2424 SE 17th St Unit 305B · Fort Lauderdale, FL 33316

$184,000

1 bd · 1.0 ba · 685 sqft · Condo · 99 Days on market

Built 1967 $671/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 +7.1/10.0
• Cash flow +6.3/30.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0

Listing remarks

Stunning one-bedroom, one-bathroom condo, recently remodeled with impact windows and modern finishes. Located about a half mile from the beach in Harbour Inlet. Enjoy an open-concept living area with sleek vinyl hardwood style floors, a gourmet kitchen featuring NEW stainless steel appliances and granite countertops, and a spa-inspired bathroom with a walk-in shower. The spacious bedroom offers ample natural light and generous closet space. Relax at your newly renovated community pool or take a short stroll to sandy shores and vibrant coastal amenities. This condo is perfect for beachside living or a luxurious getaway

Key facts

• Community pool
• Gourmet kitchen
• Walk-in shower

Tags

• IMPACT WINDOWS
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WALK-IN SHOWER
• COMMUNITY POOL

Property features AI

Finance

• Other: Directions: 17th Street causeway east to Harbour Inlet Drive
• Financial info: Pets allowed with number and size limits
• HOA & community: Monthly HOA fee; HOA amenities include fitness center, pool, picnic area, and maintenance; HOA covers insurance, structure maintenance, sewer, trash, water, elevator, and pool service

Exterior

• Parking: Assigned parking space; One open parking space
• Security: Other security features
• Utilities: Cable available
• Home design: Condominium; Resale condition; 3-story building; East of US-1 frontage
• Construction: Block construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closet
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $184k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (25.5% below list).
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $137k (25.5% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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 22d 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 $9k of equity ($1k loan paydown + $8k 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 4, 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 99 days — a 9% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,141 (25.5% 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 25% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 7.5

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: 5.2%
• Equity multiple: 1.32×
• Total profit: $16,626
• Equity at exit: $94,882

10-year hold

• IRR: 8.8%
• Equity multiple: 2.56×
• Total profit: $80,290
• Equity at exit: $156,470

Cash invested: $51,520 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$965
• Tax est. 1.5%: −$230 /mo · $2,760/yr
• Insurance: −$77
• HOA: −$671
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-324

