228 Hibiscus Ave #233 · Lauderdale-by-the-Sea, FL 33308

$224,900

1 bd · 1.0 ba · 610 sqft · Condo public records · 24 Days on market

Built 1965 $520/mo HOA · 16% of rent

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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 +25.9/30.0
• 1% rule +9.7/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one of South Florida's finest communities – Lauderdale-By-The-Sea, where paradise awaits at every turn. This charming 1 bedroom, 1 bathroom condo is nestled in a serene, 55+ community, offering a rare small-town vibe with just a few thousand residents. Located steps from the beach, this property features impact windows, newer A/C, and ceramic tile throughout, new appliances. The unit is partially furnished, move-in-ready. Positioned on the second floor, you'll enjoy peaceful living with easy access to a variety of popular restaurants, bars, and shops, all within walking distance or a short drive away. Don't miss your chance to call this peaceful, pristine condo your own and experience the unparalleled lifestyle that Lauderdale-By-The-Sea has to offer. Close to FLL airport & I-95

Key facts

• Tile floors
• Updated kitchen
• Impact windows

Tags

• UPDATED KITCHEN
• IMPACT WINDOWS
• TILE FLOORS
• WALKING DISTANCE TO NIGHTLIFE

Property features AI

Finance

• Financial info: Not a land-lease property; Pets not allowed
• HOA & community: Leisure By The Sea, North Condominium Association; Monthly association fee; Association amenities: Elevator(s), Laundry, Picnic area, Parking, Pool, Shuffleboard court, Storage; Association fee covers maintenance of grounds, sewer, trash, water, common areas, elevator, roof repairs, and pool service

Exterior

• Parking: One assigned open parking space; Guest parking
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable available; Electricity available; Water available; Sewer available
• Home design: Condominium; Single-level unit; Resale property; North-facing
• Construction: Built with stucco and CBS; Other roof
• Exterior features: Asphalt road frontage; Public maintained road; Not waterfront; Entry level: 2nd floor

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile / tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Satellite dish; Unfurnished; Drapes and rods
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.0% in Lauderdale-by-the-Sea — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Bayview Elementary School (math 79% / reading 85%, grade A+, #79 of 2,144 statewide, top 4%, 552 students, 23% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools at 48% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 48% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Broward average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 739 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 42% of the median local income ($94k/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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($222k) 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

• 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 $221,526 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.47% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,258
• Equity at exit: $33,533

10-year hold

• IRR: 11.1%
• Equity multiple: 1.90×
• Total profit: $56,690
• Equity at exit: $19,445

Cash invested: $62,972 (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 33308

• Rents YoY: 3.6%
• Active inventory: 739
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,306 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$94
• HOA: −$520
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $553

Break-even live

Break-even rent $2,606

Max offer price $224,900

Occupancy floor 78%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	0.56mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	5d	3	0.56mi
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	18d	1	0.69mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$3,200	$3.48	5d	4	1.34mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $224,900 Active 24 DOM
2. 2026-06-17
   days on market $224,900 Active 23 DOM
3. 2026-06-16
   days on market $224,900 Active 22 DOM
4. 2026-06-15
   days on market $224,900 Active 21 DOM
5. 2026-06-13
   remarks 463-char remark
6. 2026-06-13
   days on market $224,900 Active 19 DOM
7. 2026-06-09
   days on market $224,900 Active 15 DOM
8. 2026-06-08
   days on market $224,900 Active 14 DOM
9. 2026-06-07
   days on market $224,900 Active 13 DOM
10. 2026-06-04
    days on market $224,900 Active 10 DOM
11. 2026-06-03
    days on market $224,900 Active 9 DOM
12. 2026-06-02
    days on market $224,900 Active 8 DOM
13. 2026-06-01
    days on market $224,900 Active 7 DOM
14. 2026-05-31
    days on market $224,900 Active 6 DOM
15. 2026-05-25
    listed $224,900 Active
16. 2025-03-10
    soldstatus $208,000 Closed 812-char remark

    Show marketing remark (812 chars)

