1308 Seabreeze Blvd
Fort Lauderdale, FL 33316 · single_family · For Sale · 6 days on market
Asking price$2,200,000
5 beds 4 baths 2,650 sqft
Suggested offer$2,070,339$129,661 above the est. market value of $2,070,339.
View on Realtor.com →Listed by Irina Kondratiev · LoKation® Real Estate
Typesingle_family
Built1951
Price / sqft$830
Est. value (own analysis)$2,070,339
Rent estimate (own analysis)$25,500/mo
HOANone
1 / 30
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Statusfor_sale
Listed date2026-08-27
Removed date—
MLSMiamiMLS #A12077053
Coordinates26.10626, -80.10846
Address1308 Seabreeze Blvd
CityFort Lauderdale
StateFL
Zip33316
Listing ID5924405005
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 | $2,200,000 |
| Down payment (20.0%) | $440,000 |
| Loan amount | $1,760,000 |
| Closing costs (5.0%) | $110,000 |
| Total cash to close | $550,000 |
| Income | |
| Rent (comp-derived) | $25,500$306,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $23,460$281,520 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,483$41,800 |
| Insurance (placeholder 0.8% of price) | $1,467$17,600 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,275$15,300 |
| Total operating expenses | $6,225$74,700 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $1,275$15,300 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 5 | 6 | 3,891 | $11,000 | 2025-01-16 | — | |
| single_family | 5 | 4 | 2,278 | $14,000 | 2026-03-11 | — | |
| single_family | 5 | 6 | 5,950 | $39,995 | 2026-03-11 | — | |
| single_family | 5 | 7 | 6,007 | $37,000 | 2026-06-11 | — | |
| single_family | 5 | 6 | 4,935 | $50,000 | 2026-06-10 | — | |
| single_family | 5 | 4 | 2,523 | $12,000 | 2026-03-11 | — |
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.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 4 Isla Bahia Dr | single_family | 5 | 5 | 5,287 | $9,900,000 | 2026-07-30 |
| 1517 SE 12th Ct | single_family | 5 | 5 | 4,782 | $5,600,000 | 2026-06-30 |
| 1017 SE 13th Ter | single_family | 5 | 4 | 2,733 | $2,100,000 | 2026-05-29 |
| 1511 S Ocean Dr | single_family | 5 | 4 | 2,952 | $1,800,000 | 2026-05-22 |
| 2024 Harbourview Dr | single_family | 5 | 6 | 4,621 | $2,995,000 | 2026-03-31 |
| 1733 SE 10th St | single_family | 5 | 7 | 5,760 | $9,900,000 | 2026-03-31 |
| 1125 SE 8th St | single_family | 5 | 4 | 3,274 | $2,600,000 | 2026-03-31 |
| 904 Ponce De Leon Dr | single_family | 5 | 4 | 3,624 | $2,950,000 | 2026-03-30 |
| 1429 SE 12th Ct | single_family | 5 | 5 | 6,000 | $2,625,000 | 2026-03-06 |
| 1020 Ponce De Leon Dr | single_family | 5 | 5 | 5,211 | $3,850,000 | 2026-01-29 |
| 721 SE 9th St | single_family | 5 | 6 | 4,366 | $3,160,000 | 2026-01-26 |
| 1544 Ponce De Leon Dr | single_family | 5 | 6 | 3,710 | $4,200,000 | 2025-12-31 |
| 1716 SE 11th St | single_family | 5 | 2 | 3,744 | $1,142,200 | 2025-12-10 |
| 1737 SE 13th St | single_family | 5 | 6 | 5,254 | $7,050,000 | 2025-09-23 |
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.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 1500 SE 14th St | single_family | 5 | 8 | 5,424 | $6,749,000 | — |
| 1316 Cordova Rd | single_family | 5 | 8 | 5,591 | $7,950,000 | — |
| 1780 SE 9th St | single_family | 5 | 5 | 5,079 | $6,390,000 | — |
| 1550 Ponce De Leon Dr | single_family | 5 | 6 | 4,040 | $4,395,000 | — |
| 1016 SE 8th St | single_family | 5 | 6 | 3,907 | $4,195,000 | — |
| 12 Sylvan Ln | single_family | 5 | 6 | 6,878 | $6,900,000 | — |
| 1636 SE 14th St | single_family | 5 | 4 | 3,508 | $3,500,000 | — |
| 1020 SE 9th Ave | single_family | 5 | 6 | 4,310 | $4,285,000 | — |
10-year hold projection
IRR19.2%
Equity multiple3.90x
Total return (10yr)$1,880,395
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,266,000 | $206,820 | $55,797 | $1,740,918 | $525,082 |
| 2 | $2,333,980 | $213,398 | $61,993 | $1,720,525 | $613,455 |
| 3 | $2,403,999 | $220,183 | $68,386 | $1,698,732 | $705,267 |
| 4 | $2,476,119 | $227,181 | $74,982 | $1,675,442 | $800,677 |
| 5 | $2,550,403 | $234,398 | $81,787 | $1,650,554 | $899,849 |
| 6 | $2,626,915 | $241,843 | $88,809 | $1,623,955 | $1,002,960 |
| 7 | $2,705,723 | $249,521 | $96,054 | $1,595,531 | $1,110,192 |
| 8 | $2,786,894 | $257,439 | $103,530 | $1,565,154 | $1,221,740 |
| 9 | $2,870,501 | $265,606 | $111,242 | $1,532,692 | $1,337,809 |
| 10 | $2,956,616 | $274,030 | $119,199 | $1,498,000 | $1,458,616 |
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.