505 N Fort Lauderdale Bch Blvd #1702 · Fort Lauderdale, FL 33304

$615,000

2 bd · 2.0 ba · 1,308 sqft · Condo public records · 102 Days on market

Built 2006 $43/mo HOA · 1% of rent ↓ 8% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the luxurious Q Club condo-hotel. This fully furnished two-bedroom, two-bath residence features floor-to-ceiling impact windows and two outdoor covered terraces, offering stunning ocean views and seamless indoor-outdoor living. Enjoy first-class resort amenities including restaurant bars, concierge services, 24-hour fitness center, spa, tropical pool deck, room service, and business center. Part of the Hilton-managed hotel rental program and is strictly an investment property; owner occupancy is limited to a maximum of three months per year, non-consecutive (blackout dates. ) Designed for flexibility and income potential, the split-bedroom layout allows each bedroom to be rented

Key facts

• Tropical pool deck
• Business center
• Split-bedroom layout

Tags

• OUTDOOR COVERED TERRACES
• FIRST-CLASS RESORT AMENITIES
• TROPICAL POOL DECK
• BUSINESS CENTER
• SPLIT-BEDROOM LAYOUT

Property features AI

Finance

• HOA & community: Association with amenities including cabana, fitness center, pool, spa/hot tub, storage, bar, business center, cafe/restaurant, security, and maintenance; Monthly association fee (paid annually): $513; HOA fee includes insurance, grounds and structure maintenance, pest control, sewer, trash, water, elevator, HVAC maintenance, roof repairs, and pool service

Exterior

• Parking: 1-car garage; 1 covered parking space
• Security: Closed-circuit cameras; Security guard; Key card entry; Smoke detectors; Security system; Attended lobby; Security patrol
• Utilities: Cable available
• Home design: Condominium in a 25-story building; Resale property
• Construction: Block construction
• Exterior features: Waterfront property; Waterfront features: other

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile; Marble; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric water heater; Disposal; Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $615k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $574k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $504k (18.0% below list).
• Recommended offer: $504k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Harbordale Elementary School (math 64% / reading 74%, grade A-, #399 of 2,144 statewide, top 19%, 487 students, 38% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 630 active listings in the ZIP; 40 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 $5,043/mo this rent would consume 71% of the median local household income ($85k/yr) (locally 1534% 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 $18k 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 102 days — a 9% lower offer ($560k) is reasonable based on typical stale-listing flexibility.

Recommended offer $504,293 (18.0% 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 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-115,704
• Equity at exit: $91,698

10-year hold

• IRR: -12.4%
• Equity multiple: 0.28×
• Total profit: $-124,799
• Equity at exit: $53,174

Cash invested: $172,200 (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 33304

• Rents YoY: 2.8%
• Active inventory: 630
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $5,043 high
• Mortgage (P&I): −$3,225
• Tax from tax record: −$693 /mo · $8,310/yr
• Insurance: −$256
• HOA: −$43
• Vacancy / Maint / Mgmt: −$1,059
• Net cashflow: $-233

Break-even live

Break-even rent $5,338

Max offer price $573,846

Occupancy floor 100%

Sensitivity live

Price	-10% $115	-5% $-59	+0% $-233	+5% $-407	+10% $-581
Rent	-10% $-631	-5% $-432	+0% $-233	+5% $-34	+10% $165
Rate	-1.0pp $77	-0.5pp $-77	base $-233	+0.5pp $-392	+1.0pp $-554

