Is 2170 NE 51st Ct Unit A25 in Fort Lauderdale, FL a good investment?

CashFlowRE grades it B with a 10.3% cap rate and $529/mo modeled cash flow at a $160,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 2170 NE 51st Ct Unit A25?

The modeled cap rate is 10.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,727/month, from CashFlowRE's rent model.

B Composite 74.26

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
ARV discount +10.5/15.0
1% rule +10.0/10.0
DSCR +10.0/10.0
Livability +4.1/5.0
Schools +3.9/10.0
Condition / age +3.8/5.0
Rent growth +3.4/5.0
Appreciation +0.0/10.0

$160,000

2170 NE 51st Ct Unit A25 · Fort Lauderdale, FL 33308

1 bd · 1.0 ba · 700 sqft · Condo public records · 117 Days on market

Built 1965 Good condition $229/sqft · 7% below area Est $171k · 7% under $500/mo HOA · 18% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Charming 1-Bedroom Condo Less Than 1 Mile from the Beach! Don’t miss this excellent opportunity to own a beautifully maintained 1-bedroom condo just under a mile from the beach—and only a short bike ride to Lauderdale-by-the-Sea! This inviting unit overlooks the community pool, offering a relaxing and scenic view right from your home. Enjoy refreshing ocean breezes from your front porch, perfect for morning coffee or evening unwinding. Ideal as a winter getaway or a first home, this condo features impact windows for hurricane protection and a dual mini-split A/C system that cools the space quickly and efficiently.

Key facts

Move-in ready
Dual mini-split a/c
Fully furnished

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath condo listed at $160k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $529 ($6k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($3k rent vs $160k).
Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
Cap rate 10.3% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+3.6%/yr); 881 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 35% 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 $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

It's been on market 117 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
Current owner paid $61k; list at $160k implies a 162% 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 $145,600 (9.0% below list)

Questions for the listing agent

It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 1.70% ✓
Cap rate: 10.26%
Cash-on-cash: 14.17%
DSCR: 1.63
GRM: 4.9

CMA / ARV

ARV (median comp): $171,459
List price: $160,000
Delta: -6.68%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1568 NE 35th St	1.44mi	1/1.0	656 (-6%)	0mo	$260,000	$396	54
1821 NE 62nd St #326	1.01mi	1/1.5	650 (-7%)	1mo	$75,000	$115	50
2220 NE 68 St #1007	1.43mi	1/1.5	756 (+8%)	0mo	$137,500	$182	49
2201 NE 66th St #1306	1.36mi	1/1.5	756 (+8%)	0mo	$142,500	$188	49
4025 N Federal Hwy Unit 213B	0.89mi	1/1.5	775 (+11%)	0mo	$175,000	$226	45
4025 N Federal Hwy Unit 313 Bldg A	0.89mi	1/1.5	775 (+11%)	0mo	$150,000	$194	45
4025 N Federal Hwy N Unit 215a	0.89mi	1/1.5	775 (+11%)	1mo	$208,000	$268	44
4051 NE 13th Ave Unit 78-3	1.20mi	1/1.0	600 (-14%)	1mo	$139,200	$232	41
850 E Commercial Blvd Unit 204a	1.19mi	2/1.0 (+1)	830 (+19%)	0mo	$135,000	$163	35
850 E Commercial Blvd Unit 234D	1.19mi	2/1.0 (+1)	830 (+19%)	0mo	$160,000	$193	35
2161 NE 68th St #312	1.43mi	2/1.5 (+1)	875 (+25%)	1mo	$133,000	$152	32
2210 NE 67th St #1211	1.38mi	2/1.5 (+1)	875 (+25%)	1mo	$156,900	$179	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

IRR: 5.6%
Equity multiple: 1.22×
Total profit: $9,872
Equity at exit: $23,857

10-year hold

IRR: 15.9%
Equity multiple: 2.35×
Total profit: $60,682
Equity at exit: $13,834

Cash invested: $44,800 (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 →

Active competition Active MLS

For sale now: 1 active
Median asking: $119,000 ($183/sqft)
Median days on market: 76 d
This list price: 100% of active listings are priced below it
ARV vs active asking: +33.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33308

Rents YoY: 3.6%
Active inventory: 881
Price-to-rent: 4.9×

Monthly cashflow live

Estimated rent: $2,727 medium interval (Pro) →
Mortgage (P&I): −$839
Tax from tax record: −$219 /mo · $2,634/yr
Insurance: −$67
HOA: −$500
Lot rent: −$0
Vacancy / Maint / Mgmt: −$573
Net cashflow: $529

Break-even live

Break-even rent $2,057

Max offer price $160,000

Occupancy floor 76%

Sensitivity live

Price	-10% $620	-5% $574	+0% $529	+5% $484	+10% $439
Rent	-10% $314	-5% $421	+0% $529	+5% $637	+10% $745
Rate	-1.0pp $610	-0.5pp $570	base $529	+0.5pp $488	+1.0pp $445

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: $40,000
Closing costs: $4,800
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	768	$2,892	$3.77	1d	43	1.37mi
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	66d	1	1.41mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	856	$2,602	$3.04	0d	36	1.44mi

Property features AI

Finance

Financial info: Pets not allowed (pet restrictions)
HOA & community: Community of 60 unitsQuarterly association fee ($1,500)Association covers common areas, insurance, legal/accounting, grounds maintenance, structure maintenance, sewer, trash and waterCommunity amenities include clubhouse, laundry, barbecue and picnic areas, pool (heated, association), shuffleboard court and storage

