 2026-05-31
    days on market $254,000 Active 191 DOM
13. 2026-02-25
    price $254,000
14. 2025-11-04
    listed $260,000 Active
15. 2024-07-19
    historical $1,850
16. 2024-07-04
    price $1,850
17. 2024-07-03
    price $1,980
18. 2024-05-21
    price $2,050
19. 2024-05-03
    listed $2,150
20. 2011-04-12
    soldstatus $139,200
21. 2011-03-30
    soldstatus $139,115 480-char remark

    Show marketing remark (480 chars)

    POPULAR CASTILLO MODEL WITH VAULTED CEILINGS AND LARGE PATIO COMES FULLY EQUIPPED WITH A FULL SIZE W/ D, WINDOW TREATMENTS, SPACIOUS KITCHEN W/ BREAKFAST BAR AND 2 WALK IN CLOSETS. . THIS BEAUTIFYULL AND WELL MAINTAINED COMMUNITY , BUILT IN 2001 OFFERS CONT ROL GATE ACCESS, FITNESS CENTER, BUSINESS CENTER, HEATED SWIMMING POOL, GAS BBQ GRILLS AND IS VERY PET FRIENDLY. LOCATED EAST OF US1 AND IS 10 MINUTES OF LESS TO BEACHES, LAS OLAS, MAJOR WORK INDUSTRIES AND EVERYTHING FUN.

ⓘ 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: $5,120 · $427/mo
• Projected year-2 tax: $5,120 · $427/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: $28,281
• − Mortgage interest: −$14,228
• − Property taxes: −$5,120
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$7,389
• Taxable loss: −$4,251
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $988/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

+82.6% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $254,000 MARMLS
• 2025-11-04 Listed $260,000 MARMLS
• 2024-07-19 Rental Removed $1,850 MARMLS
• 2024-07-04 Price Changed $1,850 MARMLS
• 2024-07-03 Price Changed $1,980 MARMLS
• 2024-05-21 Price Changed $2,050 MARMLS
• 2024-05-03 Listed for Rent $2,150 MARMLS
• 2011-04-12 Sold (Public Records) $139,200 Public Records
• 2011-03-30 Sold (MLS) $139,115 MARMLS

Property tax history

+6.6%/yr

Latest (2025): $5,120 · +6.6% YoY. Source: county tax records.