3312 SW 15th St · Fort Lauderdale, FL 33312

$410,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 5 Days on market

Built 1953 7,700 sqft lot Est $429k · 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 +15.2/30.0
• ARV discount +9.5/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Subject to court approval

Key facts

• 7,700 sq ft lot
• 3 parking spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-9 ($-110/yr) — negative.
• To cash-flow at today's rent, offer at most $408k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (20.8% below list).
• Recommended offer: $325k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Stephen Foster Elementary School (math 28% / reading 35%, grade F, #1,841 of 2,144 statewide, top 86%, 691 students, 75% FRL); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Stranahan High School (math 18% / reading 36%, grade F, #478 of 667 statewide, top 73%, 1,438 students, 77% FRL) — zoned schools average 74% FRL vs 51% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-15 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 412 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $58k; list at $410k implies a 607% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (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 $324,753 (20.8% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $429,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1390 SW 34th Ave	0.14mi	3/2.0	1,237 (+4%)	1mo	$350,000	$283	86
3471 SW 15 Ct	0.23mi	3/1.0	1,223 (+3%)	3mo	$355,000	$290	79
3241 SW 19th St	0.27mi	2/2.0 (-1)	1,133 (-5%)	5mo	$408,000	$360	69
3717 SW 16th Ct	0.47mi	3/2.0	1,176 (-1%)	12mo	$525,000	$446	66
1810 SW 37th Ter	0.53mi	3/2.0	1,204 (+1%)	12mo	$500,000	$415	64
2860 SW 13th St	0.50mi	3/2.0	1,116 (-6%)	12mo	$360,000	$323	56
1249 SW 35th Ave	0.37mi	3/2.0	1,365 (+14%)	4mo	$430,000	$315	55
3544 SW 12th Ct	0.46mi	3/2.0	1,128 (-5%)	19mo	$350,000	$310	53
2333 SW 34th Way	0.66mi	2/2.0 (-1)	1,238 (+4%)	6mo	$489,500	$395	53
1031 Alabama Ave	0.50mi	2/1.0 (-1)	1,090 (-9%)	15mo	$387,000	$355	41
3629 SW 23rd Ct	0.75mi	3/2.0	1,094 (-8%)	19mo	$425,000	$388	36
1632 SW 28th Ave	0.64mi	3/2.0	1,314 (+10%)	22mo	$550,000	$419	34

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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-72,593
• Equity at exit: $61,132

10-year hold

• IRR: -14.0%
• Equity multiple: 0.25×
• Total profit: $-86,073
• Equity at exit: $35,449

Cash invested: $114,800 (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: 10.5×

Monthly cashflow live

• Estimated rent: $3,248 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$171
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-9

