2925 NW 5th St · Boulevard Gardens, FL 33311

$299,900

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 29 Days on market

Built 1955 7,202 sqft lot Est $326k · 8% under

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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 +12.5/30.0
• ARV discount +11.1/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to bring your vision to life with this 3 bedroom, 1 bathroom situated on a spacious corner lot near downtown Fort Lauderdale. This home features a living and dining room combination, tile flooring throughout, spacious bedrooms, and a large kitchen with plenty of potential. Enjoy relaxing on the screened front lanai overlooking the oversized yard with room to expand, garden, or entertain. Conveniently located close to major roadways, parks, shopping, dining, entertainment, and the beautiful South Florida beaches. Ideal opportunity for investors, renovators, or buyers looking to customize a home in a prime location. All information recorded in the MLS is intended to be accur

Key facts

• Close to parks
• Oversized yard
• Large kitchen

Tags

• CORNER LOT
• SCREENED FRONT LANAI
• OVERSIZED YARD
• LARGE KITCHEN
• CLOSE TO MAJOR ROADWAYS
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south; Resale property
• Construction: Brick and block construction; Shingle roof
• Exterior features: Enclosed porch; Screened porch

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: First floor entry; Bedroom on main level; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-45 ($-543/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (9.9% below list).
• Recommended offer: $270k (9.9% below list) — sets the bar for 1% rule.

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 24d 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 $2,702/mo this rent would consume 60% 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 $9k 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 29 days — a 2% lower offer ($295k) 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,176 (9.9% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $325,650
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
881 NW 34th Way	0.75mi	3/2.0	1,102 (+13%)	23mo	$368,000	$334	20

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-51,968
• Equity at exit: $44,716

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-50,968
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,702 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$482 /mo · $5,784/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-45

Break-even live

Break-even rent $2,759

Max offer price $291,909

Occupancy floor 97%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 NW 5th Ct Fort Lauderdale, FL	4.0	2.0	1112	$3,250	$2.92	18d	1	0.10mi
540 NW 31st Ave Fort Lauderdale, FL	4.0	2.0	1097	$2,900	$2.64	7d	1	0.14mi
280 NW 31st Ave Fort Lauderdale, FL	3.0	2.0	884	$2,700	$3.05	17d	1	0.24mi
721 NW 33rd Ave Lauderhill, FL	3.0	2.0	874	$2,750	$3.15	4d	1	0.41mi
3025 NW 8th Rd Fort Lauderdale, FL	3.0	1.0	947	$2,520	$2.66	24d	1	0.44mi
500 NW 24th Ave Apt 27 Fort Lauderdale, FL	2.0	1.0	660	$1,850	$2.80	24d	1	0.64mi
2500 NW 9th Ct Fort Lauderdale, FL	3.0	2.0	780	$2,375	$3.04	19d	1	0.78mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	24d	1	0.81mi
420 SW 27th Ave Fort Lauderdale, FL	3.0	1.0–2.0	1024	$3,759	$3.67	24d	1	0.82mi
2701 SW 4th Pl Fort Lauderdale, FL	2.0	2.0	820	$2,430	$2.96	5d	8	0.83mi
661 NW 21st Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	670	$1,800	$2.69	17d	1	0.83mi
101 SW 22nd Ave Fort Lauderdale, FL	3.0	2.0	1010	$7,500	$7.43	16d	1	0.86mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	10d	1	0.91mi
401 SW 25th Ave Fort Lauderdale, FL	3.0	1.5	1065	$3,200	$3.00	7d	1	0.91mi
2621 Riverland Dr Unit 2 Fort Lauderdale, FL	3.0	1.0	1012	$2,300	$2.27	21d	1	1.01mi
433 SW 22nd Ter Fort Lauderdale, FL	2.0	1.0	744	$2,450	$3.29	24d	1	1.04mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	24d	1	1.04mi
331 NW 39th Ave #1 Plantation, FL	4.0	1.0	1096	$3,000	$2.74	24d	1	1.08mi
439-441 NW 18th Ave Fort Lauderdale, FL	3.0	1.0	900	$2,200	$2.44	15d	1	1.11mi
600 NW 18th Ave Unit E Fort Lauderdale, FL	2.0	2.0	1100	$2,400	$2.18	24d	1	1.12mi
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	24d	1	1.16mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	20d	1	1.16mi
335 N State Road 7 Plantation, FL	1.0–3.0	1.0–2.0	1051	$3,000	$2.85	1d	26	1.18mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	24d	1	1.20mi
107 SW 18th Ave Unit 7 Fort Lauderdale, FL	2.0	1.0	900	$1,675	$1.86	24d	1	1.21mi
2611 SW 9th St Fort Lauderdale, FL	2.0	1.0	790	$1,850	$2.34	24d	1	1.21mi
2451 NW 13th Ct Fort Lauderdale, FL	2.0	1.0	600	$1,650	$2.75	24d	1	1.21mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	2d	1	1.21mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	24d	1	1.22mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	1.25mi
2349 NW 13th Ct Unit 2349 Fort Lauderdale, FL	2.0	1.0	572	$1,750	$3.06	24d	1	1.25mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	24d	1	1.26mi
433 NW 15th Way Fort Lauderdale, FL	2.0	2.0	1000	$3,799	$3.80	16d	1	1.26mi
533 NW 15th Way Fort Lauderdale, FL	3.0	1.0	1067	$2,198	$2.06	24d	1	1.26mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	24d	1	1.28mi
1805 SW 4th Ct Fort Lauderdale, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	1.29mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	5d	1	1.30mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	24d	1	1.30mi
424 NW 15th Ter Fort Lauderdale, FL	2.0	1.0	600	$1,695	$2.83	24d	1	1.35mi
4271 NW 5th St Plantation, FL	1.0–2.0	1.0	526	$1,800	$3.42	20d	2	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $299,900 Active 29 DOM
2. 2026-06-17
   days on market $299,900 Active 28 DOM
3. 2026-06-16
   days on market $299,900 Active 27 DOM
4. 2026-06-15
   days on market $299,900 Active 26 DOM
5. 2026-06-13
   days on market $299,900 Active 24 DOM
6. 2026-06-09
   days on market $299,900 Active 20 DOM
7. 2026-06-08
   days on market $299,900 Active 19 DOM
8. 2026-06-07
   days on market $299,900 Active 18 DOM
9. 2026-06-04
   days on market $299,900 Active 15 DOM
10. 2026-06-03
    days on market $299,900 Active 14 DOM
11. 2026-06-02
    days on market $299,900 Active 13 DOM
12. 2026-06-01
    days on market $299,900 Active 12 DOM
13. 2026-05-31
    days on market $299,900 Active 11 DOM
14. 2026-05-20
    listed $299,900 Active
15. 2026-03-18
    listed $5,000 Active

ⓘ 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: $5,784 · $482/mo
• Projected year-2 tax: $5,784 · $482/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 · 18 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: $32,421
• − Mortgage interest: −$16,799
• − Property taxes: −$5,784
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − Depreciation: −$8,724
• Taxable loss: −$5,573
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $795/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

+5898.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $299,900 MARMLS
• 2026-03-18 Listed $5,000 NFMLS

Property tax history

+19.5%/yr

Latest (2025): $5,784 · +7.1% YoY. Source: county tax records.