101 S Fort Lauderdale Beach Blvd Apt 1806
Fort Lauderdale, FL 33316 · condos · For Sale · 175 days on market
Asking price$1,945,000
2 beds 2 baths 1,905 sqft
Suggested offer$921,774$1,023,226 above the est. market value of $921,774.
View on Realtor.com →Listed by Gianpierre Giusti · Coldwell Banker Realty
Typecondos
Built2007
Price / sqft$1021
Est. value (own analysis)$921,774
Rent estimate (own analysis)$6,000/mo
HOA$2,554/mo
Wind10/10Extreme$Heat10/10ExtremeFlood3/10moderate$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-03-11
Removed date—
MLSBeachesMLS #F10523461
Coordinates26.12134, -80.10495
Address101 S Fort Lauderdale Beach Blvd Apt 1806
CityFort Lauderdale
StateFL
Zip33316
Listing ID6915292750
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 | $1,945,000 |
| Down payment (20.0%) | $389,000 |
| Loan amount | $1,556,000 |
| Closing costs (5.0%) | $97,250 |
| Total cash to close | $486,250 |
| Income | |
| Rent (comp-derived) | $6,000$72,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $5,520$66,240 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $3,080$36,955 |
| Insurance (est. scaled by flood & wind risk) | $2,075$24,896 |
| HOA dues | $2,554$30,648 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $300$3,600 |
| Total operating expenses | $8,008$96,099 |
| 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) | $300$3,600 |
| 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 | 2 | 2 | 1,365 | $3,750 | 2026-03-11 | — | |
| condos | 2 | 2 | 1,273 | $4,950 | 2026-08-21 | — | |
| condos | 2 | 2 | 1,264 | $6,900 | 2026-07-21 | — | |
| condos | 2 | 2 | 1,905 | $9,500 | 2026-07-03 | — | |
| condos | 2 | 2 | 2,011 | $5,000 | 2026-04-12 | — | |
| condos | 2 | 2 | 1,273 | $7,000 | 2026-07-20 | — | |
| condos | 2 | 2 | 1,905 | $7,999 | 2026-03-11 | — | |
| condos | 2 | 2 | 2,011 | $4,500 | 2026-06-02 | — | |
| condos | 2 | 2 | 1,350 | $4,100 | 2026-06-17 | — | |
| condos | 2 | 2 | 2,011 | $6,000 | 2026-08-07 | — | |
| condos | 2 | 2 | 1,264 | $10,000 | 2026-06-17 | — | |
| condos | 2 | 3 | 2,244 | $5,000 | 2026-08-10 | — | |
| condos | 2 | 2 | 1,722 | $5,100 | 2026-07-22 | — | |
| condos | 2 | 2 | 1,609 | $4,900 | 2026-07-19 | — | |
| condos | 2 | 2 | 1,273 | $8,500 | 2026-07-08 | — | |
| condos | 2 | 2 | 1,400 | $4,000 | 2026-04-19 | — | |
| condos | 2 | 2 | 1,650 | $5,000 | 2026-03-11 | — | |
| condos | 2 | 2 | 1,273 | $7,500 | 2026-03-11 | — | |
| apartment | 2 | 2 | 2,094 | $3,200 | 2026-08-14 | — | |
| condos | 2 | 2 | 2,003 | $9,000 | 2026-04-20 | — | |
| condos | 2 | 3 | 1,460 | $4,400 | 2026-07-04 | — | |
| condos | 2 | 3 | 1,250 | $3,850 | 2026-08-19 | — | |
| condos | 2 | 2 | 2,116 | $6,400 | 2025-09-02 | — | |
| condos | 2 | 2 | 1,905 | $10,000 | 2026-04-10 | — | |
| condos | 2 | 3 | 1,435 | $10,000 | 2026-03-11 | — | |
| condos | 2 | 2 | 1,879 | $6,000 | 2026-03-04 | — | |
