1313 Seabreeze Blvd
Fort Lauderdale, FL 33316 · single_family · For Sale · 59 days on market
Asking price$10,000,000
9 beds 9 baths 9,501 sqft
Suggested offer$8,320,786$1,679,214 above the est. market value of $8,320,786.
View on Realtor.com →Listed by Rayan Abdullah · Icon Realty Advisors FTL
Typesingle_family
Built2018
Price / sqft$1053
Est. value (own analysis)$8,320,786
Rent estimate (Zillow ZIP avg)$2,500/mo
HOA$332/mo
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Statusfor_sale
Listed date2026-07-06
Removed date—
MLSBeachesMLS #B26048947
Coordinates26.10622, -80.10907
Address1313 Seabreeze Blvd
CityFort Lauderdale
StateFL
Zip33316
Listing ID6576365821
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 | $10,000,000 |
| Down payment (20.0%) | $2,000,000 |
| Loan amount | $8,000,000 |
| Closing costs (5.0%) | $500,000 |
| Total cash to close | $2,500,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,500$30,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,300$27,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $15,833$190,000 |
| Insurance (placeholder 0.8% of price) | $6,667$80,000 |
| HOA dues | $332$3,984 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $125$1,500 |
| Total operating expenses | $22,957$275,484 |
| 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) | $125$1,500 |
| 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.
No active rental listings cached yet for this bedroom count.
Widened to any bedroom count in ZIP. 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 |
|---|---|---|---|---|---|---|
| 2711 Mayan Dr | single_family | 3 | 2 | 1,846 | $1,650,000 | 2026-08-27 |
| 1721 SE 11th St | single_family | 2 | 2 | — | $16,000,000 | 2026-08-12 |
| 904 SE 12th St | single_family | 2 | 1 | 1,379 | $725,000 | 2026-08-10 |
| 4 Isla Bahia Dr | single_family | 5 | 5 | 5,287 | $9,900,000 | 2026-07-30 |
| 1812 SE 10th Ave | single_family | — | 0 | 2,580 | $895,000 | 2026-07-29 |
| 1300 Cordova Rd | single_family | 2 | 2 | 1,916 | $1,850,000 | 2026-07-28 |
| 1109 SE 11th Ct | single_family | 4 | 3 | 2,668 | $1,750,000 | 2026-07-27 |
| 1004 SE 11th St | single_family | 2 | 1 | 1,772 | $1,300,000 | 2026-07-23 |
| 912 SE 13th St | single_family | 4 | 2 | 988 | $1,450,000 | 2026-07-17 |
| 1341 SE 10th Ave | single_family | 2 | 1 | 900 | $545 | 2026-07-16 |
| 8 Harborage | single_family | 4 | 6 | 7,546 | $13,700,000 | 2026-07-16 |
| 1340 Cordova Rd | single_family | 3 | 2 | 1,816 | $2,488,000 | 2026-07-16 |
| 823 Ponce De Leon Dr | single_family | 2 | 2 | 3,829 | $3,550,000 | 2026-07-15 |
| 803 SE 12th Ct | single_family | 3 | 3 | 2,120 | $780,000 | 2026-07-15 |
| 1200 Cordova Rd | single_family | 4 | 5 | 4,274 | $3,600,000 | 2026-07-10 |
| 2612 Grace Dr | single_family | 2 | 3 | 1,823 | $2,100,000 | 2026-07-10 |
| 1520 SE 10th St | single_family | 4 | 3 | 4,146 | $6,325,000 | 2026-07-08 |
| 1517 SE 12th Ct | single_family | 5 | 5 | 4,782 | $5,600,000 | 2026-06-30 |
| 807 SE 11th Ct | single_family | 2 | 2 | 1,736 | $995,000 | 2026-06-29 |
| 2520 Laguna Ter | single_family | 6 | 7 | 6,180 | $3,600,000 | 2026-06-26 |