Exterior

Parking: Guest parkingOne assigned space
Utilities: Cable available
Home design: Attached property2-story buildingEntry on second level
Construction: Brick and block constructionEffective year built
Exterior features: Barbecue areaCourtyardOpen porch

Interior

Kitchen: MicrowaveRefrigeratorSelf-cleaning oven
Bedrooms: Bedroom on main level
Flooring: Tile
Bathrooms: 1 full bathroom
Heating & cooling: Central heatingCentral air conditioningCeiling fansZoned cooling
Interior features: BlindsImpact glass windowsCustom mirrorsTub with showerLiving/dining room layoutSecond-floor entry
Laundry & utility: Common area laundryElectric water heater

HOA detail $500/mo · $6,000/yr condo

Likely covers: pool
Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

2026-08-08

days on market $160,000 Active 117 DOM
2026-08-06

days on market $160,000 Active 115 DOM
2026-08-05

days on market $160,000 Active 114 DOM
2026-08-03

days on market $160,000 Active 112 DOM
2026-07-31

days on market $160,000 Active 109 DOM
2026-07-28

days on market $160,000 Active 106 DOM
2026-07-24

days on market $160,000 Active 102 DOM
2026-07-23

days on market $160,000 Active 101 DOM
2026-07-22

days on market $160,000 Active 100 DOM
2026-07-21

days on market $160,000 Active 99 DOM
2026-07-20

days on market $160,000 Active 98 DOM
2026-07-18

days on market $160,000 Active 95 DOM
2026-07-16

days on market $160,000 Active 94 DOM
2026-07-15

days on market $160,000 Active 93 DOM
2026-07-14

days on market $160,000 Active 92 DOM
2026-07-13

days on market $160,000 Active 91 DOM
2026-07-13

days on market $160,000 Active 90 DOM
2026-07-11

days on market $160,000 Active 89 DOM
2026-07-10

days on market $160,000 Active 88 DOM
2026-07-09

days on market $160,000 Active 87 DOM
2026-07-07

days on market $160,000 Active 85 DOM
2026-07-06

days on market $160,000 Active 84 DOM
2026-07-06

days on market $160,000 Active 83 DOM
2026-07-03

days on market $160,000 Active 81 DOM
2026-07-02

days on market $160,000 Active 80 DOM
2026-07-01

price $160,000 Active 79 DOM
2026-07-01

days on market $170,000 Active 79 DOM
2026-06-30

days on market $170,000 Active 78 DOM
2026-06-29

days on market $170,000 Active 77 DOM
2026-06-28

days on market $170,000 Active 76 DOM
2026-06-27

days on market $170,000 Active 75 DOM
2026-06-26

days on market $170,000 Active 74 DOM
2026-06-24

days on market $170,000 Active 72 DOM
2026-06-22

days on market $170,000 Active 70 DOM
2026-06-21

days on market $170,000 Active 69 DOM
2026-06-18

days on market $170,000 Active 66 DOM
2026-06-17

days on market $170,000 Active 65 DOM
2026-06-16

days on market $170,000 Active 64 DOM
2026-06-15

days on market $170,000 Active 63 DOM
2026-06-13

days on market $170,000 Active 61 DOM
2026-06-09

days on market $170,000 Active 57 DOM
2026-06-08

days on market $170,000 Active 56 DOM
2026-06-07

days on market $170,000 Active 55 DOM
2026-06-04

days on market $170,000 Active 52 DOM
2026-06-03

days on market $170,000 Active 51 DOM
2026-06-02

days on market $170,000 Active 50 DOM
2026-06-01

days on market $170,000 Active 49 DOM
2026-05-31

days on market $170,000 Active 48 DOM
2026-05-21

price $170,000
2026-04-13

listed $175,000 Active

ⓘ 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: $2,634 · $219/mo
Projected year-2 tax: $2,634 · $219/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 (unshaded) · 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $32,724
− Mortgage interest: −$8,962
− Property taxes: −$2,634
− Insurance: −$800
− Repairs & maintenance: −$2,618
− Management: −$2,618
− HOA: −$6,000
− Depreciation: −$4,655
Taxable income: $4,437

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$1,065
After-tax cash flow: $5,284/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $3,500–$10,500 screening

This charming 1-bedroom condo is in good condition with minor updates needed to enhance its resale and rental value.

Components & finishes AI

Roof flat membrane · good Flooring tile

Repairs flagged

Minor kitchen appliances — Old and dated stove and oven may need replacement.
Minor bathroom fixtures — Worn fixtures may need updating for a fresh look.

Value-add opportunities

Both Updating kitchen appliances and fixtures — Freshening up the kitchen will enhance both resale and rental value. ↑
Both Painting interior walls and tile flooring — A fresh coat of paint and sealant will improve the home's appearance and 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 39/100

Zoned Schools

Elementary Floranada Elementary School B+ FL #450/2,144 Nat'l #4,366/41,679 Middle James S. Rickards Middle School F FL #522/571 Nat'l #10,474/14,009 High Northeast High School F FL #505/667 Nat'l #12,478/17,239

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): 27,935
Household income: $93,879
Rent vs Own: 26.6% rent · 73.4% own
Severe rent burden: 21% of renters

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

+492.6% since first listed

6 events — show timeline

2026-07-01 Price Changed $160,000 MARMLS
2026-05-21 Price Changed $170,000 MARMLS
2026-04-13 Listed $175,000 MARMLS
2015-05-11 Sold (Public Records) $61,000 Public Records
1998-05-06 Sold (Public Records) $40,000 Public Records
1978-10-01 Sold (Public Records) $27,000 Public Records

Property tax history

+21.1%/yr

Latest (2025): $2,634 · +6.3% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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