2701 Middle River Dr #19 · Fort Lauderdale, FL 33306

$155,000

1 bd · 1.0 ba · 675 sqft · Condo public records · 43 Days on market

Built 1965 $357/mo HOA · 17% of rent

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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 +20.5/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 1 bed / 1 bath home centrally located in Ft. Lauderdale, Fl. Condo located within minutes of the Beach, Downtown Ft. Lauderdale Area and Las Olas, Major Local Attractions, Major Shopping Centers and Roadways. Unit Features large living area includi ng Tiled Floors, Open Kitchen, Large bedroom and storage closet with extra space for personal items. Condo also features community pool and assigned parking space for the Resident. Unit is ready to show, Please Contact Michael Carreras for Details!!!

Key facts

• $357 HOA
• 25 parking spots
• Community pool

Property features AI

Finance

• Financial info: 20 units in community; Pets allowed (dogs OK with size limit)
• HOA & community: Has association (Park Ridge North Condo Association); Monthly HOA dues; Association amenities include laundry, parking, pool (heated), and storage; HOA includes maintenance for grounds and structure, pest control, sewer, trash, water, common areas, common real estate tax, legal/accounting, roof repairs, recreation facility, and pool service

Exterior

• Parking: 25 assigned/guest/open parking spaces total; 5 open parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Natural gas not available
• Home design: Condominium; Two levels; Second-floor entry; Faces east; Resale condition
• Construction: CBS construction; Metal roof; Slab foundation; Building has 2 stories
• Exterior features: Patio; Landscaped grounds; City street frontage (east of US-1); Not waterfront; Asphalt/paved public maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Electric heating (window/wall units); Ceiling fan(s); Wall/window cooling units; Circuit breakers; 220 volts in kitchen
• Interior features: Kitchen island; Insulated windows
• Laundry & utility: Shared laundry room on main level (common area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Bayview Elementary School (math 79% / reading 85%, grade A+, #79 of 2,144 statewide, top 4%, 552 students, 23% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools at 48% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 48% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Broward average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 67 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $155k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.59% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-16,910
• Equity at exit: $23,111

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-16,725
• Equity at exit: $13,402

Cash invested: $43,400 (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 33306

• Rents YoY: 0.6%
• Active inventory: 67
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$813
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$65
• HOA: −$357
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $204

Break-even live

Break-even rent $1,897

Max offer price $155,000

Occupancy floor 86%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$2,677	$3.63	2d	13	0.41mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	2d	59	0.57mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$3,200	$3.48	4d	4	0.77mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.84mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	5d	1	0.84mi
1821 Middle River Dr Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	24d	1	0.84mi
2033 NE 33rd Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	750	$2,900	$3.87	24d	1	0.94mi
1708 NE 20th Ave Unit 4 Fort Lauderdale, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.95mi
1708 NE 20th Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.95mi
2010 NE 17th St Apt 12 Fort Lauderdale, FL	—	1.0	425	$1,350	$3.18	24d	1	0.99mi
1620 NE 20th Ave #2 Fort Lauderdale, FL	1.0	1.0	650	$1,850	$2.85	7d	1	0.99mi
1220 NE 24th St Wilton Manors, FL	1.0–3.0	1.0–2.0	992	$2,230	$2.25	15d	10	1.07mi
1460 NE 18th St #213 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	2d	1	1.23mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,150	$2.97	17d	2	1.23mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,200	$3.03	17d	2	1.23mi
1822 N Dixie Hwy Unit 4 Fort Lauderdale, FL	1.0	1.0	650	$1,599	$2.46	7d	1	1.25mi
1354 Bayview Dr Apt E Fort Lauderdale, FL	1.0	1.0	634	$1,800	$2.84	24d	1	1.29mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	14d	45	1.31mi
1151 NE 18th St Unit 5 Fort Lauderdale, FL	1.0	1.0	500	$1,650	$3.30	15d	1	1.33mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	24d	1	1.33mi
1541 NE 15th Ave Unit 1541 Fort Lauderdale, FL	1.0	1.0	707	$2,350	$3.32	15d	1	1.36mi
1541 NE 15th Ave Unit 1541 Fort Lauderdale, FL	1.0	1.0	707	$2,500	$3.54	24d	1	1.36mi
1150 NE 17th Ct Unit 11 Fort Lauderdale, FL	1.0	1.0	700	$1,690	$2.41	24d	1	1.38mi
1005 NE 17th Ct Fort Lauderdale, FL	1.0	1.0	621	$2,050	$3.30	24d	1	1.41mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$2,805	$3.05	3d	20	1.42mi
1505 NE 15th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	580	$2,300	$3.97	20d	1	1.43mi
1125 NE 16th Pl #105 Fort Lauderdale, FL	1.0	1.0	575	$1,675	$2.91	24d	1	1.44mi
1125 NE 16th Pl Fort Lauderdale, FL	1.0–2.0	1.0	657	$1,750	$2.66	14d	2	1.45mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	4d	3	1.45mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	1.45mi
1200 N Fort Lauderdale Beach Blvd #204 Fort Lauderdale, FL	1.0	1.0	702	$2,500	$3.56	24d	1	1.48mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-02
   days on market $155,000 Active 43 DOM
2. 2026-06-01
   days on market $155,000 Active 42 DOM
3. 2026-05-31
   days on market $155,000 Active 41 DOM
4. 2026-05-15
   price $155,000
5. 2026-05-08
   price $161,000
6. 2026-04-27
   price $171,000
7. 2026-04-20
   listed $179,000 Active
8. 2014-09-05
   soldstatus $97,000
9. 2014-09-04
   soldstatus $97,000 Sold 504-char remark

   Show marketing remark (504 chars)

   Cozy 1 bed / 1 bath home centrally located in Ft. Lauderdale, Fl. Condo located within minutes of the Beach, Downtown Ft. Lauderdale Area and Las Olas, Major Local Attractions, Major Shopping Centers and Roadways. Unit Features large living area includi ng Tiled Floors, Open Kitchen, Large bedroom and storage closet with extra space for personal items. Condo also features community pool and assigned parking space for the Resident. Unit is ready to show, Please Contact Michael Carreras for Details!!!

