1900 S Ocean Dr #812 · Fort Lauderdale, FL 33316

$365,000

3 bd · 2.0 ba · 1,293 sqft · Condo public records · 102 Days on market

Built 1962 $1901/mo HOA · 40% 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 +8.2/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

* Ocean view corner unit 3BR/2BA just steps to the largest beach frontage in Fort Lauderdale! Enjoy breathtaking views of Port Everglades, cruise ships, and spectacular sunrises and sunsets. This spacious unit is bright, airy, and ready to view. * New impact windows and doors throughout. Conveniently located only 10 minutes from the airport, making travel a breeze. The building amenities include heated pool, barbeque area, large sundeck, bicycle storage and 24hr concierge. An unbeatable location near Las Olas Blvd. with fine dining and shopping. A rare hidden gem by the sea! Call listing agent for more details.

Key facts

• Barbeque area
• Corner unit
• Building amenities

Tags

• CORNER UNIT
• LARGEST BEACH FRONTAGE
• BUILDING AMENITIES
• HEATED POOL
• BARBEQUE AREA
• LARGE SUNDECK

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Association: Breakwater Towers Inc.; Monthly association fee; Clubhouse; Car wash area; Picnic area; Parking; Pool; Trash chute; Bike storage; Community room; Association fee covers insurance, grounds maintenance, structure maintenance, pest control, trash, water, common areas, elevator, legal/accounting, and pool service

Exterior

• Parking: 1 parking space; No carport
• Security: Closed circuit cameras; Fire alarm; Key card entry; Security fence; Security system; Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water connected
• Home design: Stock cooperative; Resale condition; 16-story building; Faces northwest; East of US-1 frontage
• Construction: Block construction; Flat roof
• Exterior features: Deck; Fenced; No waterfront; Private pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms (main level)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Custom mirrors; Blinds on windows; Furnished negotiable
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-766 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (37.1% below list).
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $230k (37.1% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: 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); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 406 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,747/mo this rent would consume 59% of the median local household income ($97k/yr) (locally 770% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $15k appreciation (4.2% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 40% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $229,675 (37.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.30% ✓
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.26×
• Total profit: $26,596
• Equity at exit: $188,217

10-year hold

• IRR: 8.2%
• Equity multiple: 2.47×
• Total profit: $149,811
• Equity at exit: $310,389

Cash invested: $102,200 (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 33316

• Home prices YoY: 1.3%
• Rents YoY: 4.5%
• Active inventory: 406
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,747 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$152
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,901
• Vacancy / Maint / Mgmt: −$997
• Net cashflow: $-766

Break-even live

Break-even rent $5,717

Max offer price $229,675

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-663	+0% $-766	+5% $-869	+10% $-973
Rent	-10% $-1,141	-5% $-954	+0% $-766	+5% $-579	+10% $-391
Rate	-1.0pp $-582	-0.5pp $-673	base $-766	+0.5pp $-861	+1.0pp $-957

