5200 NW 31st Ave Unit E96-98 · Fort Lauderdale, FL 33309

$450,000

None bd · None ba · 2,064 sqft · MultiFamily · 53 Days on market

Built 1987 Good condition $218/sqft · 28% below area Est $622k · 28% under · waterfront $842/mo HOA · 44% of rent

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Why this score? — see what drove the D- 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 +15.0/15.0
• Cash flow +5.5/30.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Portfolio sale in Villas at Lakeview, Fort Lauderdale! . Includes 2 units (#96 & 98) in a well-maintained Gated community with recently replaced roofs, concrete work/paint and all assessments paid. 2 units each one with 2 bed/2.5 bath townhomes. . All units offer central A/C, in-unit washer/dryer, and tranquil lake views. Association fees are low: For 2026 - $421.47/month each unit. . low overhead, and rental income potential make this an outstanding investment opportunity. The community is well-kept, offering peace of mind and long-term value. A rare chance to acquire multiple units in one of Fort Lauderdale's sought-after lakefront communities. NOI: $28,983.

Key facts

• Gated community
• Multiple units
• Tranquil lake views

Tags

• GATED COMMUNITY
• RECENTLY REPLACED ROOFS
• CONCRETE WORK
• TRANQUIL LAKE VIEWS
• RENTAL INCOME POTENTIAL
• MULTIPLE UNITS

🏷️ Possibly a rental listed for sale. The $450,000 price doesn't fit this home's estimated sale value (~$622,015) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a multifamily listed at $450k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-950 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (15.6% below list).
• Recommended offer: $313k (30.5% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.1% 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: Oriole Elementary School (math 23% / reading 27%, grade F, #2,030 of 2,144 statewide, top 95%, 651 students, 87% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 48% district-wide (-27 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 30d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,800/mo this rent would consume 59% of the median local household income ($77k/yr) — 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 $3k of loan paydown is wiped out by about $14k 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 53 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $312,555 (30.5% 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 53 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.84% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 9.9

CMA / ARV

• ARV (median comp): $622,015
• List price: $450,000
• Delta: -27.65%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.2%
• Equity multiple: -0.05×
• Total profit: $-132,841
• Equity at exit: $67,096

10-year hold

• IRR: -36.1%
• Equity multiple: -0.52×
• Total profit: $-191,239
• Equity at exit: $38,908

Cash invested: $126,000 (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 33309

• Home prices YoY: -26.6%
• Active inventory: 424
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $3,800 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$842
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-950

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,800
Total (2 units)			$3,800

Break-even live

Break-even rent $5,002

Max offer price $312,555

Occupancy floor —

Sensitivity live

Price	-10% $-639	-5% $-794	+0% $-950	+5% $-1,105	+10% $-1,261
Rent	-10% $-1,250	-5% $-1,100	+0% $-950	+5% $-800	+10% $-650
Rate	-1.0pp $-723	-0.5pp $-835	base $-950	+0.5pp $-1,066	+1.0pp $-1,185

