3161 Riverland Rd · Fort Lauderdale, FL 33312

$644,999

4 bd · 2.0 ba · 2,118 sqft · SingleFamily public records · 62 Days on market

Built 1960 9,100 sqft lot Est $663k · at est.

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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 +12.4/30.0
• ARV discount +8.7/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained home in the heart of Riverland offering incredible potential for both end-users and investors alike. This property features a spacious layout with abundant natural light, a large backyard with a pool, and no HOA restrictions. Centrally located just minutes from major highways, shopping, dining, and Fort Lauderdale beaches. Whether you’re looking to move right in or customize to your taste, this home presents a rare opportunity in a rapidly growing area. Priced to sell — schedule your private showing today before it’s gone.

Key facts

• Large backyard
• Centrally located
• No hoa restrictions

Tags

• LARGE BACKYARD
• POOL
• NO HOA RESTRICTIONS
• CENTRALLY LOCATED
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Exterior

• Parking: Driveway; Paver block parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated/remodeled; Effective year built
• Construction: Block construction; Shingle roof; Built (effective year)
• Exterior features: In-ground pool; Pool; South-facing

Interior

• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on the main level; Ceramic tile flooring
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $645k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $627k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $569k (11.8% below list).
• Recommended offer: $569k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: Rents rising (+1.3%/yr); 412 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5,687/mo this rent would consume 90% of the median local household income ($76k/yr) (locally 1903% 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 $4k of loan paydown is wiped out by about $19k 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 62 days — a 6% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago 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 $525k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $568,715 (11.8% 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 62 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $662,934
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3021 SW 23rd St	0.23mi	4/3.0	2,198 (+4%)	4mo	$741,000	$337	76
2091 SW 29th Ave	0.36mi	3/2.0 (-1)	1,998 (-6%)	23mo	$625,000	$313	50
3161 SW 20th St	0.35mi	3/2.0 (-1)	1,970 (-7%)	24mo	$499,500	$254	47
2637 Sugarloaf Ln	0.74mi	4/3.0	2,292 (+8%)	1mo	$1,900,000	$829	47
3451 SW 19th St	0.49mi	4/3.0	2,400 (+13%)	10mo	$730,000	$304	42
2637 Flamingo Ln	0.44mi	3/2.0 (-1)	1,816 (-14%)	12mo	$899,000	$495	41
1496 SW 30th Ter	0.70mi	4/2.0	1,885 (-11%)	11mo	$489,900	$260	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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-120,353
• Equity at exit: $96,171

10-year hold

• IRR: -16.1%
• Equity multiple: 0.17×
• Total profit: $-150,337
• Equity at exit: $55,768

Cash invested: $180,600 (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 33312

• Rents YoY: 1.3%
• Active inventory: 412
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $5,687 high
• Mortgage (P&I): −$3,382
• Tax from tax record: −$943 /mo · $11,313/yr
• Insurance: −$269
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,194
• Net cashflow: $-101

