1001 NW 13th Ct · Fort Lauderdale, FL 33311

$232,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 1 Days on market

Built 1955 9,687 sqft lot Est $444k · 48% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property offers endless possibilities, sits on a well-sized lot perfect for outdoor gatherings and relaxation. Its proximity to downtown Fort Lauderdale and the airport enhances its appeal, making it an ideal choice for first-time homebuyers, families, or investors.

Key facts

• Proximity to airport
• Well-sized lot
• 9,687 sq ft lot

Tags

• WELL-SIZED LOT
• PROXIMITY TO DOWNTOWN
• PROXIMITY TO AIRPORT

Property features AI

Finance

• Financial info: Annual property tax information available

Exterior

• Utilities: Public water
• Home design: Single-story home; Faces south; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Patio; Less than quarter acre lot; Zoned RS-8

Interior

• Bedrooms: Includes a family room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling units
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $232k).
• Cap rate 7.7% 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 (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,825/mo this rent would consume 63% 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 $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $48k; list at $232k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $232,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.22% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $444,166
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 NW 13th St	0.09mi	3/2.0	1,336 (+1%)	1mo	$430,000	$322	92
1000 NW 13th St	0.08mi	4/2.0 (+1)	1,378 (+5%)	8mo	$465,000	$337	77
1109 NW 15th Ave	0.49mi	3/2.0	1,291 (-2%)	4mo	$439,000	$340	71
1018 NW 13th Ct	0.06mi	4/2.0 (+1)	1,411 (+7%)	18mo	$373,000	$264	66
1440 NW 7th Ter	0.32mi	3/2.0	1,128 (-14%)	3mo	$550,000	$488	58
1536 NW 15th Ave	0.44mi	4/2.0 (+1)	1,344 (+2%)	20mo	$400,000	$298	55
1171 NW 19th St	0.62mi	3/2.0	1,354 (+3%)	22mo	$375,000	$277	48
1304 NW 19th Ave	0.69mi	3/2.0	1,193 (-10%)	14mo	$466,300	$391	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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-20,813
• Equity at exit: $34,592

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,471
• Equity at exit: $20,059

Cash invested: $64,960 (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: 585
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,825 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$650 /mo · $7,794/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $269

