101 S Fort Lauderdale Beach Blvd Apt 1404
Fort Lauderdale, FL 33316 · condos · For Sale · 141 days on market
Asking price$2,299,000
3 beds 3 baths 2,378 sqft
Suggested offer$1,711,019$587,981 above the est. market value of $1,711,019.
View on Realtor.com →Listed by Gianpierre Giusti · Coldwell Banker Realty
Typecondos
Built2007
Price / sqft$967
Est. value (own analysis)$1,711,019
Rent estimate (own analysis)$8,000/mo
HOA$3,287/mo
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-04-14
Removed date—
MLSBeachesMLS #B26015432
Coordinates26.12134, -80.10495
Address101 S Fort Lauderdale Beach Blvd Apt 1404
CityFort Lauderdale
StateFL
Zip33316
Listing ID6239932225
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 | $2,299,000 |
| Down payment (20.0%) | $459,800 |
| Loan amount | $1,839,200 |
| Closing costs (5.0%) | $114,950 |
| Total cash to close | $574,750 |
| Income | |
| Rent (comp-derived) | $8,000$96,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,360$88,320 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,640$43,681 |
| Insurance (est. scaled by flood & wind risk) | $2,452$29,427 |
| HOA dues | $3,287$39,444 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $400$4,800 |
| Total operating expenses | $9,779$117,352 |
| 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) | $400$4,800 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 3 | 1,958 | $7,000 | 2026-08-25 | — | |
| condos | 3 | 4 | 2,537 | $13,500 | 2026-07-11 | — | |
| condos | 3 | 3 | 2,380 | $12,500 | 2026-03-11 | — | |
| condos | 3 | 3 | 2,650 | $8,000 | 2026-06-29 | — | |
| condos | 3 | 4 | 2,205 | $30,000 | 2026-06-08 | — | |
| apartment | 3 | 3 | 2,109 | $4,950 | 2026-07-09 | — | |
| condos | 3 | 4 | 3,210 | $35,000 | 2026-03-11 | — | |
| condos | 3 | 3 | 1,958 | $7,900 | 2026-08-18 | — | |
| apartment | 3 | 2 | 1,603 | $3,715 | — | — |
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 |
|---|---|---|---|---|---|---|
| 545 S Fort Lauderdale Beach Blvd Unit 701-702 | condos | 3 | 4 | 2,150 | $1,575,000 | 2026-07-27 |
| 1532 SE 12th St Apt 302 | condos | 3 | 4 | 3,522 | $2,300,000 | 2026-07-21 |
| 100 S Birch Rd Unit 1504E | condos | 3 | 2 | 1,934 | $1,000,000 | 2026-06-25 |
| 2000 S Ocean Ln Apt 202 | condos | 3 | 2 | 1,550 | $855,000 | 2026-06-18 |
| 101 S Fort Lauderdale Beach Blvd Apt 2004 | condos | 3 | 3 | 2,380 | $2,100,000 | 2026-06-08 |
| 17 Port Side Dr Unit 17A | condos | 3 | 3 | 2,813 | $2,100,000 | 2026-06-01 |
| 101 S Fort Lauderdale Beach Blvd Apt 2402 | condos | 3 | 3 | 2,380 | $2,220,000 | 2026-05-07 |
| 1532 SE 12th St Ph 1 | condos | 3 | 4 | 2,360 | $2,125,000 | 2026-05-01 |
| 2221 SE 17th St Unit 804 | condos | 3 | 4 | 2,837 | $5,500,000 | 2026-05-01 |
| 2100 S Ocean Ln Unit 1801-2 | condos | 3 | 4 | 3,176 | $1,200,000 | 2026-04-30 |