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: $153,750
• Closing costs: $18,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,972	$7.38	19d	4	0.03mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,242	$6.78	9d	5	0.03mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1215	$9,995	$8.22	26d	5	0.03mi
3101 Bayshore Dr #1409 Fort Lauderdale, FL	2.0	2.0	1255	$9,995	$7.96	26d	1	0.03mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	982	$9,995	$10.18	13d	6	0.03mi
336 N Birch Rd Unit PH Fort Lauderdale, FL	2.0	2.0	1411	$4,300	$3.05	23d	1	0.14mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,100	$6.49	20d	13	0.16mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,000	$6.42	3d	11	0.16mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$9,000	$6.42	3d	11	0.16mi
520 Orton Ave #503 Fort Lauderdale, FL	2.0	2.0	1266	$3,200	$2.53	0d	1	0.16mi
524 Orton Ave Fort Lauderdale, FL	2.0	2.0	927	$2,798	$3.02	3d	2	0.17mi
2908 Bayshore Dr Unit 1541799P Fort Lauderdale, FL	2.0	2.0	1862	$5,415	$2.91	17d	1	0.18mi
3003 Terramar St #401 Fort Lauderdale, FL	2.0	2.0	1300	$3,300	$2.54	23d	1	0.19mi
3003 Terramar St #505 Fort Lauderdale, FL	2.0	2.0	1280	$2,950	$2.30	26d	1	0.19mi
3003 Terramar St #205 Fort Lauderdale, FL	2.0	2.0	1300	$2,800	$2.15	26d	1	0.19mi
209 N Beach Blvd Unit 5B Fort Lauderdale, FL	2.0	2.0	1450	$7,000	$4.83	22d	1	0.23mi
209 N Beach Blvd Unit 12E Fort Lauderdale, FL	2.0	2.0	910	$4,700	$5.16	26d	1	0.23mi
209 N Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0	2.0	1000	$4,600	$4.60	26d	1	0.23mi
209 N Beach Blvd Unit 12E Fort Lauderdale, FL	2.0	2.0	910	$4,700	$5.16	3d	1	0.23mi
701 N Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–4.0	2.5–4.5	2477	$9,300	$3.75	3d	4	0.27mi
511 Bayshore Dr #206 Fort Lauderdale, FL	1.0	1.5	928	$3,000	$3.23	0d	1	0.29mi
511 Bayshore Dr #206 Fort Lauderdale, FL	1.0	1.5	928	$3,000	$3.23	26d	1	0.29mi
153 N Seabreeze Blvd #703 Fort Lauderdale, FL	2.0	2.5	1416	$9,990	$7.06	12d	1	0.30mi
624 Antioch Ave Fort Lauderdale, FL	2.0	1.0	880	$2,575	$2.93	26d	2	0.31mi
151 N Seabreeze Blvd Unit 703 Fort Lauderdale, FL	3.0	3.0	1682	$9,500	$5.65	14d	1	0.32mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	7d	1	0.32mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	26d	1	0.32mi
112 N Birch Rd #202 Fort Lauderdale, FL	2.0	2.0	1147	$3,000	$2.62	26d	1	0.36mi
720 Bayshore Dr #403 Fort Lauderdale, FL	2.0	1.5	1174	$2,600	$2.21	0d	1	0.37mi
77 S Birch Rd Unit 5A Fort Lauderdale, FL	3.0	3.0	1580	$4,450	$2.82	26d	1	0.50mi
77 S Birch Rd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1507	$3,500	$2.32	21d	2	0.50mi
888 Intracoastal Dr Fort Lauderdale, FL	1.0	1.5–2.0	955	$2,400	$2.51	26d	2	0.53mi
100 S Birch Rd Unit 2505D Fort Lauderdale, FL	2.0	2.0	1650	$6,900	$4.18	20d	1	0.55mi
100 S Birch Rd Unit 1005D Fort Lauderdale, FL	2.0	2.0	1650	$5,450	$3.30	26d	1	0.55mi
905 Sunrise Ln Unit 905 Fort Lauderdale, FL	1.0	1.0	1010	$2,000	$1.98	26d	1	0.56mi
3000 E Sunrise Blvd Unit PHG Fort Lauderdale, FL	2.0	2.0	1202	$4,200	$3.49	7d	1	0.58mi
3000 E Sunrise Blvd Unit PHG Fort Lauderdale, FL	2.0	2.0	1202	$4,250	$3.54	16d	1	0.58mi
3000 E Sunrise Blvd Unit 14C Fort Lauderdale, FL	2.0	2.0	1202	$4,000	$3.33	0d	1	0.59mi
3000 E Sunrise Blvd Unit 14C Fort Lauderdale, FL	2.0	2.0	1202	$4,000	$3.33	7d	1	0.59mi
3000 E Sunrise Blvd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1024	$4,350	$4.25	13d	3	0.60mi

HOA detail condo

• Monthly dues: $43 · $516/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $615,000 Active 102 DOM
2. 2026-06-18
   days on market $615,000 Active 99 DOM
3. 2026-06-17
   days on market $615,000 Active 98 DOM
4. 2026-06-16
   days on market $615,000 Active 97 DOM
5. 2026-06-15
   days on market $615,000 Active 96 DOM
6. 2026-06-13
   days on market $615,000 Active 94 DOM
7. 2026-06-09
   days on market $615,000 Active 90 DOM
8. 2026-06-07
   days on market $615,000 Active 88 DOM
9. 2026-06-04
   days on market $615,000 Active 85 DOM
10. 2026-06-03
    days on market $615,000 Active 84 DOM
11. 2026-06-02
    days on market $615,000 Active 83 DOM
12. 2026-06-01
    days on market $615,000 Active 82 DOM
13. 2026-05-31
    days on market $615,000 Active 81 DOM
14. 2026-03-24
    price $615,000
15. 2026-01-16
    listed $625,000 Active
16. 2007-04-16
    soldstatus $785,000
17. 2006-12-18
    soldstatus $669,000

ⓘ 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: $8,310 · $693/mo
• Projected year-2 tax: $8,310 · $693/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: $60,515
• − Mortgage interest: −$34,450
• − Property taxes: −$8,310
• − Insurance: −$3,075
• − Repairs & maintenance: −$4,841
• − Management: −$4,841
• − HOA: −$516
• − Depreciation: −$17,891
• Taxable loss: −$13,409
• Est. tax savings @ 24.0%: +$3,218
• After-tax cash flow: $423/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): 18,332
• Household income: $84,920
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1534.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 19% Two or more races 17% Black 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Hispanic 5% Scotch-Irish 3% Romanian 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 20% Other Indo-European 6% French/Haitian/Cajun 5%

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: ▼ -522.22%
• Current HPI: 348.0065
• Rent YoY: ▲ 2.75%
• 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

-8.1% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $615,000 Beaches MLS
• 2026-01-16 Listed $625,000 Beaches MLS
• 2007-04-16 Sold (Public Records) $785,000 Public Records
• 2006-12-18 Sold (Public Records) $669,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $8,310 · -7.5% YoY. Source: county tax records.