2500 NE 48th Ln #507 · Fort Lauderdale, FL 33308

$289,000

2 bd · 2.0 ba · 1,276 sqft · Condo public records · 182 Days on market

Built 1975

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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 +18.4/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Welcome to Country Club Towers, a peaceful and sought-after condominium complex in Coral Ridge. This beautiful 1,276 sq ft, 2-bed, 2-bath unit offers breathtaking 5th-floor views of Coral Ridge Country Club golf course and is just one mile from Lauderdale-by-the-Sea. The building has passed its 40-and 50-year inspections with no pending assessments and has FULLY FUNDED RESERVES. Amenities include modernized elevators, washer/dryer rooms on each floor, a pool with golf course views, 24-hour security cameras, secure entry, and on-site management. New impact windows, one covered parking space with overflow parking available. Walking distance to Holy Cross Hospital, dining, shopping, and the be

Key facts

• Breathtaking views
• Washer dryer rooms
• Secure entry

Tags

• BREATHTAKING VIEWS
• MODERNIZED ELEVATORS
• WASHER DRYER ROOMS
• POOL WITH VIEWS
• 24 HOUR SECURITY CAMERAS
• SECURE ENTRY

Property features AI

Finance

• Other: Association pool (heated); Association-managed amenities
• Financial info: Pets allowed (conditional; restrictions may apply)
• HOA & community: Monthly association fee; Association fee covers management, common areas, cable TV, laundry, grounds maintenance, structure maintenance, pest control, pool(s), reserve fund, sewer, security, trash and water; Community amenities include community kitchen, hobby room, laundry, library, pool, storage, trash service, vehicle wash area and elevators

Exterior

• Parking: Detached garage (1 space); Assigned parking; Guest parking; One covered space
• Security: Closed-circuit cameras; Lobby secured; Phone entry; Smoke detectors
• Utilities: Cable available; Electric service with fuses
• Home design: Condominium (attached); North-facing; Entry on 5th level; 8-story building
• Construction: Block construction; Resale property
• Exterior features: Courtyard; On golf course; Waterfront; Exterior lighting; Security/high impact doors

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Impact glass windows; Living/Dining room; Main living area on entry level
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $3,919/mo this rent would consume 50% of the median local household income ($94k/yr) (locally 912% 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 $2k of loan paydown is wiped out by about $9k 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 182 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $289k implies a 228% gain — meaningful room to come down on a strong offer.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1975 — 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: 1.36% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• 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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-26,573
• Equity at exit: $43,091

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $11,696
• Equity at exit: $24,987

Cash invested: $80,920 (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: $3,919 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$120
• HOA est. from 8 same-building comps: −$1,012
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $270