| 2000 SE 26th Ave | single_family | 2 | 2 | 1,294 | $1,150,000 | 2026-06-18 |
| 1531 SE 12th Ct | single_family | 3 | 3 | 1,238 | $2,500,000 | 2026-06-16 |
| 1601 SE 12th Ct | single_family | 2 | 2 | 1,556 | $2,500,000 | 2026-06-10 |
| 1601 Seabreeze Blvd | single_family | 4 | 3 | 1,997 | $1,650,000 | 2026-06-09 |
| 1417 Ponce De Leon Dr | single_family | 4 | 3 | 3,332 | $2,875,000 | 2026-06-03 |
| 1618 SE 14th St | single_family | 4 | 4 | 2,590 | $2,675,000 | 2026-06-02 |
| 1018 SE 13th Ter | single_family | 2 | 2 | — | $1,100,000 | 2026-05-29 |
| 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 |
| 6640500508 | single_family | 3 | 3 | 3,107 | $3,500,000 | 2026-05-20 |
| 2208 Inlet Dr | single_family | 3 | 3 | 2,095 | $4,750,000 | 2026-05-18 |
| 1212 Ponce De Leon Dr | single_family | 4 | 3 | 2,734 | $2,210,000 | 2026-05-18 |
| 1401 S Ocean Dr | single_family | 6 | 4 | 4,536 | $3,500,000 | 2026-05-14 |
| 812 SE 12th St | single_family | — | 0 | 1,536 | $1,375,000 | 2026-05-13 |
| 1900 Admirals Way | single_family | 4 | 3 | 2,681 | $1,875,000 | 2026-05-08 |
| 1111 SE 9th Ave | single_family | 4 | 5 | 3,600 | $3,325,000 | 2026-05-05 |
| 2636 Grace Dr | single_family | 3 | 3 | 2,510 | $3,100,000 | 2026-04-23 |
| 1524 SE 13th St | single_family | 3 | 2 | — | $3,650,000 | 2026-04-23 |
| 1524 SE 13th St | single_family | 6 | 7 | — | $3,650,000 | 2026-04-22 |
| 1020 SE 11th Ct | single_family | 2 | 1 | 1,636 | $775,000 | 2026-04-17 |
| 1640 SE 7th St | single_family | — | 0 | 4,711 | $5,600,000 | 2026-04-13 |
| 2100 Manatee Dr | single_family | 3 | 2 | 2,050 | $1,440,000 | 2026-04-10 |
| 84 Isla Bahia Dr | single_family | 6 | 9 | 11,714 | $34,000,000 | 2026-04-07 |
| 1344 Seabreeze Blvd | single_family | 4 | 4 | 2,605 | $1,635,000 | 2026-04-06 |
| 820 SE 16th Ct | single_family | 2 | 1 | 852 | $181,640 | 2026-04-02 |
| 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 |
| 2506 Barbara Dr | single_family | 3 | 4 | 3,087 | $1,580,000 | 2026-03-30 |
| 2500 Barbara Dr | single_family | 3 | 1 | 2,962 | $2,837,500 | 2026-03-30 |
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.
No other cached listings nearby for this bedroom count yet.
10-year hold projection
IRR-13.1%
Equity multiple-1.25x
Total return (10yr)-$4,325,898
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $10,300,000 | -$247,884 | -$866,306 | $7,913,262 | $2,386,738 |
| 2 | $10,609,000 | -$253,943 | -$872,402 | $7,820,568 | $2,788,432 |
| 3 | $10,927,270 | -$260,150 | -$878,647 | $7,721,509 | $3,205,761 |
| 4 | $11,255,088 | -$266,507 | -$885,044 | $7,615,647 | $3,639,441 |
| 5 | $11,592,741 | -$273,019 | -$891,596 | $7,502,515 | $4,090,226 |
| 6 | $11,940,523 | -$279,689 | -$898,308 | $7,381,615 | $4,558,908 |
| 7 | $12,298,739 | -$286,521 | -$905,182 | $7,252,412 | $5,046,327 |
| 8 | $12,667,701 | -$293,519 | -$912,224 | $7,114,336 | $5,553,365 |
| 9 | $13,047,732 | -$300,688 | -$919,437 | $6,966,779 | $6,080,953 |
| 10 | $13,439,164 | -$308,030 | -$926,825 | $6,809,089 | $6,630,075 |
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.