530 NW 31st Ave · Boulevard Gardens, FL 33311

$224,999

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 23 Days on market

Built 1959 8,294 sqft lot Est $429k · 48% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +7.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller provides $660.00 towards buyers closings costs. Seller is selling in 'As-Is' condition & will make no repairs. Seller & agent make no representations or guarantees. Seller or agent do not have any knowledge of any defects that would affect value of property. Buyer must verify all info. Seller will not pay for or provide survey. Buyer to change locks upon closing. AS-IS CONTRACT. PROOF OF FUNDS OR PRE-APPROVAL LETTER AND COPY OF ESCROW DEPOSIT CHECK REQUIRED WITH ALL OFFERS (NO EXCEPTIONS).

Key facts

• 8,294 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Exterior

• Parking: 2-car garage; Driveway with 2 covered spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north
• Construction: Block construction; Flat and tile roof; Year built unknown
• Exterior features: Fenced yard; Fruit trees; Storage shed

Interior

• Bedrooms: Includes an attic (additional flexible room)
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#22 in FL, #511 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• 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 22d 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 $2,878/mo this rent would consume 64% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $225k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,624 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $428,676
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
881 NW 34th Way	0.62mi	3/2.0	1,102 (+7%)	23mo	$368,000	$334	36
3571 NW 4th St	0.65mi	3/1.0	912 (-11%)	24mo	$380,000	$417	31

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-8,127
• Equity at exit: $33,548

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $28,204
• Equity at exit: $19,454

Cash invested: $63,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,878 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$549 /mo · $6,583/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $452

Break-even live

Break-even rent $2,307

Max offer price $224,999

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 NW 31st Ave Fort Lauderdale, FL	4.0	2.0	1097	$2,900	$2.64	7d	1	0.04mi
2900 NW 5th Ct Fort Lauderdale, FL	4.0	2.0	1112	$3,250	$2.92	19d	1	0.20mi
280 NW 31st Ave Fort Lauderdale, FL	3.0	2.0	884	$2,700	$3.05	17d	1	0.21mi
721 NW 33rd Ave Lauderhill, FL	3.0	2.0	874	$2,750	$3.15	5d	1	0.32mi
2850 NW 7th St Fort Lauderdale, FL	3.0	2.0	1169	$3,000	$2.57	24d	1	0.33mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	22d	1	0.35mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	24d	1	0.42mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	20d	1	0.42mi
3025 NW 8th Rd Fort Lauderdale, FL	3.0	1.0	947	$2,520	$2.66	24d	1	0.42mi
10 NW 28th Way Fort Lauderdale, FL	3.0	1.0	1232	$1,950	$1.58	3d	1	0.44mi
204 NW 28th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	1236	$1,850	$1.50	3d	1	0.45mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	24d	1	0.46mi
891 NW 34th Way Lauderhill, FL	3.0	2.0	1283	$2,950	$2.30	24d	1	0.65mi
2750 SW 2nd Ct Fort Lauderdale, FL	3.0	1.0	1187	$2,385	$2.01	17d	1	0.68mi
2781 SW 4th St Unit 2781 Fort Lauderdale, FL	3.0	2.0	1413	$3,200	$2.26	22d	1	0.76mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	22d	1	0.78mi
600 NW 38th Ave Lauderhill, FL	4.0	2.0	1428	$2,700	$1.89	24d	1	0.78mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	22d	1	0.78mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	2d	1	0.78mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	24d	1	0.79mi
2911 NW 11th St Fort Lauderdale, FL	4.0	2.0	1127	$3,500	$3.11	24d	1	0.81mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	24d	1	0.83mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,250	$2.37	5d	1	0.85mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,500	$2.56	17d	1	0.85mi
180 Penn Way Fort Lauderdale, FL	4.0	2.0	1378	$3,550	$2.58	7d	1	0.85mi
2825 SW 5th St Fort Lauderdale, FL	3.0	1.0	1311	$3,000	$2.29	24d	1	0.86mi
2500 NW 9th Ct Fort Lauderdale, FL	3.0	2.0	780	$2,375	$3.04	20d	1	0.88mi
2701 SW 4th Pl Fort Lauderdale, FL	2.0	2.0	820	$2,430	$2.96	5d	8	0.88mi
420 SW 27th Ave Fort Lauderdale, FL	3.0	1.0–2.0	1024	$3,759	$3.67	24d	1	0.89mi
2217 SW 1st Ct Unit 2217 Fort Lauderdale, FL	3.0	2.0	1350	$3,650	$2.70	24d	1	0.91mi
2217 SW 1st Ct Unit 2217 Fort Lauderdale, FL	3.0	2.0	1350	$3,650	$2.70	7d	1	0.91mi
3740 NW 9th St Lauderhill, FL	3.0	2.0	1208	$2,900	$2.40	7d	1	0.91mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	24d	1	0.91mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	24d	1	0.93mi
331 NW 39th Ave #1 Plantation, FL	4.0	1.0	1096	$3,000	$2.74	24d	1	0.96mi
101 SW 22nd Ave Fort Lauderdale, FL	3.0	2.0	1010	$7,500	$7.43	17d	1	0.96mi
401 SW 25th Ave Fort Lauderdale, FL	3.0	1.5	1065	$3,200	$3.00	7d	1	0.99mi
630 SW 28th Dr Fort Lauderdale, FL	3.0	2.0	1467	$3,300	$2.25	24d	1	1.00mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	11d	1	1.00mi
3860 NW 8th Pl Lauderhill, FL	3.0	1.0	1241	$2,700	$2.18	22d	1	1.01mi