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: $112,500
• Closing costs: $13,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 NW 31st Ave Apt L218 Fort Lauderdale, FL	2.0	2.0	1032	$2,000	$1.94	23d	1	0.03mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$1,950	$2.25	30d	5	0.08mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$2,100	$2.42	2d	7	0.08mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$2,000	$2.31	23d	7	0.08mi
2853 W Commercial Blvd Fort Lauderdale, FL	2.0	1.0–2.0	750	$2,415	$3.22	73d	2	0.32mi
2710 NW 52nd Pl Tamarac, FL	2.0	2.0	884	$2,500	$2.83	25d	1	0.36mi
2908 NW 48th St Tamarac, FL	2.0	1.5	960	$2,800	$2.92	13d	1	0.38mi
4901 NW 27th Way Tamarac, FL	2.0	1.0	1008	$2,699	$2.68	0d	1	0.45mi
217 Lake Pointe Dr #107 Oakland Park, FL	2.0	2.0	1000	$1,900	$1.90	18d	1	0.49mi
216 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	73d	2	0.50mi
215 Lake Pointe Dr #109 Oakland Park, FL	2.0	2.0	890	$2,000	$2.25	42d	1	0.53mi
215 Lake Pointe Dr #211 Oakland Park, FL	2.0	2.0	890	$1,900	$2.13	57d	1	0.53mi
215 Lake Pointe Dr Oakland Park, FL	1.0–2.0	1.0–2.0	805	$2,000	$2.48	18d	3	0.53mi
215 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,975	$2.22	14d	2	0.53mi
215 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,845	$2.07	64d	2	0.53mi
3100 NW 46th St #107 Fort Lauderdale, FL	2.0	2.0	1075	$2,200	$2.05	71d	1	0.53mi
211 Lake Pointe Dr #110 Oakland Park, FL	2.0	2.0	890	$1,900	$2.13	39d	1	0.55mi
201 Lake Pointe Dr #205 Oakland Park, FL	2.0	2.0	880	$1,900	$2.16	18d	1	0.56mi
201 Lake Pointe Dr #202 Oakland Park, FL	2.0	2.0	910	$2,100	$2.31	73d	1	0.56mi
213 Lake Pointe Dr #211 Oakland Park, FL	2.0	2.0	890	$1,940	$2.18	4d	1	0.57mi
213 Lake Pointe Dr #211 Oakland Park, FL	2.0	2.0	890	$1,990	$2.24	57d	1	0.57mi
213 Lake Pointe Dr Oakland Park, FL	2.0	2.0–2.5	890	$1,894	$2.13	64d	2	0.60mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	50d	1	0.61mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	73d	1	0.61mi
212 Lake Pointe Dr #307 Oakland Park, FL	2.0	2.0	890	$2,100	$2.36	21d	1	0.61mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$2,050	$2.30	43d	2	0.61mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	28d	2	0.61mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	73d	2	0.61mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	48d	3	0.61mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	13d	3	0.61mi
3453 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,100	$2.06	1d	1	0.61mi
3453 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1110	$2,050	$1.85	0d	2	0.61mi
3453 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1020	$2,050	$2.01	53d	2	0.61mi
3461 NW 44th St #102 Lauderdale Lakes, FL	2.0	2.0	1020	$2,300	$2.25	23d	1	0.61mi
3461 NW 44th St #102 Lauderdale Lakes, FL	2.0	2.0	1020	$2,200	$2.16	23d	1	0.61mi
3449 NW 44th St #108 Lauderdale Lakes, FL	2.0	2.0	1020	$2,150	$2.11	48d	1	0.64mi
2401 NW 52nd St Tamarac, FL	1.0	1.0	735	$1,750	$2.38	7d	1	0.65mi
3465 NW 44th St #106 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	32d	1	0.65mi
3469 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	13d	1	0.67mi
210 Lake Pointe Dr #114 Oakland Park, FL	2.0	2.0	890	$1,775	$1.99	73d	1	0.68mi

Property features AI

Finance

• Financial info: Two total unitsTenant pays electricityOperating expenses listedNet operating income listedPets allowed (dogs OK, size limit)
• HOA & community: Has association (Villas at Lakeview)Monthly association feeHOA covers insurance, grounds maintenance, sewer, trash, water, roof repairs, and pool serviceAssociation amenities: parking

Exterior

• Parking: Community parking available
• Utilities: Public waterPublic sewerCable availableTwo separate electric metersTwo separate water meters
• Home design: Duplex2 total storiesResale condition
• Construction: CBS constructionSpanish tile roofBlock foundationBuilt as a 2-unit building
• Exterior features: Waterfront property (no specific waterfront features listed)

