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2560 Del Lago Dr

Fort Lauderdale, FL 33316 · single_family · For Sale · 148 days on market
Asking price$29,995,000
6 beds 9 baths 8,725 sqft
Suggested offer$6,732,253$23,262,747 above the est. market value of $6,732,253.
View on Realtor.com →
Listed by Chad Carroll · COMPASS
Typesingle_family
Built2025
Price / sqft$3438
Est. value (own analysis)$6,732,253
Rent estimate (Zillow ZIP avg)$2,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeAir2/10MinorFlood1/10minimal$Wildfire1/10Minimal
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Street view
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-04-07
Removed date—
MLSMiamiMLS #A11993711
Coordinates26.10635, -80.11414
Address2560 Del Lago Dr
CityFort Lauderdale
StateFL
Zip33316
Listing ID5596781884
Sourceus-real-estate-listings, cached 2026-08-28

ZIP market snapshot (33316)

Median sale price$900,000
Median days on market (sale)121
Active sale listings368
Median rent$2,500/mo
Median days on market (rent)34
Active rental listings281
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33316 (≥6 of 50 per our log)

Underwriting (buy-and-hold, default assumptions)

Acquisition (one-time, not monthly/yearly)
Purchase price$29,995,000
Down payment (20.0%)$5,999,000
Loan amount$23,996,000
Closing costs (5.0%)$1,499,750
Total cash to close$7,498,750
Income
Rent (ZIP avg, ZORI — not bedroom-specific)$2,500$30,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$30,000
Vacancy rate (assumption) assumption8.0%

$30,000 × 8.0% = $2,400

Effective gross income$2,300$27,600
Operating expenses
Property tax (placeholder 1.9% of price)$47,492$569,905
Insurance (est. scaled by flood & wind risk)$29,995$359,940
HOA dues$0$0
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$125$1,500
Total operating expenses$77,612$931,345
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$27,600
Total operating expenses derived$931,345

$27,600 − $931,345 = -$903,745

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$23,996,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$23,996,000 amortized at 6.7% over 30 years = $154,205/mo

CapEx reserve (5.0% of GSR)$125$1,500
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$903,745
Annual debt service derived$1,850,457
Annual CapEx reserve assumption$1,500
Annual PMI assumption$0

(-$903,745 − $1,850,457 − $1,500 − $0) ÷ 12 = -$229,642

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$903,745
Purchase price data$29,995,000

-$903,745 ÷ $29,995,000 = -3.0%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$2,755,702
Total cash to close derived$7,498,750

-$2,755,702 ÷ $7,498,750 = -36.7%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$903,745
Annual debt service derived$1,850,457

-$903,745 ÷ $1,850,457 = -0.49

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$30,000
Purchase price data$29,995,000

($30,000 ÷ 12) ÷ $29,995,000 = 0.0%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$29,995,000
Gross scheduled rent (annual) comp$30,000

$29,995,000 ÷ $30,000 = 999.8

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$931,345
Effective gross income derived$27,600

$931,345 ÷ $27,600 = 3374.4%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$931,345
Annual debt service derived$1,850,457
Annual PMI assumption$0
Gross scheduled rent (annual) comp$30,000

($931,345 + $1,850,457 + $0) ÷ $30,000 = 9272.7%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
single_family674,711$32,0002026-04-30—
single_family677,167$35,0002026-03-11—

1537 SE 13th St

Fort Lauderdale, 33316 · rent comp

Bedrooms / bathrooms6 bd / 7 ba
Square footage4,711
Listed2026-04-30
Days on market—

Asking rent: $32,000

View on Zillow →

1600 S Ocean Dr

Fort Lauderdale, 33316 · rent comp

Bedrooms / bathrooms6 bd / 7 ba
Square footage7,167
Listed2026-03-11
Days on market—

Asking rent: $35,000

View on Zillow →

Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.

AddressTypeBedsBathsLiving sqftSale priceSale date
2520 Laguna Tersingle_family676,180$3,600,0002026-06-26
1401 S Ocean Drsingle_family644,536$3,500,0002026-05-14
1524 SE 13th Stsingle_family67—$3,650,0002026-04-22
84 Isla Bahia Drsingle_family6911,714$34,000,0002026-04-07

Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.

AddressTypeBedsBathsSqftAsking priceDays on market
2542 Lucille Drsingle_family68—$8,850,000—
8 Isla Bahia Drsingle_family698,690$24,500,000—
1 Isla Bahia Drsingle_family61314,000$35,900,000—
23 Isla Bahia Drsingle_family699,135$24,900,000—
2519 Lucille Drsingle_family686,954$14,495,000—
1117 SE 9th Stsingle_family644,487$3,699,000—
1965 SE 21st Avesingle_family675,565$6,950,000—
1607 SE 14th Stsingle_family675,781$8,650,000—

10-year hold projection

IRR-14.4%
Equity multiple-1.49x
Total return (10yr)-$14,751,275
YearProperty valueNOICash flowLoan balanceEquity
1$30,894,850-$903,745-$2,755,702$23,735,830$7,159,020
2$31,821,696-$926,201-$2,778,195$23,457,794$8,363,902
3$32,776,346-$949,214-$2,801,247$23,160,665$9,615,682
4$33,759,637-$972,797-$2,824,870$22,843,131$10,916,505
5$34,772,426-$996,967-$2,849,079$22,503,793$12,268,633
6$35,815,599-$1,021,735-$2,873,890$22,141,151$13,674,447
7$36,890,067-$1,047,119-$2,899,315$21,753,607$15,136,460
8$37,996,769-$1,073,132-$2,925,372$21,339,449$16,657,319
9$39,136,672-$1,099,791-$2,952,075$20,896,851$18,239,820
10$40,310,772-$1,127,111-$2,979,441$20,423,860$19,886,912
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.