505 N Fort Lauderdale Beach Blvd #1908 · Fort Lauderdale, FL 33304

$180,000

1 bd · 1.0 ba · 533 sqft · Condo public records · 85 Days on market

Built 2006 $3/mo HOA ↓ 16% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Dreaming of a beachfront getaway that you could rent out when not in use? This 19th-floor oceanfront studio offers the perfect blend of luxury and convenience in a condo-hotel managed by Hilton. Located in the heart of Fort Lauderdale’s Central Beach, you’ll be just steps from the sand, dining, shopping, and vibrant entertainment. Flooded with natural light, this spacious unit features two queen beds, a kitchenette, a dedicated desk/office space, and a private owner’s closet with washer. Step out onto your balcony to enjoy breathtaking views of the ocean and Intracoastal. Resort-style amenities include a stunning pool, on-site restaurants and bars, fitness center with spa,

Key facts

• Breathtaking views
• Oceanfront studio
• Beachfront getaway

Tags

• BEACHFRONT GETAWAY
• OCEANFRONT STUDIO
• BREATHTAKING VIEWS
• RESORT STYLE AMENITIES
• FITNESS CENTER WITH SPA

Property features AI

Finance

• Other: Building name: Beach House, a Hilton Resort; Living area recorded as 533 (public records)
• Financial info: No land lease; Pets not allowed
• HOA & community: Condo association (Q Club Condo Association) with annual fee; Association amenities include elevator(s), fitness center, pool, spa/hot tub, bar, cafe/restaurant, and lobby; Association fee listed as $40 annually; fee covers legal/accounting

Exterior

• Parking: Valet parking (1 space)
• Security: Fire alarm; Fire sprinkler system; Smoke detectors; Attended lobby
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone connected; Water connected; Sewer connected
• Home design: Condominium; One level; Building faces north; 25-story building; First-floor entry
• Construction: Block construction
• Exterior features: First-floor entry with foyer; Elevator access; Fire sprinklers; Lobby with attended concierge; Not waterfront

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Electric cooktop
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Furnished; Drapes and rods on windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+2.8%/yr); 629 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 36% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.42% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $12,727
• Equity at exit: $26,839

10-year hold

• IRR: 15.7%
• Equity multiple: 2.26×
• Total profit: $63,528
• Equity at exit: $15,563

Cash invested: $50,400 (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 33304

• Rents YoY: 2.8%
• Active inventory: 629
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$944
• Tax from tax record: −$329 /mo · $3,954/yr
• Insurance: −$75
• HOA: −$3
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $666

Break-even live

Break-even rent $1,711

Max offer price $180,000

Occupancy floor 69%

Sensitivity live

Price	-10% $768	-5% $717	+0% $666	+5% $615	+10% $564
Rent	-10% $464	-5% $565	+0% $666	+5% $767	+10% $868
Rate	-1.0pp $757	-0.5pp $712	base $666	+0.5pp $620	+1.0pp $572

