2170 NE 51st Ct Unit C3 · Fort Lauderdale, FL 33308

$204,000

1 bd · 1.0 ba · 700 sqft · Condo public records · 294 Days on market

Built 1965 $467/mo HOA · 17% 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 +20.9/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful updated 1 Bedroom 1 bath condo. Large front patio. NEW AC . NEW water heater. NO lease first year.

Key facts

• Community pool
• Smoked glass shower
• Modern kitchen

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• IMPACT WINDOWS
• SMOKED GLASS SHOWER
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions (conditional or no)
• HOA & community: Quarterly association fee; Association fee includes management, common areas, insurance, legal/accounting, structure maintenance, pool maintenance, reserve fund, roof, sewer, trash, and water; Community amenities: clubhouse, laundry facility, pool, shuffleboard court

Exterior

• Parking: Assigned parking (one space); Guest parking available
• Security: Security/high-impact doors
• Utilities: Cable available
• Home design: Attached property; 2-story building; Entry at first level; Faces west
• Construction: Block construction; Effective year built
• Exterior features: Courtyard; Porch; Open patio/porch; Security/high-impact doors

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Bedroom on main level; First-floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $204k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $204k).
• Recommended offer: $180k (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.
• Market conditions: Rents rising (+3.6%/yr); 739 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% 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 $1k of loan paydown is wiped out by about $6k 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 294 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask is 11233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $204k implies a 70% gain — meaningful room to come down on a strong offer.

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 $179,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.37% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 6.1

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-12,830
• Equity at exit: $30,417

10-year hold

• IRR: 4.8%
• Equity multiple: 1.37×
• Total profit: $20,972
• Equity at exit: $17,638

Cash invested: $57,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$1,070
• Tax from tax record: −$300 /mo · $3,600/yr
• Insurance: −$85
• HOA: −$467
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $284

Break-even live

Break-even rent $2,433

Max offer price $204,000

Occupancy floor 85%

Sensitivity live

Price	-10% $399	-5% $342	+0% $284	+5% $226	+10% $169
Rent	-10% $63	-5% $174	+0% $284	+5% $394	+10% $505
Rate	-1.0pp $387	-0.5pp $336	base $284	+0.5pp $231	+1.0pp $177

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	3d	59	1.37mi
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	18d	1	1.41mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	15d	45	1.44mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $204,000 Active 294 DOM
2. 2026-06-17
   days on market $204,000 Active 293 DOM
3. 2026-06-16
   days on market $204,000 Active 292 DOM
4. 2026-06-15
   days on market $204,000 Active 291 DOM
5. 2026-06-13
   days on market $204,000 Active 289 DOM
6. 2026-06-09
   days on market $204,000 Active 285 DOM
7. 2026-06-07
   days on market $204,000 Active 283 DOM
8. 2026-06-04
   pricedays on market $204,000 Active 280 DOM
9. 2026-06-03
   days on market $209,000 Active 279 DOM
10. 2026-06-02
    days on market $209,000 Active 278 DOM
11. 2026-06-01
    days on market $209,000 Active 277 DOM
12. 2026-05-31
    days on market $209,000 Active 276 DOM
13. 2026-02-17
    historical $1,800
14. 2026-02-15
    price $209,000
15. 2026-02-06
    listed $1,800
16. 2026-02-04
    status Active
17. 2026-02-01
    historical $1,800
18. 2026-01-31
    historical
19. 2025-12-24
    price $212,000
20. 2025-10-23
    status Active
21. 2025-10-22
    historical
22. 2025-10-17
    price $1,800
23. 2025-10-16
    price $215,000
24. 2025-09-12
    listed $1,900
25. 2025-08-21
    listed $220,000 Active
26. 2024-06-26
    historical
27. 2024-06-12
    historical $1,945
28. 2024-06-06
    listed $215,000 Active
29. 2024-05-18
    price $1,945
30. 2024-05-01
    price $2,050
31. 2024-04-03
    listed $2,100
32. 2020-11-19
    soldstatus $120,000 Closed 109-char remark

    Show marketing remark (109 chars)

    Beautiful updated 1 Bedroom 1 bath condo. Large front patio. NEW AC . NEW water heater. NO lease first year.

33. 2020-10-23
    historical Contingent 109-char remark

    Show marketing remark (109 chars)

    Beautiful updated 1 Bedroom 1 bath condo. Large front patio. NEW AC . NEW water heater. NO lease first year.

34. 2020-10-23
    listed $125,000 Active 109-char remark

    Show marketing remark (109 chars)

    Beautiful updated 1 Bedroom 1 bath condo. Large front patio. NEW AC . NEW water heater. NO lease first year.

35. 2018-11-28
    soldstatus $103,000
36. 2005-04-06
    soldstatus $112,000
37. 1999-03-03
    soldstatus $44,000
38. 1992-05-11
    soldstatus $35,000

ⓘ 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: $3,600 · $300/mo
• Projected year-2 tax: $3,600 · $300/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 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: $33,506
• − Mortgage interest: −$11,427
• − Property taxes: −$3,600
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − HOA: −$5,604
• − Depreciation: −$5,935
• Taxable income: $559
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $3,274/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): 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

-94.9% since first listed

26 events — show timeline

• 2026-02-17 Rental Removed $1,800 MARMLS
• 2026-02-15 Price Changed $209,000 MARMLS
• 2026-02-06 Listed for Rent $1,800 MARMLS
• 2026-02-04 Relisted — MARMLS
• 2026-02-01 Rental Removed $1,800 MARMLS
• 2026-01-31 Listing Removed — MARMLS
• 2025-12-24 Price Changed $212,000 MARMLS
• 2025-10-23 Relisted — MARMLS
• 2025-10-22 Listing Removed — MARMLS
• 2025-10-17 Price Changed $1,800 MARMLS
• 2025-10-16 Price Changed $215,000 MARMLS
• 2025-09-12 Listed for Rent $1,900 MARMLS
• 2025-08-21 Listed $220,000 MARMLS
• 2024-06-26 Listing Removed — MARMLS
• 2024-06-12 Rental Removed $1,945 MARMLS
• 2024-06-06 Listed $215,000 MARMLS
• 2024-05-18 Price Changed $1,945 MARMLS
• 2024-05-01 Price Changed $2,050 MARMLS
• 2024-04-03 Listed for Rent $2,100 MARMLS
• 2020-11-19 Sold (MLS) $120,000 Beaches MLS
• 2020-10-23 Contingent — Beaches MLS
• 2020-10-23 Listed $125,000 Beaches MLS
• 2018-11-28 Sold (Public Records) $103,000 Public Records
• 2005-04-06 Sold (Public Records) $112,000 Public Records
• 1999-03-03 Sold (Public Records) $44,000 Public Records
• 1992-05-11 Sold (Public Records) $35,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,600 · +712.1% YoY. Source: county tax records.