Break-even live

Break-even rent $2,485

Max offer price $232,000

Occupancy floor 85%

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	2.0	1802	$2,800	$1.55	24d	1	0.06mi
1329 NW 8th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1134	$2,350	$2.07	10d	1	0.16mi
1414 NW 8th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1300	$2,300	$1.77	24d	1	0.22mi
1335 NW 7th Ter Fort Lauderdale, FL	3.0	1.5	1200	$2,550	$2.12	1d	1	0.22mi
1203 Chateau Park Dr Fort Lauderdale, FL	2.0	1.0	1104	$2,000	$1.81	14d	1	0.23mi
1129 NW 7th Ter Fort Lauderdale, FL	4.0	1.0	1213	$2,550	$2.10	7d	1	0.33mi
1213 NW 6th Ave Fort Lauderdale, FL	4.0	2.0	1323	$3,500	$2.65	24d	1	0.38mi
1306 NW 11th Ct Fort Lauderdale, FL	2.0	1.0	950	$1,827	$1.92	20d	1	0.40mi
1325 NW 11th Ct Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	0.40mi
1621 NW 7th Ter Unit B Fort Lauderdale, FL	2.0	1.0	1344	$2,300	$1.71	24d	1	0.41mi
1325 NW 11th St Unit 1325 Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	0.44mi
1513 NW 15th Ave Fort Lauderdale, FL	4.0	2.0	1739	$3,250	$1.87	24d	1	0.44mi
1601 NW 6th Ave Fort Lauderdale, FL	3.0	3.5	1584	$4,500	$2.84	24d	1	0.45mi
1531 NW 15th Ave Fort Lauderdale, FL	3.0	1.0	960	$3,500	$3.65	4d	1	0.46mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$4,300	$3.03	24d	1	0.50mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$3,750	$2.65	5d	1	0.50mi
1600 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	1d	1	0.50mi
1329 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1400	$3,000	$2.14	7d	1	0.53mi
1512 NW 4th Ave Fort Lauderdale, FL	2.0	3.0	1345	$4,700	$3.49	24d	1	0.53mi
1629 NW 5th Ave Fort Lauderdale, FL	2.0	2.0	1245	$3,500	$2.81	7d	1	0.54mi
1332 NW 3rd Ave Fort Lauderdale, FL	4.0	2.0	1250	$3,450	$2.76	4d	1	0.56mi
1014 NW 6th Ave Fort Lauderdale, FL	2.0	2.0	1350	$1,900	$1.41	24d	1	0.56mi
1420 NW 3rd Ave Fort Lauderdale, FL	2.0	1.0	1076	$2,650	$2.46	24d	1	0.56mi
1432 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1047	$3,200	$3.06	24d	1	0.57mi
1500 NW 3rd Ave Fort Lauderdale, FL	3.0	1.0	1072	$2,725	$2.54	24d	1	0.58mi
700 NW 18th St Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1012	$3,000	$2.96	21d	1	0.59mi
1200 NW 9th St Unit A Fort Lauderdale, FL	2.0	1.0	1023	$1,950	$1.91	14d	1	0.59mi
600 NW 18th St Fort Lauderdale, FL	2.0	2.0	1100	$2,600	$2.36	24d	1	0.62mi
1608 NW 16th St Fort Lauderdale, FL	4.0	2.0	1382	$2,830	$2.05	2d	1	0.63mi
1218 NW 2nd Ave Fort Lauderdale, FL	3.0	2.0	1209	$3,199	$2.65	7d	1	0.63mi
1218 NW 2nd Ave Fort Lauderdale, FL	3.0	2.0	1209	$3,199	$2.65	3d	1	0.63mi
1025 NW 3rd Ave #1 Fort Lauderdale, FL	2.0	1.0	1356	$1,900	$1.40	24d	1	0.65mi
680 Tennis Club Dr Fort Lauderdale, FL	3.0	2.5–3.0	1342	$2,400	$1.79	17d	2	0.67mi
1244 NW 1st Ave Fort Lauderdale, FL	3.0	2.0	1316	$3,100	$2.36	24d	1	0.68mi
535 NW 18th St Unit B Fort Lauderdale, FL	2.0	1.0	1758	$1,850	$1.05	24d	1	0.68mi
701 NW 19th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	825	$2,000	$2.42	7d	2	0.68mi
1533 NW 1st Ave Unit A Fort Lauderdale, FL	3.0	2.0	1185	$2,520	$2.13	7d	1	0.69mi
1508 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1202	$2,600	$2.16	24d	1	0.70mi
1508 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1325	$2,550	$1.92	20d	1	0.70mi
1337 N Andrews Ave Unit 2 Fort Lauderdale, FL	2.0	2.0	1121	$2,500	$2.23	10d	1	0.70mi

Listing history 2 events

1. 2026-06-17
   remarks 271-char remark
2. 2026-06-17
   listed $232,000 Active 1 DOM

ⓘ 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: $7,794 · $650/mo
• Projected year-2 tax: $7,794 · $650/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 3/10 Moderate FEMA zone X (shaded) · 12% 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: $33,903
• − Mortgage interest: −$12,996
• − Property taxes: −$7,794
• − Insurance: −$1,160
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$6,749
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $3,283/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
• 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

+383.3% since first listed

8 events — show timeline

• 2026-06-17 Listed $232,000 MARMLS
• 2025-03-18 Listing Removed — MARMLS
• 2024-12-26 Listing Removed — CPARMLS
• 2024-11-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Listed $5,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Listed $490,000 MARMLS
• 2024-11-01 Listed $5,000 CPARMLS
• 1984-02-01 Sold (Public Records) $48,000 Public Records

Property tax history

+17.3%/yr

Latest (2025): $7,794 · +9.2% YoY. Source: county tax records.