2784 SW 14th St · Fort Lauderdale, FL 33312

$635,000

12 bd · 6.9 ba · 1,568 sqft · MultiFamily · 58 Days on market

Built 1950

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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).

• Cash flow +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

TRIPLEX - Investment opportunity located in Shula Vista just a few blocks north of River Run. All units are occupied on a month-to-month lease. Great long term tenants in place. Corner oversize lot with plenty of space for parking and a utility shed in the back. All CBS construction with a flat roof. The property consist of two 2 bedroom 1 bath and one 1 bedroom 1 bath. Rented at $950-$1200 (2/1's) and $800 (1/1). Wall air conditioning units in all apartments. Three separate electric meters and one water meter. Please DO NOT DISTURB tenants.

Key facts

• Currently leased
• Flat roof
• Quick access to i-95

Tags

• QUICK ACCESS TO I-95
• 20 MINUTE DRIVE TO BEACH
• WELL MAINTAINED TRIPLEX
• SOLID CBS CONSTRUCTION
• FLAT ROOF
• CURRENTLY LEASED

Property features AI

Finance

• Other: Rent may include sewer, trash collection, and water
• Financial info: Total reported rent $4,770; Individual unit rents reported (examples): $1,400; $1,670; other unit rents vary; Some units leased; at least one unit on month-to-month tenancy
• HOA & community: Community laundry facilities; Gardener and pest control included when rented

Exterior

• Parking: Open parking and other parking totaling 6 spaces
• Utilities: Public sewer; Cable not available
• Home design: Multifamily property; 3 stories; RS-8 zoning
• Construction: Block construction; Flat and tile roofing
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Three 1-bedroom units (month-to-month); Four 2-bedroom units (some leased)
• Flooring: Ceramic tile
• Bathrooms: Several full bathrooms (one per unit)
• Heating & cooling: Electric heating; Ceiling fans; Wall/window air-conditioning units
• Interior features: Impact glass windows; Family room; Smoke detectors installed
• Laundry & utility: On-site laundry facilities (community); Electric meter for units; Water heater (energy-efficient feature listed)

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $635k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive. Per door: $28/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $566k (10.8% below list).
• Recommended offer: $566k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+1.3%/yr); 412 active listings in the ZIP; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,662/mo this rent would consume 89% of the median local household income ($76k/yr) (locally 1903% 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 $4k of loan paydown is wiped out by about $19k 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 58 days — a 3% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $322k; list at $635k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $566,200 (10.8% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-106,945
• Equity at exit: $94,681

10-year hold

• IRR: -12.8%
• Equity multiple: 0.30×
• Total profit: $-123,605
• Equity at exit: $54,903

Cash invested: $177,800 (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 33312

• Rents YoY: 1.3%
• Active inventory: 412
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $5,662 high
• Mortgage (P&I): −$3,330
• Tax est. 1.5%: −$794 /mo · $9,525/yr
• Insurance: −$265
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,189
• Net cashflow: $85

Break-even live

Break-even rent $5,555

Max offer price $635,000

Occupancy floor 94%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,874
1× unit	1	1	$1,789
Total (3 units)			$5,662

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: $158,750
• Closing costs: $19,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-03-03
   listed $635,000 Active
3. 2025-08-04
   historical
4. 2025-04-02
   listed $650,000 Active
5. 2020-04-14
   soldstatus $322,000 Closed 547-char remark

   Show marketing remark (547 chars)

   TRIPLEX - Investment opportunity located in Shula Vista just a few blocks north of River Run. All units are occupied on a month-to-month lease. Great long term tenants in place. Corner oversize lot with plenty of space for parking and a utility shed in the back. All CBS construction with a flat roof. The property consist of two 2 bedroom 1 bath and one 1 bedroom 1 bath. Rented at $950-$1200 (2/1's) and $800 (1/1). Wall air conditioning units in all apartments. Three separate electric meters and one water meter. Please DO NOT DISTURB tenants.

6. 2020-03-09
   historical Active Under Contract 547-char remark

   Show marketing remark (547 chars)

   TRIPLEX - Investment opportunity located in Shula Vista just a few blocks north of River Run. All units are occupied on a month-to-month lease. Great long term tenants in place. Corner oversize lot with plenty of space for parking and a utility shed in the back. All CBS construction with a flat roof. The property consist of two 2 bedroom 1 bath and one 1 bedroom 1 bath. Rented at $950-$1200 (2/1's) and $800 (1/1). Wall air conditioning units in all apartments. Three separate electric meters and one water meter. Please DO NOT DISTURB tenants.

7. 2020-02-20
   status Active 547-char remark

   Show marketing remark (547 chars)

   TRIPLEX - Investment opportunity located in Shula Vista just a few blocks north of River Run. All units are occupied on a month-to-month lease. Great long term tenants in place. Corner oversize lot with plenty of space for parking and a utility shed in the back. All CBS construction with a flat roof. The property consist of two 2 bedroom 1 bath and one 1 bedroom 1 bath. Rented at $950-$1200 (2/1's) and $800 (1/1). Wall air conditioning units in all apartments. Three separate electric meters and one water meter. Please DO NOT DISTURB tenants.

8. 2020-01-10
   status Pending 547-char remark

   Show marketing remark (547 chars)

   TRIPLEX - Investment opportunity located in Shula Vista just a few blocks north of River Run. All units are occupied on a month-to-month lease. Great long term tenants in place. Corner oversize lot with plenty of space for parking and a utility shed in the back. All CBS construction with a flat roof. The property consist of two 2 bedroom 1 bath and one 1 bedroom 1 bath. Rented at $950-$1200 (2/1's) and $800 (1/1). Wall air conditioning units in all apartments. Three separate electric meters and one water meter. Please DO NOT DISTURB tenants.

9. 2020-01-06
   listed $340,000 Active 547-char remark

   Show marketing remark (547 chars)

   TRIPLEX - Investment opportunity located in Shula Vista just a few blocks north of River Run. All units are occupied on a month-to-month lease. Great long term tenants in place. Corner oversize lot with plenty of space for parking and a utility shed in the back. All CBS construction with a flat roof. The property consist of two 2 bedroom 1 bath and one 1 bedroom 1 bath. Rented at $950-$1200 (2/1's) and $800 (1/1). Wall air conditioning units in all apartments. Three separate electric meters and one water meter. Please DO NOT DISTURB tenants.

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,944
• − Mortgage interest: −$35,570
• − Property taxes: −$9,525
• − Insurance: −$3,175
• − Repairs & maintenance: −$5,436
• − Management: −$5,436
• − Depreciation: −$18,473
• Taxable loss: −$9,670
• Est. tax savings @ 24.0%: +$2,321
• After-tax cash flow: $3,336/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): 52,798
• Household income: $75,952
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1903.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 34% Hispanic / Latino 32% Black 29% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Salvadoran 1%
• Common ancestry: Hispanic 6% Romanian 3% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 29% French/Haitian/Cajun 7% Other Indo-European 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: ▼ -323.99%
• Current HPI: 382.6298
• Rent YoY: ▲ 1.30%
• 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

+86.8% since first listed

9 events — show timeline

• 2026-05-06 Pending — MARMLS
• 2026-03-03 Listed $635,000 MARMLS
• 2025-08-04 Listing Removed — MARMLS
• 2025-04-02 Listed $650,000 MARMLS
• 2020-04-14 Sold (MLS) $322,000 MARMLS
• 2020-03-09 Contingent — MARMLS
• 2020-02-20 Relisted — MARMLS
• 2020-01-10 Pending — MARMLS
• 2020-01-06 Listed $340,000 MARMLS