Break-even live

Break-even rent $3,259

Max offer price $408,382

Occupancy floor 95%

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	7d	1	0.06mi
3138 SW 15th St Fort Lauderdale, FL	3.0	2.0	1456	$9,000	$6.18	24d	1	0.06mi
1340 SW 34th Ave Fort Lauderdale, FL	3.0	1.0	1185	$2,400	$2.03	7d	1	0.18mi
1340 SW 34th Ave Fort Lauderdale, FL	3.0	1.0	1185	$2,600	$2.19	24d	1	0.18mi
1320 SW 34th Ave #2 Fort Lauderdale, FL	2.0	2.0	898	$2,650	$2.95	24d	1	0.20mi
1320 SW 34th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	899	$2,350	$2.61	24d	1	0.20mi
3421 SW 12th Ct Fort Lauderdale, FL	3.0	1.0	1500	$2,850	$1.90	18d	1	0.38mi
3160 SW 20th Ct Fort Lauderdale, FL	4.0	3.0	1405	$5,500	$3.91	7d	1	0.41mi
3616 SW 14th St Fort Lauderdale, FL	3.0	1.0	1000	$3,000	$3.00	24d	1	0.45mi
2927 SW 19th St Unit 1-2 Fort Lauderdale, FL	2.0	1.0	779	$2,500	$3.21	24d	1	0.47mi
1172 Arizona Ave Fort Lauderdale, FL	3.0	2.0	1176	$3,200	$2.72	24d	1	0.50mi
1250 SW 28th Way Fort Lauderdale, FL	2.0	1.0	1200	$2,100	$1.75	24d	1	0.51mi
1773 SW 28th Way Fort Lauderdale, FL	3.0	2.0	1430	$4,350	$3.04	24d	1	0.52mi
3700 SW 13th Ct Unit 3700 Fort Lauderdale, FL	3.0	2.0	1035	$3,200	$3.09	24d	1	0.53mi
1754 SW 28th Ter Fort Lauderdale, FL	3.0	2.0	1432	$6,750	$4.71	7d	1	0.60mi
2317 SW 34th Ave Fort Lauderdale, FL	3.0	2.0	1330	$3,600	$2.71	7d	1	0.62mi
1632 SW 28th Ave Fort Lauderdale, FL	3.0	2.0	1314	$4,400	$3.35	24d	1	0.63mi
830 E Evanston Cir Fort Lauderdale, FL	3.0	2.0	1361	$2,680	$1.97	24d	1	0.65mi
3906 SW 12th Ct Fort Lauderdale, FL	2.0	1.0	750	$2,000	$2.67	7d	1	0.72mi
2407 Nassau Ln Fort Lauderdale, FL	3.0	2.0	1495	$5,000	$3.34	4d	1	0.84mi
2407 Nassau Ln Fort Lauderdale, FL	3.0	2.0	1495	$5,000	$3.34	24d	1	0.84mi
1440 SW 41st Ave Unit A Fort Lauderdale, FL	2.0	1.0	815	$2,100	$2.58	24d	1	0.85mi
1712 SW 40th Ter Unit 1712 Fort Lauderdale, FL	3.0	2.0	1300	$2,500	$1.92	24d	1	0.85mi
1651 SW 40th Ter Unit A Fort Lauderdale, FL	3.0	2.5	1300	$3,400	$2.62	24d	1	0.86mi
1651 SW 40th Ter Unit 1 Fort Lauderdale, FL	3.0	2.5	1300	$2,700	$2.08	24d	1	0.86mi
2101 Riverland Rd Fort Lauderdale, FL	3.0	1.0	1000	$3,700	$3.70	24d	1	0.87mi
630 SW 28th Dr Fort Lauderdale, FL	3.0	2.0	1467	$3,300	$2.25	24d	1	0.88mi
2524 Gulfstream Ln Fort Lauderdale, FL	3.0	2.0	1124	$4,500	$4.00	24d	1	0.89mi
2531 Gulfstream Ln Fort Lauderdale, FL	2.0	3.0	1445	$3,999	$2.77	2d	1	0.91mi
1389 SW 24th Ave Fort Lauderdale, FL	3.0	2.0	1339	$2,630	$1.96	24d	1	0.92mi
2506 Bimini Ln Fort Lauderdale, FL	3.0	1.0	936	$5,500	$5.88	24d	1	0.93mi
2360 SW 15th St Fort Lauderdale, FL	2.0	1.0	1051	$2,900	$2.76	19d	1	0.95mi
2030 SW 41st Ave Unit 3 Fort Lauderdale, FL	2.0	1.0	1400	$2,400	$1.71	24d	1	0.96mi
2724 SW 34th Ave Unit 2 Fort Lauderdale, FL	3.0	2.0	1350	$3,500	$2.59	24d	1	1.00mi
1704 SW 43rd Ave Fort Lauderdale, FL	4.0	2.0	1280	$3,300	$2.58	24d	1	1.00mi
2611 SW 9th St Fort Lauderdale, FL	2.0	1.0	790	$1,850	$2.34	24d	1	1.00mi
2512 Sugarloaf Ln Fort Lauderdale, FL	2.0	1.0	936	$4,500	$4.81	24d	1	1.00mi
1838 SW 24th Ave Fort Lauderdale, FL	3.0	2.0	1326	$3,100	$2.34	24d	1	1.02mi
2825 SW 5th St Fort Lauderdale, FL	3.0	1.0	1311	$3,000	$2.29	24d	1	1.04mi
1870 SW 42nd Ter Fort Lauderdale, FL	3.0	2.0	1460	$3,400	$2.33	7d	1	1.07mi

Listing history 6 events

1. 2026-04-08
   status Pending
2. 2026-04-03
   listed $410,000 Active
3. 2017-06-07
   historical
4. 2017-01-06
   listed $224,995 Active
5. 1985-11-01
   soldstatus $58,000
6. 1976-08-01
   soldstatus $31,500

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $3,403 · $284/mo
• Expected delta: +$2,182/yr (+$182/mo · 178.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 22% 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: $38,970
• − Mortgage interest: −$22,966
• − Property taxes: −$1,221
• − Insurance: −$3,874
• − Repairs & maintenance: −$3,118
• − Management: −$3,118
• − Depreciation: −$11,927
• Taxable loss: −$7,254
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $1,631/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

+1201.6% since first listed

6 events — show timeline

• 2026-04-08 Pending — Beaches MLS
• 2026-04-03 Listed $410,000 Beaches MLS
• 2017-06-07 Listing Removed — MARMLS
• 2017-01-06 Listed $224,995 MARMLS
• 1985-11-01 Sold (Public Records) $58,000 Public Records
• 1976-08-01 Sold (Public Records) $31,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,221 · +13.0% YoY. Source: county tax records.