1541 S Ocean Blvd #211 · Lauderdale-by-the-Sea, FL 33062

$399,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 93 Days on market

Built 1974 $685/mo HOA · 17% 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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Just steps from the beach with your own direct access to the sand, this second-floor unit is the perfect place to relax. Kick back on the screened porch overlooking the pool, while impact windows and accordion shutters keep things comfortable and secure. The kitchen and bathrooms have been nicely updated, and custom mirrors and soundproof walls make this your perfect oasis. Other features include a walk-in closet, a Murphy bed in the guest bedroom, plantation shutters, and custom molding throughout. All special assessments have been paid in full. Two parking spaces are included with the unit. The community has been refreshed with a new roof, fresh paint, new blacktop, concrete restoration,

Key facts

• Accordion shutters
• Walk-in closet
• Updated bathrooms

Tags

• DIRECT ACCESS TO THE SAND
• IMPACT WINDOWS
• ACCORDION SHUTTERS
• UPDATED KITCHEN
• UPDATED BATHROOMS
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets allowed (size limit applies)
• HOA & community: Association: Oxygen Association Services; Monthly HOA fee; HOA amenities include beach access, elevator(s), pool, laundry, parking, picnic area, shuffleboard court, on-site manager, trash chute, maintained community, gated entry, management; HOA fee covers insurance, grounds maintenance, common areas, elevator, reserve funds, and pool service

Exterior

• Parking: Assigned parking on concrete; 2 open/assigned parking spaces (total 2)
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity available; Water connected
• Home design: Condominium; Single-level unit; Resale unit; Located in Gardens by the Sea South (4-story building)
• Construction: Concrete block with stucco exterior; Tar/gravel roof
• Exterior features: Tar/gravel roof; Concrete construction with stucco; Not waterfront; West-facing

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Freezer; Electric water heater (owned)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Custom mirrors; Plantation shutters
• Laundry & utility: Building laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $68 ($821/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $363k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 2.0% in Lauderdale-by-the-Sea — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 soft (-0.4%/yr); 851 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,004/mo this rent would consume 57% of the median local household income ($84k/yr) (locally 1298% 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 $3k of loan paydown is wiped out by about $12k 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 93 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $92k; list at $399k implies a 334% 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 $363,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
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: 1.00% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.36×
• Total profit: $-71,763
• Equity at exit: $59,492

10-year hold

• IRR: -20.3%
• Equity multiple: 0.09×
• Total profit: $-101,134
• Equity at exit: $34,498

Cash invested: $111,720 (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 33062

• Rents YoY: -0.4%
• Active inventory: 851
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,004 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$166
• HOA: −$685
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $68

Break-even live

Break-even rent $3,917

Max offer price $399,000

Occupancy floor 93%

Sensitivity live

Price	-10% $294	-5% $181	+0% $68	+5% $-45	+10% $-157
Rent	-10% $-248	-5% $-90	+0% $68	+5% $227	+10% $385
Rate	-1.0pp $269	-0.5pp $170	base $68	+0.5pp $-35	+1.0pp $-140