Break-even live

Break-even rent $5,815

Max offer price $627,141

Occupancy floor 97%

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: $161,250
• Closing costs: $19,350
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 SW 20th Ct Fort Lauderdale, FL	4.0	3.0	1405	$5,500	$3.91	7d	1	0.30mi
2518 Gulfstream Ln Fort Lauderdale, FL	3.0	2.0	1550	$4,800	$3.10	4d	1	0.37mi
2518 Gulfstream Ln Fort Lauderdale, FL	3.0	2.0	1550	$4,800	$3.10	24d	1	0.37mi
2120 SW 28th Way Fort Lauderdale, FL	5.0	3.0	2778	$14,500	$5.22	5d	1	0.43mi
2100 SW 28th Way Fort Lauderdale, FL	5.0	4.0	2145	$7,495	$3.49	5d	1	0.45mi
3340 SW 18th St Fort Lauderdale, FL	4.0	2.0	1875	$3,550	$1.89	24d	1	0.47mi
1930 SW 36th Ave Fort Lauderdale, FL	5.0	2.5	2188	$8,295	$3.79	5d	1	0.55mi
1930 SW 36th Ave Fort Lauderdale, FL	5.0	2.5	2188	$8,495	$3.88	14d	1	0.55mi
2407 Nassau Ln Fort Lauderdale, FL	3.0	2.0	1495	$5,000	$3.34	4d	1	0.55mi
2407 Nassau Ln Fort Lauderdale, FL	3.0	2.0	1495	$5,000	$3.34	24d	1	0.55mi
1773 SW 28th Way Fort Lauderdale, FL	3.0	2.0	1430	$4,350	$3.04	24d	1	0.59mi
1754 SW 28th Ter Fort Lauderdale, FL	3.0	2.0	1432	$6,750	$4.71	7d	1	0.66mi
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	24d	1	0.70mi
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	7d	1	0.70mi
2637 Sugarloaf Ln Fort Lauderdale, FL	4.0	3.0	2326	$8,000	$3.44	16d	1	0.75mi
2637 Sugarloaf Ln Fort Lauderdale, FL	4.0	3.0	2292	$8,000	$3.49	4d	1	0.75mi
2637 Sugarloaf Ln Unit 2637 Fort Lauderdale, FL	4.0	3.0	2326	$8,000	$3.44	14d	1	0.75mi
2613 Tortugas Ln Fort Lauderdale, FL	3.0	3.0	1892	$9,500	$5.02	24d	1	0.79mi
3711 W State Road 84 Davie, FL	1.0–3.0	1.0–2.0	1261	$3,111	$2.47	1d	14	0.82mi
1300 SW 34th Ave Unit n/a Fort Lauderdale, FL	3.0	2.0	1634	$3,500	$2.14	24d	1	0.89mi
3120 SW 12th Pl Fort Lauderdale, FL	3.0	2.0	1532	$2,950	$1.93	24d	1	0.96mi
3421 SW 12th Ct Unit A Fort Lauderdale, FL	3.0	1.0	1691	$2,849	$1.68	24d	1	1.05mi
3421 SW 12th Ct Unit A Fort Lauderdale, FL	3.0	1.0	1691	$2,849	$1.68	5d	1	1.05mi
3421 SW 12th Ct Fort Lauderdale, FL	3.0	1.0	1500	$2,850	$1.90	18d	1	1.05mi
2600 Marina Bay Dr E Fort Lauderdale, FL	1.0–3.0	1.5–2.0	1099	$3,160	$2.88	1d	16	1.07mi
2160 SW 16th Ct Fort Lauderdale, FL	3.0	2.0	1850	$3,900	$2.11	24d	1	1.15mi
1837 Gardenia Rd Plantation, FL	3.0	2.0	1635	$3,000	$1.83	2d	1	1.16mi
1870 SW 42nd Ter Fort Lauderdale, FL	3.0	2.0	1460	$3,400	$2.33	7d	1	1.23mi
2280 SW 43rd Ave Unit 1 Fort Lauderdale, FL	4.0	2.0	2105	$3,600	$1.71	24d	1	1.24mi
950 E Dayton Cir Fort Lauderdale, FL	3.0	2.0	1521	$2,699	$1.77	15d	1	1.30mi
2320 SW 18th Ter #1 Fort Lauderdale, FL	3.0	2.0	2598	$2,700	$1.04	12d	1	1.36mi
2320 SW 18th Ter #1 Fort Lauderdale, FL	3.0	2.0	2598	$2,600	$1.00	4d	1	1.36mi
836 Pennsylvania Ave Fort Lauderdale, FL	5.0	3.0	1837	$3,300	$1.80	24d	1	1.39mi
1721 SW 23rd St Unit 1475645P Fort Lauderdale, FL	5.0	3.5	2863	$9,358	$3.27	22d	1	1.45mi
1759 SW 30th Pl Fort Lauderdale, FL	5.0	3.0	2127	$11,595	$5.45	14d	1	1.47mi
610 Carolina Ave Unit 2 Fort Lauderdale, FL	4.0	3.0	1865	$2,000	$1.07	14d	1	1.48mi
630 SW 28th Dr Fort Lauderdale, FL	3.0	2.0	1467	$3,300	$2.25	24d	1	1.48mi
1110 SW 42nd Ave Plantation, FL	3.0	2.0	1650	$3,200	$1.94	24d	1	1.48mi

Listing history 18 events

1. 2026-05-04
   price $644,999
2. 2026-04-30
   price $649,000
3. 2026-03-25
   listed $650,000 Active
4. 2023-04-26
   historical
5. 2023-03-15
   price $789,000
6. 2023-02-27
   listed $799,000 Active
7. 2023-02-01
   historical
8. 2022-11-29
   listed $849,950 Active
9. 2022-03-17
   soldstatus $525,000 Closed
10. 2022-01-29
    status Pending
11. 2022-01-24
    listed $524,900 Active
12. 2018-12-04
    soldstatus $335,000
13. 2018-11-29
    soldstatus $335,000 Sold
14. 2018-10-12
    status Pending
15. 2018-09-12
    listed $349,000 Active
16. 2005-08-09
    soldstatus $379,000
17. 1994-03-24
    soldstatus $116,500
18. 1978-03-01
    soldstatus $40,000

ⓘ 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: $11,313 · $943/mo
• Projected year-2 tax: $11,313 · $943/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $68,246
• − Mortgage interest: −$36,130
• − Property taxes: −$11,313
• − Insurance: −$3,225
• − Repairs & maintenance: −$5,460
• − Management: −$5,460
• − Depreciation: −$18,764
• Taxable loss: −$12,105
• Est. tax savings @ 24.0%: +$2,905
• After-tax cash flow: $1,692/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): 52,798
• Household income: $75,952
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 1903.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 34% Hispanic / Latino 32% Black 29% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 6% Salvadoran 1%
• Common ancestry: Hispanic 6% Romanian 3% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 29% French/Haitian/Cajun 7% Other Indo-European 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: ▼ -323.99%
• Current HPI: 382.6298
• Rent YoY: ▲ 1.30%
• 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

+1512.5% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $644,999 MARMLS
• 2026-04-30 Price Changed $649,000 MARMLS
• 2026-03-25 Listed $650,000 MARMLS
• 2023-04-26 Listing Removed — Beaches MLS
• 2023-03-15 Price Changed $789,000 Beaches MLS
• 2023-02-27 Listed $799,000 Beaches MLS
• 2023-02-01 Listing Removed — Beaches MLS
• 2022-11-29 Listed $849,950 Beaches MLS
• 2022-03-17 Sold (MLS) $525,000 MARMLS
• 2022-01-29 Pending — MARMLS
• 2022-01-24 Listed $524,900 MARMLS
• 2018-12-04 Sold (Public Records) $335,000 Public Records
• 2018-11-29 Sold (MLS) $335,000 MARMLS
• 2018-10-12 Pending — MARMLS
• 2018-09-12 Listed $349,000 MARMLS
• 2005-08-09 Sold (Public Records) $379,000 Public Records
• 1994-03-24 Sold (Public Records) $116,500 Public Records
• 1978-03-01 Sold (Public Records) $40,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $11,313 · +5.7% YoY. Source: county tax records.