| condos | 2 | 2 | 1,375 | $4,500 | 2026-08-12 | — | |
| condos | 2 | 3 | 2,226 | $8,500 | 2026-03-11 | — | |
| condos | 2 | 2 | 1,609 | $7,500 | 2026-08-08 | — | |
| condos | 2 | 3 | 1,770 | $6,200 | 2026-06-26 | — | |
| condos | 2 | 2 | 1,273 | $4,950 | — | — |
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 |
|---|---|---|---|---|---|---|
| 2420 SE 17th St Unit 207C | condos | 2 | 2 | 900 | $175,000 | 2026-08-28 |
| 2200 S Ocean Ln Apt 1405 | condos | 2 | 3 | 2,170 | $1,470,500 | 2026-08-25 |
| 2200 S Ocean Ln Apt 2103 | condos | 2 | 2 | 1,258 | $930,000 | 2026-08-18 |
| 1578 S Ocean Ln Apt 214 | condos | 2 | 2 | 1,264 | $910,000 | 2026-08-06 |
| 1819 SE 17th St Apt 1008 | condos | 2 | 3 | 1,565 | $725,000 | 2026-08-05 |
| 2000 S Ocean Dr Apt 706 | condos | 2 | 2 | 1,688 | $633,000 | 2026-07-30 |
| 1 Las Olas Cir Apt 905 | condos | 2 | 2 | 1,200 | $650,000 | 2026-07-30 |
| 1 Las Olas Cir Apt 404 | condos | 2 | 2 | 1,500 | $870,000 | 2026-07-24 |
| 1 Las Olas Cir Apt 610 | condos | 2 | 2 | 1,500 | $885,000 | 2026-07-22 |
| 1500 SE 15th St Apt 315 | condos | 2 | 2 | 940 | $210,000 | 2026-07-20 |
| 101 S Fort Lauderdale Beach Blvd Apt 707 | condos | 2 | 2 | 1,905 | $1,000,000 | 2026-07-17 |
| 1819 SE 17th St Apt 710 | condos | 2 | 3 | 1,440 | $510,000 | 2026-07-16 |
| 2200 S Ocean Ln Apt 1902 | condos | 2 | 2 | 2,003 | $1,051,500 | 2026-07-07 |
| 905 SE 12th Ct Apt 15 | condos | 2 | 3 | 1,430 | $415,000 | 2026-06-26 |
| 2200 S Ocean Ln Apt 905 | condos | 2 | 2 | 2,170 | $1,650,000 | 2026-06-22 |
| 100 S Birch Rd Apt 803 | condos | 2 | 2 | 1,722 | $1,005,000 | 2026-06-04 |
| 101 S Fort Lauderdale Beach Blvd Apt 1707 | condos | 2 | 2 | 1,905 | $1,735,000 | 2026-06-01 |
| 101 S Fort Lauderdale Beach Blvd Apt 1406 | condos | 2 | 2 | 1,905 | $1,400,000 | 2026-05-29 |
| 200 S Birch Rd Apt 908 | condos | 2 | 1 | 756 | $329,000 | 2026-05-29 |
| 2100 S Ocean Ln Apt 709 | condos | 2 | 2 | 1,513 | $790,000 | 2026-05-28 |
| 2430 SE 17th St Apt G | condos | 2 | 2 | 1,170 | $249,900 | 2026-05-27 |
| 2100 S Ocean Ln Apt 1109 | condos | 2 | 2 | 1,513 | $840,000 | 2026-05-12 |
| 2100 S Ocean Ln Apt 1707 | condos | 2 | 2 | 2,116 | $1,400,000 | 2026-05-01 |
| 1819 SE 17th St Apt 906 | condos | 2 | 3 | 1,750 | $775,000 | 2026-04-23 |
| 2100 S Ocean Dr Apt 15A | condos | 2 | 2 | 1,510 | $660,000 | 2026-04-17 |
| 2100 S Ocean Ln Apt 1009 | condos | 2 | 2 | 1,513 | $845,000 | 2026-04-10 |
| 1920 S Ocean Dr Apt 510 | condos | 2 | 2 | 1,036 | $299,000 | 2026-04-07 |
| 2021 SE 10th Ave Apt 205 | condos | 2 | 2 | 1,054 | $375,000 | 2026-03-27 |
| 1532 SE 12th St Apt 304 | condos | 2 | 3 | 2,067 | $1,300,000 | 2026-03-25 |
| 1 Las Olas Cir Apt 1414 | condos | 2 | 2 | 1,500 | $1,070,000 | 2026-03-18 |
| 100 S Birch Rd Apt 2403 | condos | 2 | 2 | 1,722 | $975,000 | 2026-03-13 |
| 1750 S Ocean Ln Apt 316 | condos | 2 | 2 | 1,480 | $700,000 | 2026-03-10 |
