100 N Federal Hwy #642 · Fort Lauderdale, FL 33301

$499,000

3 bd · 2.0 ba · 1,518 sqft · Condo public records · 99 Days on market

Built 2005 $1503/mo HOA · 30% of rent

---

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 +7.3/10.0
• 1% rule +5.2/10.0
• Cash flow +5.0/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

* MAJOR PRICE IMPROVEMENT * Come experience Luxury Living at this Full Amenity Building located in the Center of Downtown Fort Lauderdale! Conveniently within walking distance to Las Olas, Restaurants , Shopping and Nightlife. This spacious 3 Bedroom 2 Bath CORNER Unit has Southern and Western Views. The Building Offers 24 Hour Security , Valet, 3 DEEDED PARKING SPACES! * * NEW AC * * and * * NO ASSESSMENTS and FULLY FUNDED RESERVES * *

Key facts

• Valet
• 24 hour security
• New ac

Tags

• FULL AMENITY BUILDING
• WALKING DISTANCE TO LAS OLAS
• 24 HOUR SECURITY
• VALET
• 3 DEEDED PARKING SPACES
• NEW AC

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Has association; Monthly HOA fee; HOA amenities include: pool, spa/hot tub, fitness center, clubhouse, community room, billiard room, picnic area, bike storage, storage, trash chute, kitchen facilities, maintenance

Exterior

• Parking: Covered parking; Valet parking available; Attached garage; 3 garage spaces (3 covered spaces)
• Security: Secured garage/parking; Attended lobby
• Utilities: Water service included in association; Sewer included in association; Trash service included in association
• Home design: Condominium; Resale property; 15-story building; Faces southwest; Entry level: 1
• Construction: CBS construction
• Exterior features: First-floor entry; Not waterfront; East of US-1 road frontage

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (41.4% below list).
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $293k (41.4% below list) — sets the bar for cash-flow.
• Cap rate 3.5% 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 (+3.0%/yr); 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,073/mo this rent would consume 49% of the median local household income ($125k/yr) (locally 1662% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($3k loan paydown + $23k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k 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 ($454k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $36k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $345k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,561 (41.4% 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 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.02% ✓
• Cap rate: 3.48%
• Cash-on-cash: -10.04%
• DSCR: 0.55
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.21×
• Total profit: $29,921
• Equity at exit: $270,114

10-year hold

• IRR: 6.4%
• Equity multiple: 2.17×
• Total profit: $163,176
• Equity at exit: $456,032

Cash invested: $139,720 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $5,073 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$848 /mo · $10,181/yr
• Insurance: −$208
• HOA: −$1,503
• Vacancy / Maint / Mgmt: −$1,065
• Net cashflow: $-1,169