Listing history 17 events

1. 2026-06-18
   days on market $224,999 Active 23 DOM
2. 2026-06-17
   days on market $224,999 Active 22 DOM
3. 2026-06-16
   days on market $224,999 Active 21 DOM
4. 2026-06-15
   days on market $224,999 Active 20 DOM
5. 2026-06-13
   days on market $224,999 Active 18 DOM
6. 2026-06-09
   days on market $224,999 Active 14 DOM
7. 2026-06-08
   days on market $224,999 Active 13 DOM
8. 2026-06-07
   days on market $224,999 Active 12 DOM
9. 2026-06-04
   pricestatusdays on market $224,999 Active 9 DOM
10. 2026-04-28
    status Pending
11. 2026-04-16
    listed $214,999 Active
12. 2025-12-20
    historical
13. 2025-12-03
    listed $225,000 Active
14. 2010-08-06
    soldstatus $85,000
15. 2009-05-15
    soldstatus $20,000 515-char remark

    Show marketing remark (515 chars)

    Seller provides $660.00 towards buyers closings costs. Seller is selling in 'As-Is' condition & will make no repairs. Seller & agent make no representations or guarantees. Seller or agent do not have any knowledge of any defects that would affect value of property. Buyer must verify all info. Seller will not pay for or provide survey. Buyer to change locks upon closing. AS-IS CONTRACT. PROOF OF FUNDS OR PRE-APPROVAL LETTER AND COPY OF ESCROW DEPOSIT CHECK REQUIRED WITH ALL OFFERS (NO EXCEPTIONS).

16. 2009-02-20
    listed $32,200 515-char remark

    Show marketing remark (515 chars)

    Seller provides $660.00 towards buyers closings costs. Seller is selling in 'As-Is' condition & will make no repairs. Seller & agent make no representations or guarantees. Seller or agent do not have any knowledge of any defects that would affect value of property. Buyer must verify all info. Seller will not pay for or provide survey. Buyer to change locks upon closing. AS-IS CONTRACT. PROOF OF FUNDS OR PRE-APPROVAL LETTER AND COPY OF ESCROW DEPOSIT CHECK REQUIRED WITH ALL OFFERS (NO EXCEPTIONS).

17. 1966-09-01
    soldstatus $10,800

ⓘ 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: $6,583 · $549/mo
• Projected year-2 tax: $6,583 · $549/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 9/10 Extreme 5 d/yr ≥105°F today · 16 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: $34,539
• − Mortgage interest: −$12,603
• − Property taxes: −$6,583
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − Depreciation: −$6,545
• Taxable income: $2,156
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $4,901/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 — Boulevard Gardens

• Score: 85/100
• State rank: #22
• US rank: #511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boulevard 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

+1890.7% since first listed

8 events — show timeline

• 2026-04-28 Pending — MARMLS
• 2026-04-16 Listed $214,999 MARMLS
• 2025-12-20 Listing Removed — MARMLS
• 2025-12-03 Listed $225,000 MARMLS
• 2010-08-06 Sold (Public Records) $85,000 Public Records
• 2009-05-15 Sold (MLS) $20,000 MARMLS
• 2009-02-20 Listed $32,200 MARMLS
• 1966-09-01 Sold (Public Records) $10,800 Public Records

Property tax history

+9.5%/yr

Latest (2025): $6,583 · +14.6% YoY. Source: county tax records.