    Welcome to one of South Florida's finest communities – Lauderdale-By-The-Sea, where paradise awaits at every turn. This charming 1 bedroom, 1 bathroom condo is nestled in a serene, 55+ community, offering a rare small-town vibe with just a few thousand residents. Located steps from the beach, this property features impact windows, newer A/C, and ceramic tile throughout, new appliances. The unit is partially furnished, move-in-ready. Positioned on the second floor, you'll enjoy peaceful living with easy access to a variety of popular restaurants, bars, and shops, all within walking distance or a short drive away. Don't miss your chance to call this peaceful, pristine condo your own and experience the unparalleled lifestyle that Lauderdale-By-The-Sea has to offer. Close to FLL airport & I-95

17. 2025-03-10
    soldstatus $208,000

    Show marketing remark (812 chars)

    Welcome to one of South Florida's finest communities – Lauderdale-By-The-Sea, where paradise awaits at every turn. This charming 1 bedroom, 1 bathroom condo is nestled in a serene, 55+ community, offering a rare small-town vibe with just a few thousand residents. Located steps from the beach, this property features impact windows, newer A/C, and ceramic tile throughout, new appliances. The unit is partially furnished, move-in-ready. Positioned on the second floor, you'll enjoy peaceful living with easy access to a variety of popular restaurants, bars, and shops, all within walking distance or a short drive away. Don't miss your chance to call this peaceful, pristine condo your own and experience the unparalleled lifestyle that Lauderdale-By-The-Sea has to offer. Close to FLL airport & I-95

18. 2025-02-11
    historical Active Under Contract 812-char remark

    Show marketing remark (812 chars)

    Welcome to one of South Florida's finest communities – Lauderdale-By-The-Sea, where paradise awaits at every turn. This charming 1 bedroom, 1 bathroom condo is nestled in a serene, 55+ community, offering a rare small-town vibe with just a few thousand residents. Located steps from the beach, this property features impact windows, newer A/C, and ceramic tile throughout, new appliances. The unit is partially furnished, move-in-ready. Positioned on the second floor, you'll enjoy peaceful living with easy access to a variety of popular restaurants, bars, and shops, all within walking distance or a short drive away. Don't miss your chance to call this peaceful, pristine condo your own and experience the unparalleled lifestyle that Lauderdale-By-The-Sea has to offer. Close to FLL airport & I-95

19. 2025-01-10
    listed $212,000 Active 812-char remark

    Show marketing remark (812 chars)

    Welcome to one of South Florida's finest communities – Lauderdale-By-The-Sea, where paradise awaits at every turn. This charming 1 bedroom, 1 bathroom condo is nestled in a serene, 55+ community, offering a rare small-town vibe with just a few thousand residents. Located steps from the beach, this property features impact windows, newer A/C, and ceramic tile throughout, new appliances. The unit is partially furnished, move-in-ready. Positioned on the second floor, you'll enjoy peaceful living with easy access to a variety of popular restaurants, bars, and shops, all within walking distance or a short drive away. Don't miss your chance to call this peaceful, pristine condo your own and experience the unparalleled lifestyle that Lauderdale-By-The-Sea has to offer. Close to FLL airport & I-95

20. 2024-03-11
    soldstatus $184,900
21. 2002-04-25
    soldstatus $71,500
22. 1965-03-01
    soldstatus $11,000

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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 (unshaded) · 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,675
• − Mortgage interest: −$12,598
• − Property taxes: −$3,188
• − Insurance: −$1,124
• − Repairs & maintenance: −$3,174
• − Management: −$3,174
• − HOA: −$6,240
• − Depreciation: −$6,543
• Taxable income: $3,634
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $5,766/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 — Lauderdale-by-the-Sea

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lauderdale-by-the-Sea, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -417.95%
• Current HPI: 325.3902
• Rent YoY: ▲ 3.63%
• 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

+1944.5% since first listed

8 events — show timeline

• 2026-05-25 Listed $224,900 Beaches MLS
• 2025-03-10 Sold (Public Records) $208,000 Public Records
• 2025-03-10 Sold (MLS) $208,000 MARMLS
• 2025-02-11 Contingent — MARMLS
• 2025-01-10 Listed $212,000 MARMLS
• 2024-03-11 Sold (Public Records) $184,900 Public Records
• 2002-04-25 Sold (Public Records) $71,500 Public Records
• 1965-03-01 Sold (Public Records) $11,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $3,188 · -17.8% YoY. Source: county tax records.