10. 2014-08-14
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Cozy 1 bed / 1 bath home centrally located in Ft. Lauderdale, Fl. Condo located within minutes of the Beach, Downtown Ft. Lauderdale Area and Las Olas, Major Local Attractions, Major Shopping Centers and Roadways. Unit Features large living area includi ng Tiled Floors, Open Kitchen, Large bedroom and storage closet with extra space for personal items. Condo also features community pool and assigned parking space for the Resident. Unit is ready to show, Please Contact Michael Carreras for Details!!!

11. 2014-08-06
    price $97,999 Active 504-char remark

    Show marketing remark (504 chars)

    Cozy 1 bed / 1 bath home centrally located in Ft. Lauderdale, Fl. Condo located within minutes of the Beach, Downtown Ft. Lauderdale Area and Las Olas, Major Local Attractions, Major Shopping Centers and Roadways. Unit Features large living area includi ng Tiled Floors, Open Kitchen, Large bedroom and storage closet with extra space for personal items. Condo also features community pool and assigned parking space for the Resident. Unit is ready to show, Please Contact Michael Carreras for Details!!!

12. 2014-08-06
    status Active 504-char remark

    Show marketing remark (504 chars)

    Cozy 1 bed / 1 bath home centrally located in Ft. Lauderdale, Fl. Condo located within minutes of the Beach, Downtown Ft. Lauderdale Area and Las Olas, Major Local Attractions, Major Shopping Centers and Roadways. Unit Features large living area includi ng Tiled Floors, Open Kitchen, Large bedroom and storage closet with extra space for personal items. Condo also features community pool and assigned parking space for the Resident. Unit is ready to show, Please Contact Michael Carreras for Details!!!

13. 2014-07-29
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Cozy 1 bed / 1 bath home centrally located in Ft. Lauderdale, Fl. Condo located within minutes of the Beach, Downtown Ft. Lauderdale Area and Las Olas, Major Local Attractions, Major Shopping Centers and Roadways. Unit Features large living area includi ng Tiled Floors, Open Kitchen, Large bedroom and storage closet with extra space for personal items. Condo also features community pool and assigned parking space for the Resident. Unit is ready to show, Please Contact Michael Carreras for Details!!!

14. 2014-07-02
    listed $94,999 Active 504-char remark

    Show marketing remark (504 chars)

    Cozy 1 bed / 1 bath home centrally located in Ft. Lauderdale, Fl. Condo located within minutes of the Beach, Downtown Ft. Lauderdale Area and Las Olas, Major Local Attractions, Major Shopping Centers and Roadways. Unit Features large living area includi ng Tiled Floors, Open Kitchen, Large bedroom and storage closet with extra space for personal items. Condo also features community pool and assigned parking space for the Resident. Unit is ready to show, Please Contact Michael Carreras for Details!!!

15. 2002-11-12
    soldstatus $78,000
16. 2002-09-25
    soldstatus $78,000 63-char remark

    Show marketing remark (63 chars)

    EAST OF FEDERAL HWY. CLOSE TO BEACH. LOW MAINTANICE. COMM. POOL

17. 2002-08-14
    historical 63-char remark

    Show marketing remark (63 chars)

    EAST OF FEDERAL HWY. CLOSE TO BEACH. LOW MAINTANICE. COMM. POOL

18. 2002-06-20
    listed $79,900 63-char remark

    Show marketing remark (63 chars)

    EAST OF FEDERAL HWY. CLOSE TO BEACH. LOW MAINTANICE. COMM. POOL

19. 1995-12-29
    soldstatus $30,000
20. 1976-11-01
    soldstatus $22,900

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,173 · $264/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,872
• − Mortgage interest: −$8,682
• − Property taxes: −$3,173
• − Insurance: −$775
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$4,284
• − Depreciation: −$4,509
• Taxable income: $309
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $2,378/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): 2,978
• Household income: $95,542
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 163.0

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 13% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Romanian 6% Iranian 4% Scandinavian 3%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 11% Russian/Polish/Slavic 4% German/W. Germanic 4%

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: ▼ -442.32%
• Current HPI: 376.9895
• Rent YoY: ▲ 0.59%
• 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

+576.9% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $155,000 Beaches MLS
• 2026-05-08 Price Changed $161,000 Beaches MLS
• 2026-04-27 Price Changed $171,000 Beaches MLS
• 2026-04-20 Listed $179,000 Beaches MLS
• 2014-09-05 Sold (Public Records) $97,000 Public Records
• 2014-09-04 Sold (MLS) $97,000 MARMLS
• 2014-08-14 Pending — MARMLS
• 2014-08-06 Relisted — MARMLS
• 2014-08-06 Price Changed $97,999 MARMLS
• 2014-07-29 Pending — MARMLS
• 2014-07-02 Listed $94,999 MARMLS
• 2002-11-12 Sold (Public Records) $78,000 Public Records
• 2002-09-25 Sold (MLS) $78,000 Beaches MLS
• 2002-08-14 Listing Removed — Beaches MLS
• 2002-06-20 Listed $79,900 Beaches MLS
• 1995-12-29 Sold (Public Records) $30,000 Public Records
• 1976-11-01 Sold (Public Records) $22,900 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,173 · -4.3% YoY. Source: county tax records.