900 NE 18th Ave Apt 306 · Fort Lauderdale, FL 33304

$219,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 166 Days on market

Built 1970

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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 +6.3/30.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious & amp; beautifully upgraded 2bed/1bath corner unit in desirable Victoria Park Towers. This bright southeast-facing unit is bathed in natural light. Cooks kitchen with granite counters, stainless appliances & amp; wood cabinets. Hardwood floors throughout. Balcony. Tons of storage in the unit as well as bonus large storage closet in hallway. Whole unit was repainted October 2025. Enjoy wonderful sunrises & amp; dining on your east facing balcony overlooking the sparkling heated pool. Assigned parking space right at front entrance! Shared Laundry. Everything you could want is nearby-Beach, Galleria, Las Olas, Starbucks, Publix & amp; Trader Joes, Gateway Theater, Rest

Key facts

• East facing balcony
• Cooks kitchen
• Stainless appliances

Tags

• COOKS KITCHEN
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• HARDWOOD FLOORS
• EAST FACING BALCONY
• SPARKLING HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.2% 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 (+2.8%/yr); 630 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 32% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 166 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask is 11426% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,720 (12.0% 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 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 4.18%
• Cash-on-cash: -7.56%
• DSCR: 0.66
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.02×
• Total profit: $-60,205
• Equity at exit: $32,654

10-year hold

• IRR: -30.8%
• Equity multiple: -0.38×
• Total profit: $-84,598
• Equity at exit: $18,935

Cash invested: $61,320 (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 33304

• Rents YoY: 2.8%
• Active inventory: 630
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$359 /mo · $4,314/yr
• Insurance: −$91
• HOA est. from 8 same-building comps: −$600
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-386

Break-even live

Break-even rent $2,784

Max offer price $150,774

Occupancy floor —

Sensitivity live

Price	-10% $-262	-5% $-324	+0% $-386	+5% $-448	+10% $-510
Rent	-10% $-568	-5% $-477	+0% $-386	+5% $-296	+10% $-205
Rate	-1.0pp $-276	-0.5pp $-331	base $-386	+0.5pp $-443	+1.0pp $-501

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 NE 19th Ave Unit B Fort Lauderdale, FL	2.0	1.0	1000	$2,000	$2.00	25d	1	0.08mi
1911 NE 8th Ct Fort Lauderdale, FL	1.0	1.0	650	$1,650	$2.54	25d	1	0.10mi
824 NE 17th Ter Unit 6 Fort Lauderdale, FL	1.0	1.0	650	$1,625	$2.50	25d	1	0.16mi
1704 NE 9th St Fort Lauderdale, FL	1.0	1.0	650	$1,800	$2.77	12d	1	0.22mi
828 NE 17th Ave Unit 2 Fort Lauderdale, FL	2.0	2.0	850	$2,250	$2.65	25d	1	0.22mi
832 NE 17th Ave Fort Lauderdale, FL	1.0	1.0	850	$2,250	$2.65	25d	1	0.22mi
1020 N Victoria Park Rd Unit 26 Fort Lauderdale, FL	1.0	1.0	700	$2,095	$2.99	25d	1	0.23mi
815 Middle River Dr Fort Lauderdale, FL	1.0	1.0	555	$1,850	$3.33	0d	2	0.24mi
815 Middle River Dr #203 Fort Lauderdale, FL	1.0	1.0	660	$1,900	$2.88	21d	1	0.25mi
1160 N Federal Hwy #315 Fort Lauderdale, FL	1.0	1.0	900	$1,950	$2.17	25d	1	0.27mi
1620 NE 8th St Fort Lauderdale, FL	2.0	1.0	1100	$3,500	$3.18	16d	1	0.28mi
746 NE 16th Ter Fort Lauderdale, FL	2.0	2.0	1000	$5,500	$5.50	22d	1	0.29mi
1640 E Sunrise Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1034	$3,139	$3.04	0d	12	0.30mi
1101 NE 18th Ave Unit 8 Fort Lauderdale, FL	1.0	1.0	600	$2,000	$3.33	25d	1	0.31mi
1015 NE 17th Ave Unit 203 Fort Lauderdale, FL	2.0	1.0	725	$1,995	$2.75	15d	1	0.33mi
1715 NE 11th St Fort Lauderdale, FL	1.0	1.0	600	$1,900	$3.17	25d	1	0.35mi
1713 NE 11th St Unit A Fort Lauderdale, FL	1.0	1.0	600	$1,750	$2.92	25d	1	0.36mi
847 NE 16th Ave Unit 1369651P Fort Lauderdale, FL	1.0	1.0	645	$3,364	$5.22	6d	1	0.36mi
1614 NE 7th St Fort Lauderdale, FL	1.0	1.0	879	$2,200	$2.50	23d	1	0.37mi
737 NE 16th Ave Unit 4 Fort Lauderdale, FL	2.0	2.0	1029	$2,300	$2.24	6d	1	0.38mi
917 NE 16th Ave #16 Fort Lauderdale, FL	2.0	2.0	960	$2,350	$2.45	15d	1	0.39mi
917 NE 16th Ave #16 Fort Lauderdale, FL	2.0	2.0	960	$2,250	$2.34	25d	1	0.39mi
717 NE 16th Ave Unit 717A Fort Lauderdale, FL	1.0	1.0	705	$1,800	$2.55	25d	1	0.39mi
727 NE 16th Ave Unit 727D Fort Lauderdale, FL	1.0	1.0	705	$1,750	$2.48	0d	1	0.39mi
727 NE 16th Ave Unit 727D Fort Lauderdale, FL	1.0	1.0	705	$1,850	$2.62	25d	1	0.39mi
719 NE 16th Ave Unit 719B Fort Lauderdale, FL	2.0	1.0	936	$2,200	$2.35	0d	1	0.39mi
1136 NE 17th Way Fort Lauderdale, FL	2.0	1.0	820	$2,000	$2.44	6d	1	0.40mi
701 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0	656	$1,999	$3.05	16d	4	0.40mi
701 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0	641	$1,889	$2.95	4d	2	0.40mi
701 NE 16th Ave Fort Lauderdale, FL	2.0	1.0	725	$1,869	$2.58	4d	2	0.40mi
701 NE 16th Ave Fort Lauderdale, FL	2.0	1.0	725	$1,944	$2.68	5d	2	0.40mi
1108 NE 16th Ter Apt 1 Fort Lauderdale, FL	2.0	1.0	700	$1,950	$2.79	25d	1	0.42mi
1119 NE 17th Ave Fort Lauderdale, FL	2.0	2.0	900	$2,400	$2.67	25d	1	0.42mi
716 NE 14th Ave Unit 4 Fort Lauderdale, FL	1.0	1.0	600	$1,775	$2.96	25d	1	0.47mi
501 NE 17th Ave Fort Lauderdale, FL	2.0	1.0	750	$2,099	$2.80	22d	1	0.48mi
501 NE 17th Ave Unit 3 Fort Lauderdale, FL	2.0	1.0	750	$2,099	$2.80	23d	1	0.48mi
2424 NE 9th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1000	$2,950	$2.95	0d	2	0.51mi
2424 NE 9th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1000	$2,950	$2.95	4d	3	0.51mi
2424 NE 9th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1000	$2,950	$2.95	25d	3	0.51mi
1508 NE 6th St Unit A Fort Lauderdale, FL	2.0	1.0	804	$3,500	$4.35	25d	1	0.51mi