Interior

• Flooring: Ceramic tileLaminateVinyl
• Heating & cooling: Central electric heating (separate meters)Central electric air conditioning
• Interior features: Blinds on windows
• Laundry & utility: In-unit laundry with washer hookupLaundry closet

HOA detail $842/mo · $10,104/yr

• Likely covers: security

Listing history 27 events

1. 2026-07-06
   days on market $450,000 Active 53 DOM
2. 2026-07-05
   days on market $450,000 Active 52 DOM
3. 2026-07-03
   days on market $450,000 Active 51 DOM
4. 2026-07-02
   days on market $450,000 Active 50 DOM
5. 2026-07-01
   days on market $450,000 Active 49 DOM
6. 2026-06-30
   days on market $450,000 Active 48 DOM
7. 2026-06-29
   days on market $450,000 Active 47 DOM
8. 2026-06-28
   days on market $450,000 Active 46 DOM
9. 2026-06-27
   days on market $450,000 Active 45 DOM
10. 2026-06-26
    days on market $450,000 Active 44 DOM
11. 2026-06-24
    days on market $450,000 Active 42 DOM
12. 2026-06-22
    days on market $450,000 Active 40 DOM
13. 2026-06-21
    days on market $450,000 Active 39 DOM
14. 2026-06-18
    days on market $450,000 Active 36 DOM
15. 2026-06-17
    days on market $450,000 Active 35 DOM
16. 2026-06-16
    days on market $450,000 Active 34 DOM
17. 2026-06-15
    days on market $450,000 Active 33 DOM
18. 2026-06-13
    days on market $450,000 Active 31 DOM
19. 2026-06-09
    days on market $450,000 Active 27 DOM
20. 2026-06-08
    days on market $450,000 Active 26 DOM
21. 2026-06-07
    days on market $450,000 Active 25 DOM
22. 2026-06-04
    days on market $450,000 Active 22 DOM
23. 2026-06-03
    days on market $450,000 Active 21 DOM
24. 2026-06-02
    days on market $450,000 Active 20 DOM
25. 2026-06-01
    days on market $450,000 Active 19 DOM
26. 2026-05-31
    days on market $450,000 Active 18 DOM
27. 2026-05-13
    listed $450,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,600
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$10,104
• − Depreciation: −$13,091
• Taxable loss: −$19,098
• Est. tax savings @ 24.0%: +$4,583
• After-tax cash flow: $-6,815/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $10,320–$30,960 screening

This multi-family property in Villas at Lakeview, Fort Lauderdale, offers two well-maintained units with recent roof replacements and low association fees, making it an excellent investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Oriole Elementary School F FL #2,030/2,144 Nat'l #29,899/41,679 Middle Lauderdale Lakes Middle School F FL #536/571 Nat'l #10,902/14,009 High Boyd H. Anderson High School F FL #622/667 Nat'l #15,857/17,239

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

A Composite livability gradescore 82/100

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 · 2,207,033 people
• City population: 235,769
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% Other Indo-European 2%

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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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: Two total unitsTenant pays electricityOperating expenses listedNet operating income listedPets allowed (dogs OK, size limit)
• HOA & community: Has association (Villas at Lakeview)Monthly association feeHOA covers insurance, grounds maintenance, sewer, trash, water, roof repairs, and pool serviceAssociation amenities: parking

Exterior

• Parking: Community parking available
• Utilities: Public waterPublic sewerCable availableTwo separate electric metersTwo separate water meters
• Home design: Duplex2 total storiesResale condition
• Construction: CBS constructionSpanish tile roofBlock foundationBuilt as a 2-unit building
• Exterior features: Waterfront property (no specific waterfront features listed)

Interior

• Flooring: Ceramic tileLaminateVinyl
• Heating & cooling: Central electric heating (separate meters)Central electric air conditioning
• Interior features: Blinds on windows
• Laundry & utility: In-unit laundry with washer hookupLaundry closet

Price history

1 event — show timeline

• 2026-05-13 Listed $450,000 Beaches MLS