912 SE 12th St Unit 912
Fort Lauderdale, FL 33316 · townhomes · For Sale · 175 days on market
Asking price$1,269,000
3 beds 4 baths 2,219 sqft
Suggested offer$794,047$474,953 above the est. market value of $794,047.
View on Realtor.com →Listed by Peter Barkin · COMPASS
Typetownhomes
Built2027
Price / sqft$572
Est. value (own analysis)$794,047
Rent estimate (own analysis)$4,650/mo
HOA$375/mo
Wind10/10Extreme$Heat10/10ExtremeFlood6/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-03-11
Removed date—
MLSBeachesMLS #F10538345
Coordinates26.10750, -80.13367
Address912 SE 12th St Unit 912
CityFort Lauderdale
StateFL
Zip33316
Listing ID9084095343
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 | $1,269,000 |
| Down payment (20.0%) | $253,800 |
| Loan amount | $1,015,200 |
| Closing costs (5.0%) | $63,450 |
| Total cash to close | $317,250 |
| Income | |
| Rent (comp-derived) | $4,650$55,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,278$51,336 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,009$24,111 |
| Insurance (est. scaled by flood & wind risk) | $1,481$17,766 |
| HOA dues | $375$4,500 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $233$2,790 |
| Total operating expenses | $4,097$49,167 |
| 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) | $233$2,790 |
| 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 |
|---|---|---|---|---|---|---|---|
| townhomes | 3 | 3 | 1,634 | $3,800 | 2026-07-24 | — | |
| townhomes | 3 | 3 | 2,068 | $4,650 | 2026-07-31 | — | |
| townhomes | 3 | 3 | 2,530 | $9,500 | 2026-07-17 | — |
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 |
|---|---|---|---|---|---|---|
| 801 SE 16th Ct Apt 14 | townhomes | 3 | 3 | 1,460 | $427,000 | 2026-07-10 |
| 436 SE 12th Ct | townhomes | 3 | 4 | 1,649 | $625,000 | 2026-05-05 |
| 1110 SE 4th Ave Unit 1110 | townhomes | 3 | 3 | 1,804 | $600,000 | 2026-05-01 |
| 1800 S Ocean Dr Apt 114 | townhomes | 3 | 3 | 1,750 | $1,600,000 | 2026-04-09 |
| 716 SE 12th St Apt 13 | townhomes | 3 | 4 | 2,005 | $675,000 | 2026-04-03 |
| 723 SE 16th Ct | townhomes | 3 | 4 | 1,762 | $675,000 | 2026-03-13 |
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-6.6%
Equity multiple-0.12x
Total return (10yr)-$188,902
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,307,070 | $2,169 | -$78,908 | $1,004,193 | $302,877 |
| 2 | $1,346,282 | $2,480 | -$78,667 | $992,430 | $353,852 |
| 3 | $1,386,671 | $2,806 | -$78,412 | $979,859 | $406,811 |
| 4 | $1,428,271 | $3,149 | -$78,143 | $966,425 | $461,845 |
| 5 | $1,471,119 | $3,508 | -$77,859 | $952,069 | $519,050 |
| 6 | $1,515,252 | $3,885 | -$77,559 | $936,727 | $578,526 |
| 7 | $1,560,710 | $4,279 | -$77,244 | $920,331 | $640,379 |
| 8 | $1,607,531 | $4,693 | -$76,911 | $902,809 | $704,722 |
| 9 | $1,655,757 | $5,126 | -$76,561 | $884,084 | $771,673 |
| 10 | $1,705,430 | $5,579 | -$76,193 | $864,073 | $841,357 |
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.