1500 SE 12th St Unit 1A
Fort Lauderdale, FL 33316 · condos · For Sale · 49 days on market
Asking price$1,500,000
3 beds 4 baths 2,288 sqft
Listed by Jennifer Levin · The Brokerage South Florida Real Estate, LLC.
Typecondos
Built2009
Price / sqft$656
Est. value (own analysis)$1,646,262
Rent estimate (own analysis)$7,950/mo
HOA$2,726/mo
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Statusfor_sale
Listed date2026-07-15
Removed date—
MLSMiamiMLS #A12053405
Coordinates26.10766, -80.12816
Address1500 SE 12th St Unit 1A
CityFort Lauderdale
StateFL
Zip33316
Listing ID6611080803
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 | $1,500,000 |
| Down payment (20.0%) | $300,000 |
| Loan amount | $1,200,000 |
| Closing costs (5.0%) | $75,000 |
| Total cash to close | $375,000 |
| Income | |
| Rent (comp-derived) | $7,950$95,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,314$87,768 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,375$28,500 |
| Insurance (placeholder 0.8% of price) | $1,000$12,000 |
| HOA dues | $2,726$32,712 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $398$4,770 |
| Total operating expenses | $6,499$77,982 |
| 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) | $398$4,770 |
| 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 | 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 | — |
| 1015 SE 11th Ct | single_family | 3 | 2 | 2,357 | $1,899,999 | — |
10-year hold projection
IRR-5.5%
Equity multiple0.07x
Total return (10yr)-$151,812
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,545,000 | $9,786 | -$87,522 | $1,186,989 | $358,011 |
| 2 | $1,591,350 | $10,469 | -$86,958 | $1,173,085 | $418,265 |
| 3 | $1,639,091 | $11,183 | -$86,366 | $1,158,226 | $480,864 |
| 4 | $1,688,263 | $11,928 | -$85,747 | $1,142,347 | $545,916 |
| 5 | $1,738,911 | $12,706 | -$85,097 | $1,125,377 | $613,534 |
| 6 | $1,791,078 | $13,518 | -$84,417 | $1,107,242 | $683,836 |
| 7 | $1,844,811 | $14,364 | -$83,706 | $1,087,862 | $756,949 |
| 8 | $1,900,155 | $15,247 | -$82,961 | $1,067,151 | $833,004 |
| 9 | $1,957,160 | $16,168 | -$82,182 | $1,045,017 | $912,143 |
| 10 | $2,015,875 | $17,129 | -$81,367 | $1,021,364 | $994,511 |
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.