1312 NW 8th Ave · Fort Lauderdale, FL 33311

$259,500

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 30 Days on market

Built 1984 1,089 sqft lot Est $354k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Investment opportunity in Fort Lauderdale with its multi-unit configuration, this property presents an attractive income-generating chance for savvy investors. Strong rental history, ideal location. 2 parking spots conveniently located, fenced terrace and spacious bedrooms make this cozy unit an opportunity not to be missed

Key facts

• New kitchen
• Completely remodeled
• New flooring

Tags

• COMPLETELY REMODELED
• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORING

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Public transportation nearby

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story property; Faces north; Resale home
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Exterior lighting

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-12 ($-144/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (15.2% below list).
• Recommended offer: $220k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 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 (+2.8%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,201/mo this rent would consume 49% of the median local household income ($54k/yr) (locally 5068% 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 $8k 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 30 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 12881% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $260k implies a 67% 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 $220,092 (15.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $353,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 NW 5th Ave	0.23mi	2/1.0	752 (-6%)	3mo	$380,000	$505	76
1119 NW 10th Pl	0.50mi	2/1.0	713 (-11%)	1mo	$313,000	$439	58
1318 NW 11th St	0.58mi	3/1.0 (+1)	720 (-10%)	13mo	$318,000	$442	40

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-43,292
• Equity at exit: $38,692

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-40,637
• Equity at exit: $22,437

Cash invested: $72,660 (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 33311

• Rents YoY: 2.8%
• Active inventory: 590
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$1,361
• Tax from tax record: −$282 /mo · $3,381/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-12

Break-even live

Break-even rent $2,216

Max offer price $257,385

Occupancy floor 96%

Sensitivity live

Price	-10% $135	-5% $61	+0% $-12	+5% $-85	+10% $-159
Rent	-10% $-186	-5% $-99	+0% $-12	+5% $75	+10% $162
Rate	-1.0pp $119	-0.5pp $54	base $-12	+0.5pp $-79	+1.0pp $-148