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	982	$4,900	$4.99	13d	6	0.03mi
3000 Riomar St Fort Lauderdale, FL	1.0	1.0	640	$2,250	$3.52	4d	2	0.10mi
347 N Birch Rd Unit 1-9 Fort Lauderdale, FL	1.0	1.0	650	$3,500	$5.38	25d	1	0.17mi
2908 Bayshore Dr Unit 1541800P Fort Lauderdale, FL	1.0	1.0	613	$3,085	$5.03	14d	1	0.18mi
341 N Birch Rd #416 Fort Lauderdale, FL	1.0	1.0	621	$3,495	$5.63	25d	1	0.19mi
600 N Birch Rd Unit 605H Fort Lauderdale, FL	1.0	1.0	668	$2,000	$2.99	25d	1	0.20mi
3015 Seville St #6 Fort Lauderdale, FL	1.0	1.0	700	$2,500	$3.57	23d	1	0.21mi
3015 Seville St #7 Fort Lauderdale, FL	1.0	1.0	700	$2,350	$3.36	9d	1	0.21mi
3015 Seville St #6 Fort Lauderdale, FL	1.0	1.0	700	$2,450	$3.50	9d	1	0.21mi
508 Antioch Ave #1 Fort Lauderdale, FL	1.0	1.0	748	$2,500	$3.34	25d	1	0.22mi
624 Orton Ave #19 Fort Lauderdale, FL	1.0	1.0	691	$2,200	$3.18	25d	1	0.27mi
625 Antioch Ave #407 Fort Lauderdale, FL	1.0	1.0	670	$2,200	$3.28	4d	1	0.32mi
720 Orton Ave Fort Lauderdale, FL	1.0–2.0	1.0	750	$2,100	$2.80	25d	2	0.33mi
101 N Birch Rd #503 Fort Lauderdale, FL	1.0	1.0	696	$2,200	$3.16	25d	1	0.39mi
95 N Birch Rd Fort Lauderdale, FL	1.0	1.0	755	$3,575	$4.74	14d	2	0.41mi
741 Bayshore Dr Unit 16N Fort Lauderdale, FL	1.0	1.0	565	$2,400	$4.25	6d	1	0.43mi
9 N Birch Rd #601 Fort Lauderdale, FL	1.0	1.0	640	$2,500	$3.91	18d	1	0.43mi
9 N Birch Rd Fort Lauderdale, FL	1.0	1.0	640	$2,350	$3.67	16d	2	0.43mi
901 N Birch Rd Fort Lauderdale, FL	1.0	1.0	550	$2,300	$4.18	6d	1	0.54mi
901 N Birch Rd Unit A2 Fort Lauderdale, FL	1.0	1.0	490	$2,500	$5.10	25d	1	0.55mi
200 S Birch Rd Fort Lauderdale, FL	1.0	1.0	647	$2,050	$3.17	11d	2	0.60mi
2670 E Sunrise Blvd #1428 Fort Lauderdale, FL	1.0	1.0	585	$1,589	$2.72	25d	1	0.67mi
2555 NE 11th St Fort Lauderdale, FL	1.0–2.0	1.0	840	$1,550	$1.85	25d	2	0.87mi
300 Sunset Dr Unit 15 Fort Lauderdale, FL	—	1.0	350	$1,600	$4.57	6d	1	0.90mi
300 Sunset Dr Unit 4 Fort Lauderdale, FL	—	1.0	350	$1,500	$4.29	25d	1	0.90mi
300 Sunset Dr Unit 5 Fort Lauderdale, FL	2.0	1.0	350	$2,500	$7.14	25d	1	0.90mi
815 Middle River Dr #203 Fort Lauderdale, FL	1.0	1.0	660	$1,900	$2.88	21d	1	0.99mi
815 Middle River Dr Fort Lauderdale, FL	1.0	1.0	555	$1,850	$3.33	0d	2	0.99mi
100 Isle of Venice Dr Fort Lauderdale, FL	1.0	1.0	750	$1,725	$2.30	25d	1	1.07mi
90 Isle of Venice Dr #10 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	25d	1	1.07mi
125 Isle of Venice Dr #4 Fort Lauderdale, FL	1.0	1.0	580	$2,500	$4.31	16d	1	1.08mi
125 Isle of Venice Dr #4 Fort Lauderdale, FL	1.0	1.0	580	$3,500	$6.03	6d	1	1.08mi
508 Hendricks Isle #3 Fort Lauderdale, FL	1.0	1.0	490	$2,800	$5.71	15d	1	1.11mi
508 Hendricks Isle #3 Fort Lauderdale, FL	1.0	1.0	490	$2,700	$5.51	6d	1	1.11mi
1200 N Fort Lauderdale Beach Blvd #204 Fort Lauderdale, FL	1.0	1.0	702	$2,500	$3.56	25d	1	1.12mi
1911 NE 8th Ct Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	25d	1	1.13mi
1354 Bayview Dr Apt E Fort Lauderdale, FL	1.0	1.0	634	$1,800	$2.84	25d	1	1.16mi
37 Hendricks Isle Unit 1504034P Fort Lauderdale, FL	1.0	1.0	564	$3,462	$6.13	4d	2	1.24mi
37 Hendricks Isle Unit 1504034P Fort Lauderdale, FL	—	1.0	527	$2,841	$5.39	22d	1	1.24mi
37 Hendricks Isle Unit 1503944P Fort Lauderdale, FL	1.0	1.0	602	$3,314	$5.50	15d	1	1.24mi

HOA detail condo

• Monthly dues: $3 · $36/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-04
   days on market $180,000 Active 85 DOM
2. 2026-06-03
   days on market $180,000 Active 84 DOM
3. 2026-06-02
   days on market $180,000 Active 83 DOM
4. 2026-06-01
   days on market $180,000 Active 82 DOM
5. 2026-05-31
   days on market $180,000 Active 81 DOM
6. 2026-04-16
   status Active
7. 2026-04-13
   historical Active Under Contract
8. 2026-03-24
   status Active
9. 2026-03-16
   historical Active Under Contract
10. 2025-09-12
    listed $180,000 Active
11. 2022-01-11
    soldstatus $215,000

ⓘ 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: $3,954 · $329/mo
• Projected year-2 tax: $3,954 · $329/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: $30,647
• − Mortgage interest: −$10,083
• − Property taxes: −$3,954
• − Insurance: −$900
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$36
• − Depreciation: −$5,236
• Taxable income: $5,535
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $6,666/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): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% French/Haitian/Cajun 5%

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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

-16.3% since first listed

6 events — show timeline

• 2026-04-16 Relisted — Beaches MLS
• 2026-04-13 Contingent — Beaches MLS
• 2026-03-24 Relisted — Beaches MLS
• 2026-03-16 Contingent — Beaches MLS
• 2025-09-12 Listed $180,000 Beaches MLS
• 2022-01-11 Sold (Public Records) $215,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,954 · -6.2% YoY. Source: county tax records.