HOA detail condo

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

Listing history 34 events

1. 2026-06-21
   days on market $219,000 Active 166 DOM
2. 2026-06-18
   days on market $219,000 Active 163 DOM
3. 2026-06-17
   days on market $219,000 Active 162 DOM
4. 2026-06-16
   days on market $219,000 Active 161 DOM
5. 2026-06-15
   days on market $219,000 Active 160 DOM
6. 2026-06-13
   days on market $219,000 Active 158 DOM
7. 2026-06-09
   days on market $219,000 Active 154 DOM
8. 2026-06-07
   days on market $219,000 Active 152 DOM
9. 2026-06-04
   days on market $219,000 Active 149 DOM
10. 2026-06-03
    days on market $219,000 Active 148 DOM
11. 2026-06-02
    days on market $219,000 Active 147 DOM
12. 2026-06-01
    days on market $219,000 Active 146 DOM
13. 2026-05-31
    days on market $219,000 Active 145 DOM
14. 2026-05-05
    historical
15. 2026-03-28
    historical Active Under Contract
16. 2026-02-18
    historical $1,900
17. 2026-02-09
    listed $1,900
18. 2026-02-07
    listed $215,000 Active
19. 2026-01-05
    listed $219,000 Active
20. 2025-10-14
    historical $1,800
21. 2025-10-08
    listed $1,800
22. 2025-09-29
    historical $1,895
23. 2025-09-13
    listed $1,895
24. 2025-08-06
    historical $2,000
25. 2025-07-14
    listed $2,000
26. 2025-07-08
    historical $2,000
27. 2025-05-09
    listed $2,000
28. 2025-04-16
    historical $2,100
29. 2025-03-31
    price $2,100
30. 2025-03-12
    price $2,200
31. 2025-02-20
    listed $2,300
32. 2005-11-21
    soldstatus $276,000
33. 2005-11-21
    soldstatus $276,000
34. 2002-03-20
    soldstatus $97,500

ⓘ 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: $4,314 · $359/mo
• Projected year-2 tax: $4,314 · $359/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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $27,539
• − Mortgage interest: −$12,267
• − Property taxes: −$4,314
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$7,200
• − Depreciation: −$6,371
• Taxable loss: −$8,114
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $-2,687/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): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% 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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

-98.1% since first listed

21 events — show timeline

• 2026-05-05 Listing Removed — MARMLS
• 2026-03-28 Contingent — MARMLS
• 2026-02-18 Rental Removed $1,900 MARMLS
• 2026-02-09 Listed for Rent $1,900 MARMLS
• 2026-02-07 Listed $215,000 MARMLS
• 2026-01-05 Listed $219,000 Fizber.com
• 2025-10-14 Rental Removed $1,800 GFLMLS
• 2025-10-08 Listed for Rent $1,800 GFLMLS
• 2025-09-29 Rental Removed $1,895 GFLMLS
• 2025-09-13 Listed for Rent $1,895 GFLMLS
• 2025-08-06 Rental Removed $2,000 GFLMLS
• 2025-07-14 Listed for Rent $2,000 GFLMLS
• 2025-07-08 Rental Removed $2,000 GFLMLS
• 2025-05-09 Listed for Rent $2,000 GFLMLS
• 2025-04-16 Rental Removed $2,100 GFLMLS
• 2025-03-31 Price Changed $2,100 GFLMLS
• 2025-03-12 Price Changed $2,200 GFLMLS
• 2025-02-20 Listed for Rent $2,300 GFLMLS
• 2005-11-21 Sold (Public Records) $276,000 Public Records
• 2005-11-21 Sold (Public Records) $276,000 Public Records
• 2002-03-20 Sold (Public Records) $97,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $4,314 · +0.1% YoY. Source: county tax records.