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 NW 8th Ave Fort Lauderdale, FL	2.0	1.0	800	$1,950	$2.44	5d	1	0.04mi
1312 NW 8th Ave Fort Lauderdale, FL	2.0	1.0	800	$1,999	$2.50	6d	1	0.04mi
1136 NW 8th Ave Unit 1-3 Fort Lauderdale, FL	1.0	1.0	550	$1,700	$3.09	7d	1	0.16mi
1409 NW 7th Ave Fort Lauderdale, FL	2.0	1.0	866	$2,300	$2.66	26d	1	0.18mi
1135 NW 6th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$1,800	$2.50	26d	1	0.23mi
1445 NW 6th Ave Unit 1445 Fort Lauderdale, FL	2.0	1.0	825	$2,700	$3.27	26d	1	0.28mi
1541 NW 8th Ave Unit 1541 Fort Lauderdale, FL	2.0	1.0	700	$1,975	$2.82	26d	1	0.34mi
1032 NW 6th Ave Unit 2 Fort Lauderdale, FL	2.0	1.0	675	$1,700	$2.52	26d	1	0.36mi
1203 Chateau Park Dr Fort Lauderdale, FL	2.0	1.0	1104	$2,000	$1.81	16d	1	0.37mi
1019 NW 5th Ave Fort Lauderdale, FL	1.0	1.0	750	$1,400	$1.87	16d	1	0.39mi
1610 NW 9th Ave Unit 1610 Fort Lauderdale, FL	1.0	1.0	600	$1,700	$2.83	26d	1	0.39mi
1420 NW 3rd Ave Fort Lauderdale, FL	2.0	1.0	1076	$2,650	$2.46	26d	1	0.41mi
1621 NW 7th Ter Unit B Fort Lauderdale, FL	2.0	1.0	698	$2,100	$3.01	20d	1	0.42mi
1432 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1047	$3,200	$3.06	26d	1	0.42mi
1500 NW 3rd Ave Fort Lauderdale, FL	3.0	1.0	1072	$2,725	$2.54	26d	1	0.45mi
1033 NW 3rd Ave Unit 2 Fort Lauderdale, FL	2.0	1.0	750	$1,900	$2.53	26d	1	0.45mi
1306 NW 11th Ct Fort Lauderdale, FL	2.0	1.0	950	$1,827	$1.92	22d	1	0.50mi
1325 NW 11th Ct Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	26d	1	0.51mi
934 NW 4th Ave Apt 4 Fort Lauderdale, FL	1.0	1.0	650	$2,100	$3.23	26d	1	0.52mi
1337 N Andrews Ave Unit 2 Fort Lauderdale, FL	2.0	2.0	1121	$2,500	$2.23	12d	1	0.53mi
1325 NW 11th St Unit 1325 Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	26d	1	0.54mi
911 NW 12th Ave Unit 1-A Fort Lauderdale, FL	2.0	1.0	545	$1,599	$2.93	21d	1	0.56mi
829 NW 10th Ter Unit 2 Fort Lauderdale, FL	1.0	1.0	588	$1,481	$2.52	26d	1	0.58mi
1528 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1022	$2,550	$2.50	17d	1	0.58mi
1528 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1022	$2,550	$2.50	18d	1	0.58mi
1200 NW 9th St Unit A Fort Lauderdale, FL	2.0	1.0	1023	$1,850	$1.81	0d	1	0.59mi
1200 NW 9th St Unit A Fort Lauderdale, FL	2.0	1.0	1023	$1,950	$1.91	16d	1	0.59mi
1033 N Andrews Ave Fort Lauderdale, FL	2.0	1.0	702	$1,995	$2.84	26d	1	0.59mi
700 NW 18th St Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1012	$3,000	$2.96	23d	1	0.60mi
600 NW 18th St Fort Lauderdale, FL	2.0	2.0	1100	$2,600	$2.36	26d	1	0.61mi
836 NW 12th Ter #2 Fort Lauderdale, FL	2.0	1.0	710	$1,850	$2.61	26d	1	0.62mi
836 NW 12th Ter #2 Fort Lauderdale, FL	2.0	1.0	710	$1,825	$2.57	6d	1	0.62mi
1520 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1110	$3,100	$2.79	26d	1	0.62mi
1140 NE 1st Ave Unit 1140 Fort Lauderdale, FL	2.0	1.0	900	$2,200	$2.44	26d	1	0.63mi
333 NW 17th Ct Unit 203B Fort Lauderdale, FL	2.0	2.0	975	$2,200	$2.26	13d	1	0.66mi
1531 NW 15th Ave Fort Lauderdale, FL	3.0	1.0	960	$3,500	$3.65	6d	1	0.66mi
1316 NE 2nd Ave Fort Lauderdale, FL	2.0	1.0	891	$3,200	$3.59	26d	1	0.66mi
1316 NE 2nd Ave Fort Lauderdale, FL	2.0	1.0	998	$3,200	$3.21	18d	1	0.66mi
815 NW 3rd Ave Unit 813 Fort Lauderdale, FL	3.0	2.5	1032	$2,800	$2.71	26d	1	0.67mi
813 NW 3rd Ave Unit 813 Fort Lauderdale, FL	3.0	2.5	1032	$2,800	$2.71	26d	1	0.68mi

Listing history 32 events

1. 2026-06-21
   days on market $259,500 Active 30 DOM
2. 2026-06-18
   price $259,500 Active 27 DOM
3. 2026-06-15
   days on market $244,900 Active 27 DOM
4. 2026-06-13
   days on market $244,900 Active 25 DOM
5. 2026-06-09
   days on market $244,900 Active 21 DOM
6. 2026-06-08
   days on market $244,900 Active 20 DOM
7. 2026-06-07
   days on market $244,900 Active 19 DOM
8. 2026-06-04
   days on market $244,900 Active 16 DOM
9. 2026-06-03
   days on market $244,900 Active 15 DOM
10. 2026-06-02
    days on market $244,900 Active 14 DOM
11. 2026-06-01
    days on market $244,900 Active 13 DOM
12. 2026-05-31
    days on market $244,900 Active 12 DOM
13. 2026-05-20
    listed $1,999
14. 2026-05-19
    listed $244,900 Active
15. 2026-02-10
    soldstatus $155,000
16. 2026-02-06
    status Pending 331-char remark