| 2100 S Ocean Ln Apt 2207 | condos | 2 | 2 | 2,116 | $879,478 | 2026-03-04 |
| 1920 S Ocean Dr Apt 901 | condos | 2 | 2 | 1,185 | $370,000 | 2026-02-11 |
| 3073 Harbor Dr Apt 15 | condos | 2 | 2 | 936 | $495,000 | 2026-01-21 |
| 1 Las Olas Cir Apt 1205 | condos | 2 | 2 | 1,200 | $750,000 | 2026-01-08 |
| 2200 S Ocean Ln Apt 806 | condos | 2 | 3 | 2,170 | $1,050,000 | 2026-01-07 |
| 1435 SE 15th St Apt 302 | condos | 2 | 2 | 1,050 | $390,000 | 2025-12-19 |
| 1535 SE 15th St Apt 306 | condos | 2 | 2 | — | $480,000 | 2025-12-15 |
| 1920 S Ocean Dr Apt 1002 | condos | 2 | 2 | 1,036 | $349,999 | 2025-12-12 |
| 2021 SE 10th Ave Apt 212 | condos | 2 | 2 | 1,054 | $370,000 | 2025-12-12 |
| 100 S Birch Rd Apt 1803 | condos | 2 | 2 | 1,722 | $900,000 | 2025-12-01 |
| 1700 SE 15th St Apt 215 | condos | 2 | 2 | 1,200 | $395,000 | 2025-11-21 |
| 1819 SE 17th St Apt 1606 | condos | 2 | 3 | 1,750 | $849,000 | 2025-11-20 |
| 2009 SE 10th Ave Apt 318 | condos | 2 | 2 | 1,054 | $365,000 | 2025-11-19 |
| 700 SE 14th St Apt J | condos | 2 | 3 | 1,250 | $435,000 | 2025-11-18 |
| 1777 SE 15th St Apt 206 | condos | 2 | 2 | 840 | $348,750 | 2025-11-14 |
| 101 S Fort Lauderdale Beach Blvd Apt 1907 | condos | 2 | 2 | 1,905 | $1,725,000 | 2025-11-10 |
| 2021 SE 10th Ave Apt 211 | condos | 2 | 2 | 1,054 | $370,000 | 2025-11-07 |
| 2000 S Ocean Dr Apt 909 | condos | 2 | 2 | 1,205 | $450,000 | 2025-10-30 |
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.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 601 N Miami Ave Unit 901 | condos | 2 | 2 | 1,103 | $739,898 | — |
| 1900 S Ocean Dr Apt 702 | condos | 2 | 2 | 1,036 | $255,000 | — |
| 1045 SE 15th St Apt 13D | condos | 2 | 1 | 800 | $135,000 | — |
| 1050 SE 14th Pl Apt 15B | condos | 2 | 1 | 800 | $180,000 | — |
| 1819 SE 17th St Apt 603 | condos | 2 | 3 | 1,475 | $379,900 | — |
| 2420 SE 17th St Unit 401C | condos | 2 | 2 | 932 | $239,900 | — |
| 1531 SE 15th St Apt 7 | condos | 2 | 3 | 1,008 | $238,988 | — |
| 1625 SE 10th Ave Apt 501 | condos | 2 | 2 | 1,110 | $325,000 | — |
10-year hold projection
IRR-10.9%
Equity multiple-0.87x
Total return (10yr)-$656,962
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,003,350 | -$29,859 | -$153,450 | $1,539,129 | $464,221 |
| 2 | $2,063,451 | -$30,274 | -$153,956 | $1,521,100 | $542,350 |
| 3 | $2,125,354 | -$30,690 | -$154,464 | $1,501,833 | $623,521 |
| 4 | $2,189,115 | -$31,106 | -$154,974 | $1,481,243 | $707,872 |
| 5 | $2,254,788 | -$31,522 | -$155,487 | $1,459,239 | $795,549 |
| 6 | $2,322,432 | -$31,937 | -$156,001 | $1,435,723 | $886,708 |
| 7 | $2,392,105 | -$32,351 | -$156,518 | $1,410,593 | $981,511 |
| 8 | $2,463,868 | -$32,765 | -$157,035 | $1,383,738 | $1,080,130 |
| 9 | $2,537,784 | -$33,176 | -$157,554 | $1,355,038 | $1,182,746 |
| 10 | $2,613,917 | -$33,586 | -$158,074 | $1,324,367 | $1,289,551 |
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.