Break-even live

Break-even rent $3,578

Max offer price $289,000

Occupancy floor 88%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4800 NE 25th Ave Apt N Fort Lauderdale, FL	2.0	2.0	1800	$3,200	$1.78	21d	1	0.05mi
4800 NE 25th Ave Apt N Fort Lauderdale, FL	2.0	2.0	1800	$3,200	$1.78	17d	1	0.05mi
4804 NE 21st Ave #4804 Fort Lauderdale, FL	2.0	2.0	1400	$4,500	$3.21	24d	1	0.21mi
4800 Bayview Dr #303 Fort Lauderdale, FL	2.0	2.0	1032	$3,500	$3.39	24d	1	0.34mi
2100 NE 45th St #1 Fort Lauderdale, FL	3.0	3.5	1340	$9,500	$7.09	24d	1	0.39mi
3100 NE 48th St #908 Fort Lauderdale, FL	2.0	2.0	1181	$3,100	$2.62	18d	1	0.49mi
3100 NE 48th St #908 Fort Lauderdale, FL	2.0	2.0	1181	$3,100	$2.62	21d	1	0.49mi
3111 NE 51st St Unit 301 Fort Lauderdale, FL	2.0	2.0	1300	$3,800	$2.92	24d	1	0.52mi
283 Imperial Ln Lauderdale by the Sea, FL	3.0	2.5	1761	$4,500	$2.56	24d	1	0.64mi
4454 W Tradewinds Ave Lauderdale by the Sea, FL	3.0	2.0	1808	$4,700	$2.60	18d	1	0.74mi
262 Bombay Ave Lauderdale by the Sea, FL	2.0	3.0	1803	$7,000	$3.88	24d	1	0.74mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	24d	1	0.77mi
233 Commercial Blvd Unit 1541802P Lauderdale-By-The-Sea, FL	2.0	2.0	1291	$3,876	$3.00	2d	1	0.82mi
4764 NE 15th Way Oakland Park, FL	3.0	2.0	1218	$3,500	$2.87	24d	1	0.86mi
1575 NE 47th St Oakland Park, FL	3.0	2.0	1358	$3,700	$2.72	24d	1	0.86mi
2010 NE 57th St Fort Lauderdale, FL	3.0	2.0	1730	$6,000	$3.47	21d	1	0.87mi
4511 Seagrape Dr Lauderdale by the Sea, FL	2.0	2.0	1218	$3,500	$2.87	24d	1	0.90mi
5200 NE 15th Ave Fort Lauderdale, FL	3.0	2.0	1585	$4,600	$2.90	24d	1	0.94mi
5790 NE 20th Ter Fort Lauderdale, FL	3.0	2.0	1874	$6,000	$3.20	24d	1	0.99mi
4144 El Mar Dr Unit 1 Lauderdale-By-The-Sea, FL	2.0	2.0	1116	$3,250	$2.91	24d	1	1.01mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	1.5–2.5	2025	$6,250	$3.09	2d	5	1.01mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	2.0–2.5	2025	$6,000	$2.96	17d	5	1.01mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	1.5–2.5	2025	$6,250	$3.09	4d	5	1.01mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	2.0–2.5	2025	$6,000	$2.96	21d	5	1.01mi
4280 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0–2.5	2125	$6,000	$2.82	5d	4	1.01mi
5910 NE 21st Way Fort Lauderdale, FL	3.0	2.0	1823	$4,950	$2.72	21d	1	1.02mi
4445 El Mar Dr Unit 303 Lauderdale-By-The-Sea, FL	2.0	2.5	1672	$7,000	$4.19	24d	1	1.04mi
4445 El Mar Dr #2311 Lauderdale by the Sea, FL	2.0	2.5	1791	$5,850	$3.27	7d	1	1.04mi
4619 Poinciana St Unit 2A Lauderdale by the Sea, FL	3.0	2.5	1452	$3,900	$2.69	15d	1	1.05mi
4250 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1350	$3,650	$2.70	1d	2	1.05mi
4240 Galt Ocean Dr #1006 Fort Lauderdale, FL	3.0	2.0	1836	$6,000	$3.27	24d	1	1.06mi
4100 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0–2.5	2295	$3,500	$1.53	11d	1	1.08mi
4444 El Mar Dr #3305 Lauderdale by the Sea, FL	2.0	2.5	1515	$7,000	$4.62	24d	1	1.09mi
4444 El Mar Dr #3404 Lauderdale by the Sea, FL	2.0	2.0	1256	$6,200	$4.94	24d	1	1.09mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	24d	1	1.10mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	1d	1	1.10mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	19d	1	1.10mi
4540 N Ocean Dr #210 Lauderdale by the Sea, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	1.11mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1553	$8,750	$5.63	4d	6	1.13mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1536	$8,750	$5.69	4d	7	1.13mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $289,000 Active 182 DOM
2. 2026-06-17
   days on market $289,000 Active 181 DOM
3. 2026-06-16
   days on market $289,000 Active 180 DOM
4. 2026-06-15
   days on market $289,000 Active 179 DOM
5. 2026-06-13
   days on market $289,000 Active 177 DOM
6. 2026-06-09
   days on market $289,000 Active 173 DOM
7. 2026-06-07
   days on market $289,000 Active 171 DOM
8. 2026-06-04
   days on market $289,000 Active 168 DOM
9. 2026-06-03
   days on market $289,000 Active 167 DOM
10. 2026-06-02
    days on market $289,000 Active 166 DOM
11. 2026-06-01
    days on market $289,000 Active 165 DOM
12. 2026-05-31
    days on market $289,000 Active 164 DOM
13. 2026-04-06
    price $289,000
14. 2025-12-18
    listed $309,000 Active
15. 1998-10-14
    soldstatus $88,000
16. 1985-10-01
    soldstatus $79,500

ⓘ 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: $2,142 · $178/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$257/yr (+$21/mo · 12.0%)

ⓘ 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) · 13% 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: $47,033
• − Mortgage interest: −$16,188
• − Property taxes: −$2,142
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,763
• − Management: −$3,763
• − HOA: −$12,144
• − Depreciation: −$8,407
• Taxable loss: −$819
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $3,435/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

+263.5% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $289,000 MARMLS
• 2025-12-18 Listed $309,000 MARMLS
• 1998-10-14 Sold (Public Records) $88,000 Public Records
• 1985-10-01 Sold (Public Records) $79,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,142 · +7.1% YoY. Source: county tax records.