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1541 S Ocean Blvd Pompano Beach, FL	1.0	1.5	850	$3,575	$4.21	26d	2	0.01mi
1620 S Ocean Blvd Unit 5M Pompano Beach, FL	1.0	2.0	1116	$5,000	$4.48	26d	1	0.07mi
1501 S Ocean Blvd #307 Pompano Beach, FL	2.0	2.0	1000	$3,750	$3.75	26d	1	0.09mi
1750 S Ocean Blvd Unit 509E Pompano Beach, FL	2.0	2.0	945	$4,200	$4.44	26d	1	0.11mi
1530 S Ocean Blvd #203 Pompano Beach, FL	2.0	2.0	1250	$7,000	$5.60	9d	1	0.13mi
1500 S Ocean Blvd #508 Pompano Beach, FL	2.0	2.0	1070	$3,200	$2.99	4d	1	0.15mi
1800 S Ocean Blvd Pompano Beach, FL	2.0–3.0	2.0–2.5	1731	$4,000	$2.31	4d	5	0.17mi
1800 S Ocean Blvd Pompano Beach, FL	2.0	2.0–2.5	1731	$5,300	$3.06	9d	4	0.17mi
1500 S Ocean Blvd Pompano Beach, FL	2.0	1.5–2.0	985	$4,000	$4.06	16d	2	0.18mi
1470 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1250	$4,000	$3.20	26d	3	0.23mi
1461 S Ocean Blvd Pompano Beach, FL	2.0	2.0	920	$3,525	$3.83	7d	2	0.23mi
1900 S Ocean Blvd Unit 1E Pompano Beach, FL	2.0	2.0	1210	$4,500	$3.72	26d	1	0.25mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,750	$3.22	22d	3	0.26mi
1900 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1165	$3,800	$3.26	9d	2	0.26mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	18d	4	0.33mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1000	$6,500	$6.50	4d	3	0.33mi
2000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1070	$6,500	$6.07	22d	3	0.33mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	857	$3,411	$3.98	0d	43	0.34mi
1421 S Ocean Blvd #503 Pompano Beach, FL	2.0	2.0	1100	$3,750	$3.41	26d	1	0.37mi
6000 N Ocean Blvd Lauderdale by the Sea, FL	2.0	2.0	904	$3,350	$3.71	0d	2	0.42mi
6000 N Ocean Blvd Unit 1D Lauderdale by the Sea, FL	2.0	2.0	904	$3,200	$3.54	23d	1	0.43mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	26d	2	0.47mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	6d	1	0.48mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	3d	1	0.50mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	26d	1	0.50mi
5400 N Ocean Blvd Lauderdale by the Sea, FL	2.0–3.0	2.5	1631	$3,800	$2.33	6d	2	0.56mi
5200 N Ocean Blvd #506 Fort Lauderdale, FL	2.0	2.0	1330	$3,300	$2.48	15d	1	0.62mi
5200 N Ocean Blvd Unit 914A Lauderdale by the Sea, FL	2.0	2.0	1450	$5,000	$3.45	26d	1	0.62mi
5200 N Ocean Blvd Unit 203B Lauderdale by the Sea, FL	2.0	2.0	1330	$3,200	$2.41	26d	1	0.62mi
1370 S Ocean Blvd #1005 Pompano Beach, FL	1.0	1.0	1200	$4,000	$3.33	26d	1	0.63mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	26d	1	0.65mi
1361 S Ocean Blvd #210 Pompano Beach, FL	2.0	2.0	1375	$3,950	$2.87	26d	1	0.65mi
1361 S Ocean Blvd #808 Pompano Beach, FL	2.0	2.0	1200	$4,250	$3.54	26d	1	0.65mi
1361 S Ocean Blvd #303 Pompano Beach, FL	1.0	1.5	960	$3,500	$3.65	0d	1	0.65mi
5100 N Ocean Blvd #502 Lauderdale by the Sea, FL	1.0	1.5	1080	$3,400	$3.15	26d	1	0.69mi
5100 N Ocean Blvd #804 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,800	$2.71	26d	1	0.69mi
5100 N Ocean Blvd #1205 Lauderdale by the Sea, FL	2.0	2.0	1400	$3,900	$2.79	26d	1	0.69mi
5100 N Ocean Blvd #1504 Lauderdale by the Sea, FL	2.0	2.0	1400	$4,000	$2.86	4d	1	0.69mi
1333 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	977	$3,996	$4.09	0d	13	0.73mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	26d	1	0.76mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $399,000 Active 93 DOM
2. 2026-06-18
   days on market $399,000 Active 90 DOM
3. 2026-06-17
   days on market $399,000 Active 89 DOM
4. 2026-06-16
   days on market $399,000 Active 88 DOM
5. 2026-06-15
   days on market $399,000 Active 87 DOM
6. 2026-06-13
   days on market $399,000 Active 85 DOM
7. 2026-06-09
   days on market $399,000 Active 81 DOM
8. 2026-06-08
   days on market $399,000 Active 80 DOM
9. 2026-06-07
   days on market $399,000 Active 79 DOM
10. 2026-06-04
    days on market $399,000 Active 76 DOM
11. 2026-06-03
    days on market $399,000 Active 75 DOM
12. 2026-06-02
    days on market $399,000 Active 74 DOM
13. 2026-06-01
    days on market $399,000 Active 73 DOM
14. 2026-05-31
    days on market $399,000 Active 72 DOM
15. 2026-04-27
    status Active
16. 2026-04-03
    historical Active Under Contract
17. 2026-03-18
    listed $399,000 Active
18. 1999-06-05
    soldstatus $92,000
19. 1978-05-01
    soldstatus $48,000

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$1,503/yr (+$125/mo · 83.1%)

ⓘ 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) · 18% 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: $48,043
• − Mortgage interest: −$22,350
• − Property taxes: −$1,809
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,843
• − Management: −$3,843
• − HOA: −$8,220
• − Depreciation: −$11,607
• Taxable loss: −$5,625
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $2,171/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 — Lauderdale-by-the-Sea

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lauderdale-by-the-Sea, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% 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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

+731.2% since first listed

5 events — show timeline

• 2026-04-27 Relisted — Beaches MLS
• 2026-04-03 Contingent — Beaches MLS
• 2026-03-18 Listed $399,000 Beaches MLS
• 1999-06-05 Sold (Public Records) $92,000 Public Records
• 1978-05-01 Sold (Public Records) $48,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,809 · +10.9% YoY. Source: county tax records.