    Show marketing remark (331 chars)

    Prime Investment opportunity in Fort Lauderdale with its multi-unit configuration, this property presents an attractive income-generating chance for savvy investors. Strong rental history, ideal location. 2 parking spots conveniently located, fenced terrace and spacious bedrooms make this cozy unit an opportunity not to be missed

17. 2026-02-06
    soldstatus $155,000 Closed 331-char remark

    Show marketing remark (331 chars)

    Prime Investment opportunity in Fort Lauderdale with its multi-unit configuration, this property presents an attractive income-generating chance for savvy investors. Strong rental history, ideal location. 2 parking spots conveniently located, fenced terrace and spacious bedrooms make this cozy unit an opportunity not to be missed

18. 2025-12-09
    historical Active Under Contract 331-char remark

    Show marketing remark (331 chars)

    Prime Investment opportunity in Fort Lauderdale with its multi-unit configuration, this property presents an attractive income-generating chance for savvy investors. Strong rental history, ideal location. 2 parking spots conveniently located, fenced terrace and spacious bedrooms make this cozy unit an opportunity not to be missed

19. 2025-11-07
    listed $179,000 Active 331-char remark

    Show marketing remark (331 chars)

    Prime Investment opportunity in Fort Lauderdale with its multi-unit configuration, this property presents an attractive income-generating chance for savvy investors. Strong rental history, ideal location. 2 parking spots conveniently located, fenced terrace and spacious bedrooms make this cozy unit an opportunity not to be missed

20. 2017-07-06
    soldstatus $73,000
21. 2016-09-13
    soldstatus $60,000
22. 2016-08-26
    soldstatus $60,000 Sold 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

23. 2016-08-09
    status Active 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

24. 2016-06-24
    status Pending 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

25. 2016-05-24
    status Active 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

26. 2016-05-11
    status Pending 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

27. 2015-11-03
    status Active 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

28. 2015-10-21
    status Pending 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

29. 2015-05-11
    listed $70,000 Active 74-char remark

    Show marketing remark (74 chars)

    Perfect Investment Opportunity. .. Tenant in place, bring your best offer!

30. 2003-02-06
    soldstatus $70,000
31. 1989-11-13
    soldstatus $17,000
32. 1984-10-01
    soldstatus $54,900

ⓘ 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: $3,381 · $282/mo
• Projected year-2 tax: $3,381 · $282/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 2/10 Low FEMA zone X (shaded) · 5% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,411
• − Mortgage interest: −$14,536
• − Property taxes: −$3,381
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$7,549
• Taxable loss: −$4,578
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $955/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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 Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

-96.4% since first listed

20 events — show timeline

• 2026-05-20 Listed for Rent $1,999 MARMLS
• 2026-05-19 Listed $244,900 MARMLS
• 2026-02-10 Sold (Public Records) $155,000 Public Records
• 2026-02-06 Pending — MARMLS
• 2026-02-06 Sold (MLS) $155,000 MARMLS
• 2025-12-09 Contingent — MARMLS
• 2025-11-07 Listed $179,000 MARMLS
• 2017-07-06 Sold (Public Records) $73,000 Public Records
• 2016-09-13 Sold (Public Records) $60,000 Public Records
• 2016-08-26 Sold (MLS) $60,000 MARMLS
• 2016-08-09 Relisted — MARMLS
• 2016-06-24 Pending — MARMLS
• 2016-05-24 Relisted — MARMLS
• 2016-05-11 Pending — MARMLS
• 2015-11-03 Relisted — MARMLS
• 2015-10-21 Pending — MARMLS
• 2015-05-11 Listed $70,000 MARMLS
• 2003-02-06 Sold (Public Records) $70,000 Public Records
• 1989-11-13 Sold (Public Records) $17,000 Public Records
• 1984-10-01 Sold (Public Records) $54,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,381 · +11.4% YoY. Source: county tax records.