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 S Ocean Ln #1912 Fort Lauderdale, FL	2.0	2.0	1813	$7,000	$3.86	26d	1	0.16mi
2100 S Ocean Dr Unit 16F Fort Lauderdale, FL	2.0	2.0	1365	$3,750	$2.75	26d	1	0.19mi
1799 Marietta Dr Fort Lauderdale, FL	2.0	2.0	1248	$4,900	$3.93	26d	1	0.26mi
1635 Seabreeze Blvd Fort Lauderdale, FL	3.0	2.0	1584	$9,000	$5.68	18d	1	0.28mi
1645 S Ocean Ln #289 Fort Lauderdale, FL	2.0	2.0	1273	$7,500	$5.89	26d	1	0.31mi
2420 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	841	$2,450	$2.91	20d	2	0.32mi
1680 S Ocean Ln #250 Fort Lauderdale, FL	2.0	2.0	1264	$10,000	$7.91	3d	1	0.33mi
2009 Admirals Way Fort Lauderdale, FL	3.0	3.0	1805	$14,999	$8.31	26d	1	0.34mi
2200 SE 19th St Unit 2200 Fort Lauderdale, FL	3.0	2.0	1710	$5,400	$3.16	23d	1	0.39mi
2201 Mariner Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,999	$3.00	3d	2	0.40mi
1556 S Ocean Ln #103 Fort Lauderdale, FL	3.0	2.0	1273	$6,500	$5.11	9d	1	0.42mi
1566 S Ocean Ln #208 Fort Lauderdale, FL	2.0	2.0	1264	$6,150	$4.87	26d	1	0.43mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,125	$2.50	26d	3	0.67mi
3000 Holiday Dr Fort Lauderdale, FL	2.0	2.0	1652	$4,250	$2.57	7d	2	0.67mi
3000 Holiday Dr #1803 Fort Lauderdale, FL	2.0	2.0	1627	$4,500	$2.77	4d	1	0.67mi
1205 Seabreeze Blvd #1205 Fort Lauderdale, FL	3.0	3.0	1789	$10,500	$5.87	4d	1	0.70mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	16d	2	0.88mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	21d	3	0.88mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	15d	3	0.88mi
1819 SE 17th St Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1547	$4,100	$2.65	7d	3	0.88mi
1718 SE 14th St Fort Lauderdale, FL	3.0	2.0	1200	$4,800	$4.00	26d	1	0.97mi
1721 SE 17th St Fort Lauderdale, FL	2.0	1.0–2.0	881	$4,635	$5.26	0d	43	0.98mi
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,200	$2.10	16d	3	1.00mi
1700 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–1.5	1050	$2,500	$2.38	26d	2	1.00mi
1617 SE 15th St #605 Fort Lauderdale, FL	2.0	2.0	1240	$2,400	$1.94	26d	1	1.07mi
1600 SE 15th St #503 Fort Lauderdale, FL	2.0	2.0	1070	$2,700	$2.52	22d	1	1.07mi
1531 SE 15th St Fort Lauderdale, FL	2.0	2.0	1008	$2,900	$2.88	26d	1	1.16mi
1510 SE 15th St #106 Fort Lauderdale, FL	2.0	2.0	940	$2,650	$2.82	19d	1	1.19mi
1510 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	800	$2,650	$3.31	9d	2	1.22mi
1490 SE 15th St #104 Fort Lauderdale, FL	2.0	2.0	1459	$4,250	$2.91	19d	1	1.26mi
1436 SE 13th St Fort Lauderdale, FL	4.0	3.5	1725	$20,000	$11.59	26d	1	1.31mi
1401 SE 15th St Fort Lauderdale, FL	1.0–2.0	1.0	912	$2,750	$3.01	26d	1	1.36mi
1 Las Olas Cir Fort Lauderdale, FL	2.0	2.0	1275	$4,050	$3.18	5d	2	1.39mi
1312 SE 13th Ter Fort Lauderdale, FL	2.0	2.0	1141	$3,850	$3.37	26d	1	1.41mi
2039 SE 10th Ave #509 Fort Lauderdale, FL	2.0	2.0	1054	$2,395	$2.27	18d	1	1.49mi
2039 SE 10th Ave #509 Fort Lauderdale, FL	2.0	2.0	1054	$2,295	$2.18	3d	1	1.49mi

HOA detail condo

• Monthly dues: $1,901 · $22,812/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $365,000 Active 102 DOM
2. 2026-06-18
   days on market $365,000 Active 99 DOM
3. 2026-06-17
   days on market $365,000 Active 98 DOM
4. 2026-06-16
   days on market $365,000 Active 97 DOM
5. 2026-06-15
   days on market $365,000 Active 96 DOM
6. 2026-06-13
   days on market $365,000 Active 94 DOM
7. 2026-06-09
   days on market $365,000 Active 90 DOM
8. 2026-06-07
   days on market $365,000 Active 88 DOM
9. 2026-06-04
   days on market $365,000 Active 85 DOM
10. 2026-06-03
    days on market $365,000 Active 84 DOM
11. 2026-06-02
    days on market $365,000 Active 83 DOM
12. 2026-06-01
    days on market $365,000 Active 82 DOM
13. 2026-05-31
    days on market $365,000 Active 81 DOM
14. 2025-10-21
    listed $365,000 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: $1,469 · $122/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$1,561/yr (+$130/mo · 106.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 51% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,963
• − Mortgage interest: −$20,446
• − Property taxes: −$1,469
• − Insurance: −$6,944
• − Repairs & maintenance: −$4,557
• − Management: −$4,557
• − HOA: −$22,812
• − Depreciation: −$10,618
• Taxable loss: −$14,439
• Est. tax savings @ 24.0%: +$3,465
• After-tax cash flow: $-5,727/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): 12,437
• Household income: $96,641
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 770.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 8% Black 7% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 3%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 80% English-only · Spanish 13% Tagalog/Filipino 2% Other Indo-European 1%

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: ▲ 4.15%
• Current HPI: 319.5598
• Rent YoY: ▲ 4.54%
• 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

1 event — show timeline

• 2025-10-21 Listed $365,000 Beaches MLS

Property tax history

+4.3%/yr

Latest (2025): $1,469 · +2.4% YoY. Source: county tax records.