1481 S Ocean Blvd #412 · Lauderdale-by-the-Sea, FL 33062

$410,000

2 bd · 2.0 ba · 860 sqft · Condo · 93 Days on market

Built 1966 Good condition ↓ 9% since listing

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Why this score? — see what drove the F 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
• Cash flow +5.9/30.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

CORNER UNIT ON THE CANAL FULLY FURNISHED. Dock Slips Rental Available up to 30' Experience the charm of coastal living in this beautifully appointed 2-bedroom, 2-bath condominium located in the heart of Lauderdale-by-theSea. Just steps from the sand, dining, and boutique shops, this residence offers the perfect blend of relaxation and convenience in one of South Florida's most walkable seaside communities. Residents enjoy resort-style amenities, including a heated pool, clubhouse, BBQ area, low HOA fees, on-site management, and a friendly community atmosphere. This home is perfect as a primary residence, vacation escape, or seasonal retreat. Move-in ready and ideally situated near Anglin's

Key facts

• Dock slips rental
• Low hoa fees
• Clubhouse

Tags

• CORNER UNIT
• DOCK SLIPS RENTAL
• HEATED POOL
• CLUBHOUSE
• BBQ AREA
• LOW HOA FEES

Property features AI

Finance

• Financial info: No land lease
• HOA & community: Community of 138 units; Pets not allowed

Exterior

• Parking: Assigned parking on asphalt; 1 open parking space (total 1)
• Security: Fire sprinkler system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Water connected
• Home design: Condominium; One level; Faces east; Updated / remodeled resale unit; Leisure Gardens building (5 stories)
• Construction: Block construction with stucco; Concrete block; Concrete and composition roof; Combination foundation with pillar/post/pier and slab
• Exterior features: Deeded beach access; No fixed bridge waterfront access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile; Marble; Parquet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric central heat (individual); Central individual cooling; Ceiling fan(s)
• Interior features: Closet cabinetry; Storm windows; Double-hung metal windows; Furnished
• Laundry & utility: In-unit laundry (laundry closet / laundry room inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $410k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-806 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $408k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (12.9% below list).
• Recommended offer: $357k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.0% in Lauderdale-by-the-Sea — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL).
• Market conditions: Rents soft (-0.4%/yr); 843 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $3,571/mo this rent would consume 51% of the median local household income ($84k/yr) (locally 1298% 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 $3k of loan paydown is wiped out by about $12k 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 93 days — a 9% lower offer ($373k) 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 22% 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 $357,111 (12.9% 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 93 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. 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: 0.87% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.63
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.7%
• Equity multiple: -0.11×
• Total profit: $-127,711
• Equity at exit: $61,132

10-year hold

• IRR: -80.6%
• Equity multiple: -0.88×
• Total profit: $-215,574
• Equity at exit: $35,449

Cash invested: $114,800 (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 33062

• Rents YoY: -0.4%
• Active inventory: 843
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,571 high
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,150/yr
• Insurance: −$171
• HOA est. from 2 same-building comps: −$794
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $-806

Break-even live

Break-even rent $4,592

Max offer price $293,336

Occupancy floor —

Sensitivity live

Price	-10% $-523	-5% $-665	+0% $-806	+5% $-948	+10% $-1,090
Rent	-10% $-1,088	-5% $-947	+0% $-806	+5% $-665	+10% $-524
Rate	-1.0pp $-600	-0.5pp $-702	base $-806	+0.5pp $-912	+1.0pp $-1,021

