2421 NE 65th St #406 · Fort Lauderdale, FL 33308

$299,999

3 bd · 2.0 ba · 1,506 sqft · Condo public records · 96 Days on market

Built 2006 $1114/mo HOA · 23% 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 +21.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market and priced to sell fast. LOCATION. LIFESTYLE. FLEXIBILITY. This spacious 2BR/2BA condo features a HUGE bonus room that can easily function as a 3rd bedroom, office, or media space! Nestled in a beautiful neighborhood just 2-3 miles to the beach and walking distance to hospital, CVS, Walgreens, restaurants, shops, and a playground park at the end of the street. Quick access to I-95! Includes 1 garage space PLUS abundant guest parking. EV chargers on-site. Amazon Hub, sauna, jacuzzi, resort-style pool, fitness center, clubhouse & office room. Tons of closets, in-unit washer/dryer with storage. This one checks every box!

Key facts

• Ev chargers on-site
• Sauna
• Quick access to i-95

Tags

• WALKING DISTANCE TO HOSPITAL
• WALKING DISTANCE TO SHOPS
• QUICK ACCESS TO I-95
• ABUNDANT GUEST PARKING
• EV CHARGERS ON-SITE
• SAUNA

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Monthly HOA fee (includes maintenance of grounds, sewer, trash, elevator, hot water, recreation facility, pool service); Association amenities: Fitness center, picnic area, parking, pool, sauna, storage, trash chute, business center, community room, kitchen facilities

Exterior

• Parking: Assigned covered parking; 1 garage space
• Security: Key card entry; Smoke detectors; Security system; Entry phone/intercom
• Home design: Condominium; Resale; 6-story building; Accessible elevator installed
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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 rising (+3.6%/yr); 739 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,858/mo this rent would consume 62% of the median local household income ($94k/yr) (locally 912% 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 $2k of loan paydown is wiped out by about $9k 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 96 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $250k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $272,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.62% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-16,265
• Equity at exit: $44,731

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $38,832
• Equity at exit: $25,938

Cash invested: $84,000 (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 33308

• Rents YoY: 3.6%
• Active inventory: 739
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $4,858 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$580 /mo · $6,963/yr
• Insurance: −$125
• HOA: −$1,114
• Vacancy / Maint / Mgmt: −$1,020
• Net cashflow: $445

Break-even live

Break-even rent $4,294

Max offer price $299,999

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$3,345	$3.03	2d	16	0.05mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$3,279	$3.00	2d	17	0.10mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	24d	1	0.23mi
6421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,750	$2.61	17d	1	0.23mi
6421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,750	$2.61	8d	1	0.23mi
1540 SE 23rd Ave Pompano Beach, FL	4.0	2.0	1660	$6,800	$4.10	24d	1	0.24mi
6341 NE 22nd Ave Fort Lauderdale, FL	3.0	2.0	2086	$5,500	$2.64	15d	1	0.28mi
2233 SE 15th St Pompano Beach, FL	3.0	3.0	1653	$7,999	$4.84	24d	1	0.30mi
2291 SE 15th St Pompano Beach, FL	3.0	2.0	1598	$8,500	$5.32	24d	1	0.34mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	24d	1	0.35mi
2260 NE 62nd St Fort Lauderdale, FL	3.0	2.0	1807	$4,750	$2.63	11d	1	0.37mi
2161 NE 62nd Ct Unit 2161 Fort Lauderdale, FL	4.0	3.0	2047	$7,500	$3.66	24d	1	0.43mi
511 SE 14th St Unit 1 Pompano Beach, FL	4.0	2.5	1880	$7,000	$3.72	24d	1	0.47mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	5d	1	0.47mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	24d	2	0.48mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	24d	1	0.52mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	24d	1	0.52mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	1d	1	0.52mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,000	$2.90	15d	1	0.57mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,250	$3.04	24d	1	0.57mi
2101 NE 63rd St Unit 2101 Fort Lauderdale, FL	3.0	2.0	1805	$4,925	$2.73	21d	1	0.58mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$4,469	$3.80	2d	40	0.60mi
2281 SE 11th St Pompano Beach, FL	3.0	3.5	2049	$7,500	$3.66	22d	1	0.64mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	24d	1	0.70mi
5910 NE 21st Way Fort Lauderdale, FL	3.0	2.0	1823	$4,950	$2.72	22d	1	0.71mi
6251 NE 20th Ter Fort Lauderdale, FL	3.0	3.0	1954	$7,000	$3.58	12d	1	0.72mi
1900 Oceanwalk Ln #104 Pompano Beach, FL	3.0	2.5	1800	$3,800	$2.11	24d	1	0.73mi
1961 NE 62nd Ct Fort Lauderdale, FL	3.0	2.0	1630	$7,000	$4.29	24d	1	0.75mi
6241 NE 19th Ter Fort Lauderdale, FL	4.0	3.0	1828	$7,500	$4.10	8d	1	0.79mi
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	22d	1	0.81mi
2433 SE 10th St Pompano Beach, FL	3.0	2.0	1664	$7,500	$4.51	24d	1	0.81mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	4d	1	0.83mi
3100 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	2021	$6,999	$3.46	24d	1	0.86mi
5790 NE 20th Ter Fort Lauderdale, FL	3.0	2.0	1874	$6,000	$3.20	24d	1	0.87mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	24d	1	0.90mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	11d	1	0.92mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	4d	1	0.92mi
300 SE 8th Ct Pompano Beach, FL	4.0	2.0	2204	$6,200	$2.81	24d	1	0.92mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	24d	1	0.93mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	24d	1	0.95mi

HOA detail condo

• Monthly dues: $1,114 · $13,368/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-16
   status $299,999 Pending 96 DOM
2. 2026-06-15
   days on market $299,999 Active 96 DOM
3. 2026-06-13
   remarks 646-char remark
4. 2026-06-13
   pricestatusdays on market $299,999 Active 94 DOM
5. 2026-06-09
   statusdays on market $359,900 Active Under Contract 90 DOM
6. 2026-06-07
   days on market $359,900 Active 88 DOM
7. 2026-06-04
   days on market $359,900 Active 85 DOM
8. 2026-06-03
   days on market $359,900 Active 84 DOM
9. 2026-06-02
   days on market $359,900 Active 83 DOM
10. 2026-06-01
    days on market $359,900 Active 82 DOM
11. 2026-05-31
    days on market $359,900 Active 81 DOM
12. 2026-02-26
    listed $359,900 Active
13. 2016-02-16
    soldstatus $250,000

ⓘ 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: $6,963 · $580/mo
• Projected year-2 tax: $6,963 · $580/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: $58,296
• − Mortgage interest: −$16,805
• − Property taxes: −$6,963
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,664
• − Management: −$4,664
• − HOA: −$13,368
• − Depreciation: −$8,727
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $4,959/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): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+44.0% since first listed

2 events — show timeline

• 2026-02-26 Listed $359,900 Beaches MLS
• 2016-02-16 Sold (Public Records) $250,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $6,963 · +109.5% YoY. Source: county tax records.