5401 NE 18th Ave · Fort Lauderdale, FL 33334

$663,200

8 bd · 4.0 ba · 2,080 sqft · MultiFamily · 262 Days on market

Built 1963

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• 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: 2 units. confirmed

Listing remarks

Cozy side by side duplex with the privacy of a single house! High wood loaf ceiling like a cabin! Plenty of parking spaces! Private porch and back yard! Private laundry room with washer and dryer! Kichen remodeled with granite countertop and back splash! Split AC system in all the rooms, energy saving! Conveniently located east of I 95, by Commercial Blvd, by Federal Hwy and North of Holly Cross Hospital! Close to the beach and great schools!

Key facts

• Private porch
• Back yard
• Kitchen remodeled

Tags

• SIDE BY SIDE DUPLEX
• WOOD LOAF CEILING
• PRIVATE PORCH
• BACK YARD
• PRIVATE LAUNDRY ROOM
• KITCHEN REMODELED

Property features AI

Finance

• Financial info: One unit shows actual rent of $3,898 and is month-to-month

Exterior

• Parking: Open parking with a total of 8 parking spaces
• Utilities: Cable available; Public sewer
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Less than quarter acre lot; Zoned RMM-25

Interior

• Bedrooms: Two units with a total of 4 bedrooms (units described as unfurnished)
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms across the units
• Heating & cooling: Wall furnace heating
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $663k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive. Per door: $460/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $663k).
• Recommended offer: $584k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 356 active listings in the ZIP; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,967/mo this rent would consume 111% of the median local household income ($75k/yr) (locally 1755% 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 $5k of loan paydown is wiped out by about $20k 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 262 days — a 12% lower offer ($584k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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.

Risks & watch-outs

• 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 $583,616 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-55,594
• Equity at exit: $98,885

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-118
• Equity at exit: $57,341

Cash invested: $185,696 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 356
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $6,967 high
• Mortgage (P&I): −$3,478
• Tax est. 1.5%: −$829 /mo · $9,948/yr
• Insurance: −$276
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,463
• Net cashflow: $921

Break-even live

Break-even rent $5,802

Max offer price $663,200

Occupancy floor 82%

Sensitivity live

Price	-10% $1,379	-5% $1,150	+0% $921	+5% $692	+10% $462
Rent	-10% $370	-5% $646	+0% $921	+5% $1,196	+10% $1,471
Rate	-1.0pp $1,255	-0.5pp $1,089	base $921	+0.5pp $749	+1.0pp $574

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,968
Total (2 units)			$6,967

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: $165,800
• Closing costs: $19,896
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-21
   days on market $663,200 Active 262 DOM
2. 2026-06-18
   days on market $663,200 Active 259 DOM
3. 2026-06-17
   days on market $663,200 Active 258 DOM
4. 2026-06-16
   days on market $663,200 Active 257 DOM
5. 2026-06-15
   days on market $663,200 Active 256 DOM
6. 2026-06-13
   days on market $663,200 Active 254 DOM
7. 2026-06-09
   days on market $663,200 Active 250 DOM
8. 2026-06-07
   pricedays on market $663,200 Active 248 DOM
9. 2026-06-04
   days on market $663,300 Active 245 DOM
10. 2026-06-03
    days on market $663,300 Active 244 DOM
11. 2026-06-02
    days on market $663,300 Active 243 DOM
12. 2026-06-01
    days on market $663,300 Active 242 DOM
13. 2026-05-31
    days on market $663,300 Active 241 DOM
14. 2026-05-20
    price $663,000
15. 2026-05-16
    price $662,000
16. 2026-03-03
    price $663,000
17. 2026-01-16
    price $665,000
18. 2025-12-17
    price $668,000
19. 2025-07-08
    historical $1,945
20. 2025-06-26
    price $1,945
21. 2025-06-18
    price $1,895
22. 2025-05-21
    price $1,995
23. 2025-05-12
    price $1,998
24. 2025-05-09
    price $1,995
25. 2025-05-03
    price $1,998
26. 2025-04-22
    price $1,999
27. 2025-04-21
    listed $669,000 Active
28. 2025-04-17
    price $1,998
29. 2025-04-13
    price $1,995
30. 2025-04-09
    price $1,998
31. 2025-01-31
    listed $2,095
32. 2024-04-08
    historical
33. 2024-03-27
    price $738,000
34. 2024-01-25
    price $768,000
35. 2023-10-20
    price $798,000
36. 2023-10-08
    listed $898,000 Active
37. 2022-01-14
    price $550,000
38. 2021-10-14
    price $488,000
39. 2021-09-16
    price $468,000
40. 2021-06-27
    listed $398,000 Active
41. 2021-04-06
    historical
42. 2021-03-03
    price $448,000
43. 2020-10-15
    price $489,000
44. 2020-05-27
    listed $499,000 Active
45. 2002-08-09
    historical
46. 2002-05-08
    listed $229,000

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $83,604
• − Mortgage interest: −$37,150
• − Property taxes: −$9,948
• − Insurance: −$3,316
• − Repairs & maintenance: −$6,688
• − Management: −$6,688
• − Depreciation: −$19,293
• Taxable income: $521
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $10,923/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): 30,935
• Household income: $75,361
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1755.0

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 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 32% Two or more races 25% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 5% Lithuanian 3% Romanian 2%
• Foreign-born: 31% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 28% Other Indo-European 5% 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: ▼ -208.58%
• Current HPI: 394.9526
• Rent YoY: ▲ 2.01%
• 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

+189.5% since first listed

33 events — show timeline

• 2026-05-20 Price Changed $663,000 MARMLS
• 2026-05-16 Price Changed $662,000 MARMLS
• 2026-03-03 Price Changed $663,000 MARMLS
• 2026-01-16 Price Changed $665,000 MARMLS
• 2025-12-17 Price Changed $668,000 MARMLS
• 2025-07-08 Rental Removed $1,945 GFLMLS
• 2025-06-26 Price Changed $1,945 GFLMLS
• 2025-06-18 Price Changed $1,895 GFLMLS
• 2025-05-21 Price Changed $1,995 GFLMLS
• 2025-05-12 Price Changed $1,998 GFLMLS
• 2025-05-09 Price Changed $1,995 GFLMLS
• 2025-05-03 Price Changed $1,998 GFLMLS
• 2025-04-22 Price Changed $1,999 GFLMLS
• 2025-04-21 Listed $669,000 MARMLS
• 2025-04-17 Price Changed $1,998 GFLMLS
• 2025-04-13 Price Changed $1,995 GFLMLS
• 2025-04-09 Price Changed $1,998 GFLMLS
• 2025-01-31 Listed for Rent $2,095 GFLMLS
• 2024-04-08 Listing Removed — MARMLS
• 2024-03-27 Price Changed $738,000 MARMLS
• 2024-01-25 Price Changed $768,000 MARMLS
• 2023-10-20 Price Changed $798,000 MARMLS
• 2023-10-08 Listed $898,000 MARMLS
• 2022-01-14 Price Changed $550,000 MARMLS
• 2021-10-14 Price Changed $488,000 MARMLS
• 2021-09-16 Price Changed $468,000 MARMLS
• 2021-06-27 Listed $398,000 MARMLS
• 2021-04-06 Listing Removed — MARMLS
• 2021-03-03 Price Changed $448,000 MARMLS
• 2020-10-15 Price Changed $489,000 MARMLS
• 2020-05-27 Listed $499,000 MARMLS
• 2002-08-09 Listing Removed — Beaches MLS
• 2002-05-08 Listed $229,000 Beaches MLS