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1965 SE 21st Ave

Fort Lauderdale, FL 33316 · single_family · For Sale · 175 days on market
Asking price$6,950,000
6 beds 7 baths 5,565 sqft
Suggested offer$4,293,981$2,656,019 above the est. market value of $4,293,981.
View on Realtor.com →
Listed by Peter Barkin · COMPASS
Typesingle_family
Built2004
Price / sqft$1249
Est. value (own analysis)$4,293,981
Rent estimate (own analysis)$33,500/mo
HOANone
Wind10/10Extreme$Heat10/10ExtremeFlood8/10severe$Air2/10MinorWildfire1/10Minimal
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-03-11
Removed date—
MLSBeachesMLS #F10548222
Coordinates26.09628, -80.11631
Address1965 SE 21st Ave
CityFort Lauderdale
StateFL
Zip33316
Listing ID5681138526
Sourceus-real-estate-listings, cached 2026-08-28

ZIP market snapshot (33316)

No market data analyzed yet for ZIP 33316.

Analyze ZIP 33316 (≥1 of 50 per our log, shared with every property in this ZIP)

Underwriting (buy-and-hold, default assumptions)

Acquisition (one-time, not monthly/yearly)
Purchase price$6,950,000
Down payment (20.0%)$1,390,000
Loan amount$5,560,000
Closing costs (5.0%)$347,500
Total cash to close$1,737,500
Income
Rent (comp-derived)$33,500$402,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$402,000
Vacancy rate (assumption) assumption8.0%

$402,000 × 8.0% = $32,160

Effective gross income$30,820$369,840
Operating expenses
Property tax (placeholder 1.9% of price)$11,004$132,050
Insurance (est. scaled by flood & wind risk)$9,035$108,420
HOA dues$0$0
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$1,675$20,100
Total operating expenses$21,714$260,570
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$369,840
Total operating expenses derived$260,570

$369,840 − $260,570 = $109,270

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$5,560,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$5,560,000 amortized at 6.7% over 30 years = $35,730/mo

CapEx reserve (5.0% of GSR)$1,675$20,100
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$109,270
Annual debt service derived$428,761
Annual CapEx reserve assumption$20,100
Annual PMI assumption$0

($109,270 − $428,761 − $20,100 − $0) ÷ 12 = -$28,299

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived$109,270
Purchase price data$6,950,000

$109,270 ÷ $6,950,000 = 1.6%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$339,591
Total cash to close derived$1,737,500

-$339,591 ÷ $1,737,500 = -19.5%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived$109,270
Annual debt service derived$428,761

$109,270 ÷ $428,761 = 0.25

Rent-to-price (1% rule)

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

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$402,000
Purchase price data$6,950,000

($402,000 ÷ 12) ÷ $6,950,000 = 0.5%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$6,950,000
Gross scheduled rent (annual) comp$402,000

$6,950,000 ÷ $402,000 = 17.3

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$260,570
Effective gross income derived$369,840

$260,570 ÷ $369,840 = 70.5%

Break-even occupancy

Break-Even Occupancy

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

Total operating expenses derived$260,570
Annual debt service derived$428,761
Annual PMI assumption$0
Gross scheduled rent (annual) comp$402,000

($260,570 + $428,761 + $0) ÷ $402,000 = 171.5%

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—
2560 Del Lago Drsingle_family698,725$29,995,000—
1607 SE 14th Stsingle_family675,781$8,650,000—

10-year hold projection

IRR-3.1%
Equity multiple0.49x
Total return (10yr)$25,644
YearProperty valueNOICash flowLoan balanceEquity
1$7,158,500$109,270-$339,591$5,499,717$1,658,783
2$7,373,255$113,851-$335,512$5,435,295$1,937,960
3$7,594,453$118,602-$331,276$5,366,448$2,228,004
4$7,822,286$123,529-$326,877$5,292,874$2,529,412
5$8,056,955$128,638-$322,310$5,214,248$2,842,707
6$8,298,663$133,935-$317,567$5,130,222$3,168,442
7$8,547,623$139,427-$312,644$5,040,425$3,507,198
8$8,804,052$145,121-$307,533$4,944,463$3,859,589
9$9,068,174$151,023-$302,228$4,841,911$4,226,263
10$9,340,219$157,141-$296,722$4,732,316$4,607,903
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.