6263 NE 19th Ave #1024 · Fort Lauderdale, FL 33308

$135,000

1 bd · 2.0 ba · 650 sqft · Condo public records · 90 Days on market

Built 1967 $359/mo HOA · 16% of rent

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Why this score? — see what drove the B 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

1BR/1.5BA Unit in convenient location only 5 minutes to the beach or I-95! This attractively renovated and furnished unit features New Stainless Steel appliances and bright lighting! Recent A/C and water heater and a spacious bedroom with 2 large closets! Your parking spot can't get any closer and the laundry is just a few feet away. Enjoy grilling and have a picnic in the neighborhood, take a splash in the pool, or take a stroll through the library in the Clubhouse. Well maintained, this lovely complex has nearby access to shopping centers, Publix, and cafes.

Key facts

• California closets
• Brand new windows
• New roof

Tags

• CALIFORNIA CLOSETS
• NEW ROOF
• BRAND NEW WINDOWS

Property features AI

Finance

• Other: Land lease not required
• HOA & community: Monthly association fee of $359; Association amenities: clubhouse, laundry, picnic area, parking, pool, shuffleboard court, library, maintenance, recreation facilities; Association fee covers grounds and structure maintenance, pest control, trash, water, reserve funds, roof repairs, pool service; Senior community; Pets not allowed

Exterior

• Parking: One parking space (asphalt)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Stock cooperative; Resale, updated/remodeled; Second-floor entry; Faces east; 2-story building
• Construction: Block construction; Metal roof; Building contains 144 units; Building area approximately 650 (assessor)
• Exterior features: Terrace; Landscaped grounds; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Storm windows; Visitor bathroom
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Zoned schools: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL).
• Market conditions: Rents rising (+3.6%/yr); 739 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $108k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 1.66% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 5.0

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $8,123
• Equity at exit: $20,129

10-year hold

• IRR: 15.7%
• Equity multiple: 2.34×
• Total profit: $50,565
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,241 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$56
• HOA: −$359
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $444

Break-even live

Break-even rent $1,678

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,963	$2.52	1d	40	1.43mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$2,600	$2.76	2d	31	1.44mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	24d	1	1.50mi

HOA detail condo

• Monthly dues: $359 · $4,308/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 90 DOM
2. 2026-06-17
   days on market $135,000 Active 89 DOM
3. 2026-06-16
   days on market $135,000 Active 88 DOM
4. 2026-06-15
   days on market $135,000 Active 87 DOM
5. 2026-06-13
   days on market $135,000 Active 85 DOM
6. 2026-06-09
   days on market $135,000 Active 81 DOM
7. 2026-06-08
   days on market $135,000 Active 80 DOM
8. 2026-06-07
   days on market $135,000 Active 79 DOM
9. 2026-06-04
   days on market $135,000 Active 76 DOM
10. 2026-06-03
    days on market $135,000 Active 75 DOM
11. 2026-06-02
    days on market $135,000 Active 74 DOM
12. 2026-06-01
    days on market $135,000 Active 73 DOM
13. 2026-05-31
    days on market $135,000 Active 72 DOM
14. 2026-03-19
    listed $135,000 Active
15. 2022-03-04
    soldstatus $108,000 Closed 566-char remark

    Show marketing remark (566 chars)

    1BR/1.5BA Unit in convenient location only 5 minutes to the beach or I-95! This attractively renovated and furnished unit features New Stainless Steel appliances and bright lighting! Recent A/C and water heater and a spacious bedroom with 2 large closets! Your parking spot can't get any closer and the laundry is just a few feet away. Enjoy grilling and have a picnic in the neighborhood, take a splash in the pool, or take a stroll through the library in the Clubhouse. Well maintained, this lovely complex has nearby access to shopping centers, Publix, and cafes.

16. 2022-02-07
    historical Active Under Contract 566-char remark

    Show marketing remark (566 chars)

    1BR/1.5BA Unit in convenient location only 5 minutes to the beach or I-95! This attractively renovated and furnished unit features New Stainless Steel appliances and bright lighting! Recent A/C and water heater and a spacious bedroom with 2 large closets! Your parking spot can't get any closer and the laundry is just a few feet away. Enjoy grilling and have a picnic in the neighborhood, take a splash in the pool, or take a stroll through the library in the Clubhouse. Well maintained, this lovely complex has nearby access to shopping centers, Publix, and cafes.

17. 2022-01-18
    listed $108,000 Active 566-char remark

    Show marketing remark (566 chars)

    1BR/1.5BA Unit in convenient location only 5 minutes to the beach or I-95! This attractively renovated and furnished unit features New Stainless Steel appliances and bright lighting! Recent A/C and water heater and a spacious bedroom with 2 large closets! Your parking spot can't get any closer and the laundry is just a few feet away. Enjoy grilling and have a picnic in the neighborhood, take a splash in the pool, or take a stroll through the library in the Clubhouse. Well maintained, this lovely complex has nearby access to shopping centers, Publix, and cafes.

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $26,888
• − Mortgage interest: −$7,562
• − Property taxes: −$2,432
• − Insurance: −$675
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − HOA: −$4,308
• − Depreciation: −$3,927
• Taxable income: $3,681
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $4,447/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

+25.0% since first listed

4 events — show timeline

• 2026-03-19 Listed $135,000 Beaches MLS
• 2022-03-04 Sold (MLS) $108,000 Beaches MLS
• 2022-02-07 Contingent — Beaches MLS
• 2022-01-18 Listed $108,000 Beaches MLS

Property tax history

+8.2%/yr

Latest (2025): $2,432 · +67.6% YoY. Source: county tax records.