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	24d	1	0.05mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	5d	2	0.09mi
1500 S Ocean Blvd #508 Pompano Beach, FL	2.0	2.0	1070	$3,200	$2.99	3d	1	0.09mi
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,575	$4.21	24d	2	0.13mi
1500 S Ocean Blvd Pompano Beach, FL	2.0	1.5–2.0	985	$4,000	$4.06	15d	2	0.13mi
1620 S Ocean Blvd Unit 5M Pompano Beach, FL	1.0	2.0	1116	$5,000	$4.48	24d	1	0.15mi
1421 S Ocean Blvd #503 Pompano Beach, FL	2.0	2.0	1100	$3,750	$3.41	24d	1	0.23mi
1750 S Ocean Blvd Unit 509E Pompano Beach, FL	2.0	2.0	945	$4,200	$4.44	24d	1	0.24mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$3,716	$3.16	2d	40	0.36mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	21d	3	0.40mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	8d	2	0.40mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	21d	3	0.47mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	17d	4	0.47mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1000	$6,500	$6.50	3d	3	0.47mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,200	$3.54	22d	1	0.56mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,200	$3.54	3d	1	0.56mi
1333 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	959	$3,996	$4.16	3d	15	0.60mi
3216 SE 12th St #28 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	8d	1	0.75mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	8d	1	0.76mi
1201 S Riverside Dr #106 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	24d	1	0.76mi
3201 SE 12th St Unit B4 Pompano Beach, FL	2.0	2.0	1000	$2,400	$2.40	24d	1	0.79mi
3208 SE 11th St #201 Pompano Beach, FL	2.0	2.0	914	$2,200	$2.41	11d	1	0.81mi
5100 N Ocean Blvd #502 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,400	$3.15	24d	1	0.83mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,694	$2.47	2d	17	0.87mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	24d	1	0.90mi
5000 N Ocean Blvd #506 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,900	$3.61	24d	1	0.90mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1270	$4,725	$3.72	19d	2	0.91mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1270	$4,250	$3.35	22d	3	0.91mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	4d	1	0.93mi
4900 N Ocean Blvd #1209 Lauderdale by the Sea, FL	1.0	2.0	960	$4,100	$4.27	15d	1	0.97mi
4900 N Ocean Blvd #1601 Lauderdale by the Sea, FL	1.0	1.5	1000	$4,000	$4.00	24d	1	0.97mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	15d	6	0.98mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	4d	3	0.98mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	24d	6	0.98mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	2d	16	1.00mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	15d	1	1.00mi
3205 SE 7th St #201 Pompano Beach, FL	1.0	1.0	560	$1,900	$3.39	24d	1	1.04mi
600 S Riverside Dr Pompano Beach, FL	2.0	2.0	1108	$4,000	$3.61	3d	1	1.06mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	24d	1	1.09mi
3316 SE 4th St Unit 1503924P Pompano Beach, FL	2.0	1.0	785	$4,646	$5.92	21d	1	1.15mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $410,000 Active 93 DOM
2. 2026-06-17
   days on market $410,000 Active 92 DOM
3. 2026-06-16
   days on market $410,000 Active 91 DOM
4. 2026-06-15
   days on market $410,000 Active 90 DOM
5. 2026-06-13
   days on market $410,000 Active 88 DOM
6. 2026-06-09
   days on market $410,000 Active 84 DOM
7. 2026-06-08
   days on market $410,000 Active 83 DOM
8. 2026-06-07
   days on market $410,000 Active 82 DOM
9. 2026-06-04
   days on market $410,000 Active 79 DOM
10. 2026-06-03
    days on market $410,000 Active 78 DOM
11. 2026-06-02
    days on market $410,000 Active 77 DOM
12. 2026-06-01
    days on market $410,000 Active 76 DOM
13. 2026-05-31
    days on market $410,000 Active 75 DOM
14. 2026-03-17
    listed $410,000 Active
15. 2026-03-05
    historical
16. 2026-02-20
    listed $449,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 23% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,853
• − Mortgage interest: −$22,966
• − Property taxes: −$6,150
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,428
• − Management: −$3,428
• − HOA: −$9,528
• − Depreciation: −$11,927
• Taxable loss: −$16,625
• Est. tax savings @ 24.0%: +$3,990
• After-tax cash flow: $-5,685/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This corner unit on the canal is move-in ready and offers a great view. It has a good condition score and is in a desirable location with low HOA fees and resort-style amenities.

Value-add opportunities

• Both Paint the exterior walls and trim — Enhances curb appeal and resale value.
• Both Replace the window screens — Improves energy efficiency and aesthetics.
• Both Install a smart thermostat — Saves energy and enhances comfort for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls and trim — Enhances curb appeal and resale value. ↑
• Both Replace the window screens — Improves energy efficiency and aesthetics. ↑
• Both Install a smart thermostat — Saves energy and enhances comfort for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lauderdale-by-the-Sea

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lauderdale-by-the-Sea, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

-8.7% since first listed

3 events — show timeline

• 2026-03-17 Listed $410,000 Beaches MLS
• 2026-03-05 Listing Removed — Beaches MLS
• 2026-02-20 Listed $449,000 Beaches MLS