| 101 S Fort Lauderdale Beach Blvd Apt 1201 | condos | 3 | 4 | 2,950 | $2,800,000 | 2026-04-21 |
| 2100 S Ocean Ln Apt 2306 | condos | 3 | 3 | 2,491 | $1,950,000 | 2026-04-15 |
| 2241 SE 17th St Unit 703 | condos | 3 | 4 | — | $4,900,000 | 2026-03-31 |
| 100 S Birch Rd Apt 2702 | condos | 3 | 3 | 1,990 | $1,400,000 | 2026-03-30 |
| 1414 SE 12th St Unit 2A | condos | 3 | 4 | 2,107 | $1,525,000 | 2026-03-23 |
| 101 S Fort Lauderdale Beach Blvd Apt 1004 | condos | 3 | 3 | 2,380 | $1,606,250 | 2026-03-20 |
| 1424 SE 12th St Unit 2A | condos | 3 | 4 | 2,288 | $1,365,000 | 2026-03-06 |
| 1920 S Ocean Dr Apt 606 | condos | 3 | 3 | 1,329 | $362,000 | 2026-03-02 |
| 2000 S Ocean Dr Apt 1209 | condos | 3 | 4 | 2,335 | $985,000 | 2026-02-25 |
| 100 S Birch Rd Unit 2502C | condos | 3 | 3 | 1,990 | $1,350,000 | 2026-02-17 |
| 2321 SE 17th St Unit 202 | condos | 3 | 3 | — | $3,700,000 | 2026-01-29 |
| 1662 S Ocean Ln Apt 158 | condos | 3 | 2 | 1,273 | $937,500 | 2025-11-03 |
| 1819 SE 17th St Apt 1509 | condos | 3 | 3 | 2,005 | $999,000 | 2025-10-28 |
| 101 S Fort Lauderdale Beach Blvd Apt 1405 | condos | 3 | 4 | 2,950 | $2,160,000 | 2025-10-15 |
| 101 S Fort Lauderdale Beach Blvd Apt 2102 | condos | 3 | 3 | 2,380 | $2,310,416 | 2025-09-10 |
| 101 S Fort Lauderdale Beach Blvd Apt 901 | condos | 3 | 4 | 2,950 | $2,110,000 | 2025-09-10 |
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 |
|---|---|---|---|---|---|---|
| 1920 S Ocean Dr Apt 306 | condos | 3 | 3 | 1,329 | $290,000 | — |
| 1920 S Ocean Dr Apt 511 | condos | 3 | 2 | 1,293 | $299,000 | — |
| 1900 S Ocean Dr Apt 812 | condos | 3 | 2 | 1,293 | $365,000 | — |
| 200 SE 19th St | single_family | 3 | 2 | 1,134 | $690,000 | — |
| 1140 SE 6th Ter | single_family | 3 | 4 | 1,725 | $1,750,000 | — |
| 2100 S Ocean Dr Apt 5CD | condos | 3 | 3 | 2,161 | $599,000 | — |
| 413 SE 23rd St | multi_family | 3 | 3 | 2,072 | $890,000 | — |
| 1500 SE 12th St Unit 1A | condos | 3 | 4 | 2,288 | $1,500,000 | — |
10-year hold projection
IRR-10.3%
Equity multiple-0.76x
Total return (10yr)-$709,877
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,367,970 | -$29,032 | -$175,662 | $1,819,259 | $548,711 |
| 2 | $2,439,009 | -$29,316 | -$176,067 | $1,797,949 | $641,060 |
| 3 | $2,512,179 | -$29,594 | -$176,468 | $1,775,175 | $737,004 |
| 4 | $2,587,545 | -$29,866 | -$176,865 | $1,750,837 | $836,707 |
| 5 | $2,665,171 | -$30,130 | -$177,259 | $1,724,828 | $940,343 |
| 6 | $2,745,126 | -$30,386 | -$177,647 | $1,697,033 | $1,048,093 |
| 7 | $2,827,480 | -$30,634 | -$178,031 | $1,667,330 | $1,160,150 |
| 8 | $2,912,304 | -$30,872 | -$178,408 | $1,635,586 | $1,276,718 |
| 9 | $2,999,674 | -$31,101 | -$178,780 | $1,601,663 | $1,398,011 |
| 10 | $3,089,664 | -$31,319 | -$179,144 | $1,565,410 | $1,524,254 |
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.