Break-even live

Break-even rent $6,552

Max offer price $292,561

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1028	$3,999	$3.89	15d	4	0.02mi
110 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1028	$3,999	$3.89	16d	7	0.02mi
100 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1039	$3,500	$3.37	5d	4	0.02mi
100 N Federal Hwy Fort Lauderdale, FL	2.0	2.0	1195	$3,350	$2.80	24d	3	0.02mi
790 E Broward Blvd Fort Lauderdale, FL	3.0	1.0–2.0	984	$5,468	$5.55	1d	14	0.09mi
106 S Federal Hwy Fort Lauderdale, FL	3.0	1.0–2.0	1038	$4,561	$4.39	2d	19	0.10mi
820 NE 2nd St Unit 1 Fort Lauderdale, FL	3.0	3.5	2064	$10,500	$5.09	4d	1	0.15mi
501 SE 2nd St Fort Lauderdale, FL	2.0	1.0–2.0	955	$3,109	$3.26	3d	10	0.16mi
405 NE 2nd St Fort Lauderdale, FL	3.0	1.0–2.0	998	$4,320	$4.33	2d	20	0.16mi
419 SE 2nd St Fort Lauderdale, FL	3.0	1.0–3.0	1186	$5,188	$4.37	2d	22	0.18mi
201 S Federal Hwy Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1641	$15,552	$9.48	2d	13	0.18mi
215 SE 8th Ave Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1330	$7,772	$5.84	1d	17	0.20mi
313 NE 2nd St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	950	$3,250	$3.42	20d	3	0.20mi
150 SE 3rd Ave Fort Lauderdale, FL	2.0	1.0–2.0	968	$4,317	$4.46	3d	40	0.23mi
350 SE 2nd St Fort Lauderdale, FL	2.0	2.0	1274	$5,275	$4.14	7d	2	0.25mi
520 E Las Olas Blvd Unit 2600 Fort Lauderdale, FL	2.0	3.0	2100	$12,900	$6.14	24d	1	0.28mi
475 N Federal Hwy Fort Lauderdale, FL	3.0	2.0	1421	$3,870	$2.72	3d	1	0.29mi
475 N Federal Hwy Fort Lauderdale, FL	3.0	2.0	1421	$3,893	$2.74	12d	1	0.29mi
500 E Las Olas Blvd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1649	$8,104	$4.91	7d	7	0.30mi
440 NE 4th Ave Fort Lauderdale, FL	2.0–3.0	2.0	1227	$4,741	$3.86	2d	8	0.30mi
924 NE 4th St Fort Lauderdale, FL	3.0	2.5	1642	$6,500	$3.96	24d	1	0.31mi
315 NE 3rd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	839	$3,100	$3.69	24d	2	0.32mi
220 SE 2nd St Fort Lauderdale, FL	3.0	1.0–2.0	1005	$5,434	$5.41	1d	38	0.32mi
450 NE 5th St Fort Lauderdale, FL	2.0	2.0	1284	$3,664	$2.85	14d	1	0.33mi
120 NE 4th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1061	$4,109	$3.87	1d	44	0.34mi
400 NE 3rd Ave Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1211	$4,543	$3.75	2d	28	0.35mi
411 N New River Dr E #201 Fort Lauderdale, FL	2.0	2.0	1250	$5,750	$4.60	17d	1	0.35mi
411 N New River Dr E Fort Lauderdale, FL	2.0	2.0	1250	$5,745	$4.60	24d	2	0.37mi
347 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1144	$5,350	$4.67	22d	4	0.39mi
347 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1144	$5,350	$4.67	2d	5	0.39mi
347 N New River Dr E Fort Lauderdale, FL	2.0–3.0	2.0	1336	$5,350	$4.00	15d	3	0.39mi
100 E Las Olas Blvd Fort Lauderdale, FL	2.0–3.0	2.5	1899	$12,000	$6.32	14d	4	0.40mi
501 NE 5th Ter Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1045	$3,706	$3.55	3d	18	0.41mi
333 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1453	$11,084	$7.63	2d	179	0.42mi
408 NE 6th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1163	$3,537	$3.04	1d	16	0.42mi
200 SE 12th Ave Fort Lauderdale, FL	2.0	1.5	1200	$2,600	$2.17	1d	2	0.42mi
215 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1444	$11,170	$7.73	2d	32	0.43mi
333 Las Olas Way #2608 Fort Lauderdale, FL	2.0	2.0	1161	$4,495	$3.87	24d	1	0.45mi
333 Las Olas Way #2103 Fort Lauderdale, FL	2.0	2.5	1869	$6,000	$3.21	24d	1	0.45mi
538 NE 7th Ave #1 Fort Lauderdale, FL	3.0	3.5	1614	$4,600	$2.85	2d	1	0.45mi

HOA detail condo

• Monthly dues: $1,503 · $18,036/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $499,000 Active 99 DOM
2. 2026-06-17
   days on market $499,000 Active 98 DOM
3. 2026-06-16
   days on market $499,000 Active 97 DOM
4. 2026-06-15
   days on market $499,000 Active 96 DOM
5. 2026-06-13
   days on market $499,000 Active 94 DOM
6. 2026-06-09
   days on market $499,000 Active 90 DOM
7. 2026-06-07
   days on market $499,000 Active 88 DOM
8. 2026-06-04
   days on market $499,000 Active 85 DOM
9. 2026-06-03
   days on market $499,000 Active 84 DOM
10. 2026-06-02
    days on market $499,000 Active 83 DOM
11. 2026-06-01
    days on market $499,000 Active 82 DOM
12. 2026-05-31
    days on market $499,000 Active 81 DOM
13. 2026-05-01
    price $499,000
14. 2026-04-20
    price $510,000
15. 2026-03-31
    price $529,000
16. 2026-03-16
    price $534,000
17. 2025-10-28
    listed $535,000 Active
18. 2024-12-07
    historical $3,500
19. 2024-11-26
    listed $3,500
20. 2019-06-24
    soldstatus $345,000
21. 2005-03-11
    soldstatus $380,700

ⓘ 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: $10,181 · $848/mo
• Projected year-2 tax: $10,181 · $848/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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $60,874
• − Mortgage interest: −$27,952
• − Property taxes: −$10,181
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,870
• − Management: −$4,870
• − HOA: −$18,036
• − Depreciation: −$14,516
• Taxable loss: −$22,046
• Est. tax savings @ 24.0%: +$5,291
• After-tax cash flow: $-8,732/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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

+31.1% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $499,000 Beaches MLS
• 2026-04-20 Price Changed $510,000 Beaches MLS
• 2026-03-31 Price Changed $529,000 Beaches MLS
• 2026-03-16 Price Changed $534,000 Beaches MLS
• 2025-10-28 Listed $535,000 Beaches MLS
• 2024-12-07 Rental Removed $3,500 GFLMLS
• 2024-11-26 Listed for Rent $3,500 GFLMLS
• 2019-06-24 Sold (Public Records) $345,000 Public Records
• 2005-03-11 Sold (Public Records) $380,700 Public Records

Property tax history

+7.5%/yr

Latest (2025): $10,181 · -5.5% YoY. Source: county tax records.