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

$160,000

1 bd · 1.0 ba · 700 sqft · Condo public records · 163 Days on market

Built 1965 Good condition $229/sqft · 6% below area Est $171k · 6% under $500/mo HOA · 18% 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 +30.0/30.0
• ARV discount +10.4/15.0
• 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

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

Tags

• IMPACT WINDOWS
• DUAL MINI-SPLIT A/C
• FULLY FURNISHED
• MOVE-IN READY

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 $624 ($7k/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: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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); 985 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 40d 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).
• 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($141k) 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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: 1.78% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 4.7

CMA / ARV

• ARV (median comp): $171,077
• List price: $160,000
• Delta: -6.47%
• 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
2000 NE 51st Ct #201	0.16mi	2/1.0 (+1)	700 (0%)	0mo	$148,000	$211	87
4836 NE 23rd Ave #31	0.24mi	2/1.0 (+1)	625 (-11%)	0mo	$150,000	$240	65
6263 NE 19th Ave #927	1.13mi	1/1.0	650 (-7%)	0mo	$95,000	$146	53
1851 NE 62nd St #503	1.01mi	1/1.0	650 (-7%)	1mo	$98,000	$151	52
2220 NE 68 St #1007	1.43mi	1/1.5	756 (+8%)	2mo	$137,500	$182	48
4025 N Federal Hwy Unit 325b	0.89mi	1/1.5	775 (+11%)	1mo	$165,000	$213	44
4025 N Federal Hwy Unit 213B	0.89mi	1/1.5	775 (+11%)	2mo	$175,000	$226	44
4025 N Federal Hwy Unit 313 Bldg A	0.89mi	1/1.5	775 (+11%)	2mo	$150,000	$194	44
4051 NE 13th Ave Unit 69-3	1.20mi	2/1.0 (+1)	770 (+10%)	0mo	$160,000	$208	43
4250 Galt Ocean Dr Unit 12g	1.42mi	1/1.0	850 (+21%)	0mo	$270,000	$318	40
2180 NE 67th St #721	1.37mi	2/1.5 (+1)	875 (+25%)	1mo	$150,000	$171	32
2220 NE 68th St #1012	1.43mi	2/2.0 (+1)	875 (+25%)	0mo	$195,000	$223	31

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $15,987
• Equity at exit: $23,857

10-year hold

• IRR: 19.0%
• Equity multiple: 2.65×
• Total profit: $74,107
• 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: +33.5% 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: 985
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,847 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$219 /mo · $2,634/yr
• Insurance: −$67
• HOA: −$500
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $624

Break-even live

Break-even rent $2,057

Max offer price $160,000

Occupancy floor 73%

Sensitivity live

Price	-10% $714	-5% $669	+0% $624	+5% $579	+10% $533
Rent	-10% $399	-5% $511	+0% $624	+5% $736	+10% $849
Rate	-1.0pp $704	-0.5pp $665	base $624	+0.5pp $582	+1.0pp $540

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3411 N Federal Hwy Fort Lauderdale, FL	1.0	1.0–1.5	572	$2,940	$5.14	2d	31	1.37mi
4564 El Mar Dr #4 Lauderdale by the Sea, FL	1.0	1.0	566	$3,500	$6.18	113d	1	1.41mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	856	$2,602	$3.04	39d	35	1.44mi
2801 NE 33rd Ct #101 Fort Lauderdale, FL	2.0	2.0	360	$3,000	$8.33	19d	1	1.50mi

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

1. 2026-09-23
   days on market $160,000 Active 163 DOM
2. 2026-09-22
   days on market $160,000 Active 162 DOM
3. 2026-09-21
   days on market $160,000 Active 161 DOM
4. 2026-09-20
   days on market $160,000 Active 160 DOM
5. 2026-09-18
   days on market $160,000 Active 158 DOM
6. 2026-09-17
   days on market $160,000 Active 157 DOM
7. 2026-09-16
   days on market $160,000 Active 156 DOM
8. 2026-09-15
   days on market $160,000 Active 155 DOM
9. 2026-09-14
   days on market $160,000 Active 154 DOM
10. 2026-09-13
    days on market $160,000 Active 153 DOM
11. 2026-09-12
    days on market $160,000 Active 152 DOM
12. 2026-09-11
    days on market $160,000 Active 151 DOM
13. 2026-09-05
    days on market $160,000 Active 145 DOM
14. 2026-09-04
    days on market $160,000 Active 144 DOM
15. 2026-09-03
    days on market $160,000 Active 143 DOM
16. 2026-08-31
    days on market $160,000 Active 140 DOM
17. 2026-08-29
    days on market $160,000 Active 138 DOM
18. 2026-08-28
    days on market $160,000 Active 137 DOM
19. 2026-08-27
    days on market $160,000 Active 136 DOM
20. 2026-08-25
    days on market $160,000 Active 134 DOM
21. 2026-08-24
    days on market $160,000 Active 133 DOM
22. 2026-08-23
    days on market $160,000 Active 132 DOM
23. 2026-08-22
    days on market $160,000 Active 131 DOM
24. 2026-08-21
    days on market $160,000 Active 130 DOM
25. 2026-08-20
    days on market $160,000 Active 129 DOM
26. 2026-08-19
    days on market $160,000 Active 128 DOM
27. 2026-08-18
    days on market $160,000 Active 127 DOM
28. 2026-08-16
    days on market $160,000 Active 125 DOM
29. 2026-08-15
    days on market $160,000 Active 124 DOM
30. 2026-08-14
    days on market $160,000 Active 123 DOM
31. 2026-08-13
    days on market $160,000 Active 122 DOM
32. 2026-08-12
    days on market $160,000 Active 121 DOM
33. 2026-08-11
    days on market $160,000 Active 120 DOM
34. 2026-08-10
    days on market $160,000 Active 119 DOM
35. 2026-08-09
    days on market $160,000 Active 118 DOM
36. 2026-08-08
    days on market $160,000 Active 117 DOM
37. 2026-08-06
    days on market $160,000 Active 115 DOM
38. 2026-08-05
    days on market $160,000 Active 114 DOM
39. 2026-08-03
    days on market $160,000 Active 112 DOM
40. 2026-07-31
    days on market $160,000 Active 109 DOM
41. 2026-07-28
    days on market $160,000 Active 106 DOM
42. 2026-07-24
    days on market $160,000 Active 102 DOM
43. 2026-07-23
    days on market $160,000 Active 101 DOM
44. 2026-07-22
    days on market $160,000 Active 100 DOM
45. 2026-07-21
    days on market $160,000 Active 99 DOM
46. 2026-07-20
    days on market $160,000 Active 98 DOM
47. 2026-07-18
    days on market $160,000 Active 95 DOM
48. 2026-07-16
    days on market $160,000 Active 94 DOM
49. 2026-07-15
    days on market $160,000 Active 93 DOM
50. 2026-07-14
    days on market $160,000 Active 92 DOM

ⓘ 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

Taxation est. · year 1

• Rental income: $34,164
• − Mortgage interest: −$8,962
• − Property taxes: −$2,634
• − Insurance: −$800
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − HOA: −$6,000
• − Depreciation: −$4,655
• Taxable income: $5,647
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $6,132/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

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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: 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%

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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: ▼ -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

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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: 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

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.