Break-even live

Break-even rent $2,459

Max offer price $137,141

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 SE 17th St Unit 110B Fort Lauderdale, FL	1.0	1.0	685	$1,850	$2.70	4d	1	0.02mi
2424 SE 17th St Unit 110B Fort Lauderdale, FL	1.0	1.0	685	$1,950	$2.85	16d	1	0.02mi
2424 SE 17th St Fort Lauderdale, FL	1.0	1.0	685	$1,750	$2.55	7d	2	0.02mi
2420 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	18d	2	0.02mi
2426 SE 17th St Unit 202A Fort Lauderdale, FL	1.0	1.0	685	$2,000	$2.92	24d	1	0.04mi
1790 Harbour Inlet Dr Unit 2A Fort Lauderdale, FL	1.0	1.0	750	$1,885	$2.51	16d	1	0.06mi
1775 Harbourview Dr Fort Lauderdale, FL	1.0	1.0	700	$3,300	$4.71	3d	2	0.19mi
1721 SE 17th St Fort Lauderdale, FL	2.0	1.0–2.0	881	$3,345	$3.80	1d	42	0.64mi
1731 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	758	$1,850	$2.44	20d	5	0.66mi
1731 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	758	$1,950	$2.57	15d	4	0.66mi
1525 SE 15th St #2 Fort Lauderdale, FL	1.0	1.0	565	$1,750	$3.10	24d	1	0.83mi
1510 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	800	$2,000	$2.50	7d	2	0.89mi
1440 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	575	$2,300	$4.00	24d	2	0.97mi
1424 SE 15th St #11 Fort Lauderdale, FL	1.0	1.0	740	$1,900	$2.57	24d	1	1.00mi
1541 Cordova Rd #205 Fort Lauderdale, FL	1.0	1.0	600	$1,750	$2.92	24d	1	1.08mi
1020 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	24d	1	1.12mi
1012 SE 15th St #2 Fort Lauderdale, FL	1.0	1.0	580	$1,650	$2.84	24d	1	1.13mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	7d	2	1.16mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	565	$1,738	$3.08	24d	3	1.16mi
1001 SE 16th St Fort Lauderdale, FL	1.0	1.0	550	$1,672	$3.04	11d	2	1.16mi
1000 SE 15th St #103 Fort Lauderdale, FL	2.0	1.0	670	$2,000	$2.99	19d	1	1.17mi
1440 Miami Rd Unit 3 Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	24d	1	1.26mi
749 SE 15th St Unit 6 Fort Lauderdale, FL	2.0	1.0	675	$2,000	$2.96	3d	1	1.28mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	3d	1	1.28mi
749 SE 15th St Unit 10 Fort Lauderdale, FL	1.0	1.0	636	$1,700	$2.67	24d	1	1.28mi
820 SE 14th St Unit 1-2 Fort Lauderdale, FL	1.0	1.0	550	$2,200	$4.00	24d	1	1.29mi
1429 Miami Rd Unit 3 Fort Lauderdale, FL	1.0	1.0	600	$1,600	$2.67	24d	1	1.31mi
727 SE 15th St Apt 5 Fort Lauderdale, FL	1.0	1.0	745	$2,185	$2.93	18d	1	1.31mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.33mi
717 SE 16th St #2 Fort Lauderdale, FL	1.0	1.0	650	$1,350	$2.08	10d	1	1.33mi
710 SE 16th St Unit A Fort Lauderdale, FL	1.0	1.0	700	$1,775	$2.54	24d	1	1.35mi
2025 Miami Rd Fort Lauderdale, FL	1.0	1.0	610	$1,825	$2.99	5d	3	1.35mi
1405 Miami Rd #7 Fort Lauderdale, FL	1.0	1.0	622	$1,800	$2.89	2d	1	1.35mi
300 Sunset Dr Unit 5 Fort Lauderdale, FL	2.0	1.0	350	$2,500	$7.14	24d	1	1.36mi
300 Sunset Dr Unit 15 Fort Lauderdale, FL	—	1.0	350	$1,600	$4.57	5d	1	1.36mi
300 Sunset Dr Unit 4 Fort Lauderdale, FL	—	1.0	350	$1,500	$4.29	24d	1	1.36mi
709 SE 15th St Unit 1 Fort Lauderdale, FL	1.0	1.0	552	$1,598	$2.89	24d	1	1.36mi
604 SE 14th Ct Unit 7 Fort Lauderdale, FL	1.0	1.0	500	$1,600	$3.20	24d	1	1.42mi
1770 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	822	$2,500	$3.04	22d	2	1.44mi
1750 E Las Olas Blvd #402 Fort Lauderdale, FL	1.0	1.0	625	$3,200	$5.12	24d	1	1.47mi

HOA detail condo

• Monthly dues: $671 · $8,052/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $184,000 Active 99 DOM
2. 2026-06-17
   days on market $184,000 Active 98 DOM
3. 2026-06-16
   days on market $184,000 Active 97 DOM
4. 2026-06-15
   days on market $184,000 Active 96 DOM
5. 2026-06-13
   days on market $184,000 Active 94 DOM
6. 2026-06-09
   days on market $184,000 Active 90 DOM
7. 2026-06-08
   days on market $184,000 Active 89 DOM
8. 2026-06-07
   days on market $184,000 Active 88 DOM
9. 2026-06-04
   days on market $184,000 Active 85 DOM
10. 2026-06-03
    days on market $184,000 Active 84 DOM
11. 2026-06-02
    days on market $184,000 Active 83 DOM
12. 2026-06-01
    days on market $184,000 Active 82 DOM
13. 2026-05-31
    days on market $184,000 Active 81 DOM
14. 2026-05-06
    price $184,000
15. 2026-02-23
    listed $189,000 Active
16. 2026-02-01
    historical $2,400
17. 2025-12-09
    price $2,400
18. 2025-06-05
    listed $2,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $24,589
• − Mortgage interest: −$10,307
• − Property taxes: −$2,760
• − Insurance: −$920
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$8,052
• − Depreciation: −$5,353
• Taxable loss: −$6,737
• Est. tax savings @ 24.0%: +$1,617
• After-tax cash flow: $-2,269/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

+7260.0% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $184,000 Beaches MLS
• 2026-02-23 Listed $189,000 Beaches MLS
• 2026-02-01 Rental Removed $2,400 GFLMLS
• 2025-12-09 Price Changed $2,400 GFLMLS
• 2025-06-05 Listed for Rent $2,500 GFLMLS