1313 Seabreeze Blvd Unit B
Fort Lauderdale, FL 33316 · single_family · For Sale · 35 days on market
Asking price$1,850,000
4 beds 3 baths 2,623 sqft
Listed by Rayan Abdullah · Icon Realty Advisors FTL
Typesingle_family
Built1960
Price / sqft$705
Est. value (own analysis)$2,209,668
Rent estimate (own analysis)$8,000/mo
HOANone
1 / 18
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Statusfor_sale
Listed date2026-07-29
Removed date—
MLSBeachesMLS #B26058024
Coordinates26.10596, -80.10910
Address1313 Seabreeze Blvd Unit B
CityFort Lauderdale
StateFL
Zip33316
Listing ID9106443226
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 | $1,850,000 |
| Down payment (20.0%) | $370,000 |
| Loan amount | $1,480,000 |
| Closing costs (5.0%) | $92,500 |
| Total cash to close | $462,500 |
| 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) | $2,929$35,150 |
| Insurance (placeholder 0.8% of price) | $1,233$14,800 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $400$4,800 |
| Total operating expenses | $4,563$54,750 |
| 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 |
|---|---|---|---|---|---|---|---|
| single_family | 4 | 2 | 1,722 | $2,900 | 2026-05-07 | — | |
| single_family | 4 | 3 | 2,732 | $15,000 | 2026-07-14 | — | |
| single_family | 4 | 2 | 1,890 | $3,960 | 2026-08-11 | — | |
| single_family | 4 | 3 | 2,440 | $8,000 | 2025-03-11 | — | |
| single_family | 4 | 5 | 2,810 | $19,995 | 2026-03-11 | — |
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 |
|---|---|---|---|---|---|---|
| 1109 SE 11th Ct | single_family | 4 | 3 | 2,668 | $1,750,000 | 2026-07-27 |
| 912 SE 13th St | single_family | 4 | 2 | 988 | $1,450,000 | 2026-07-17 |
| 8 Harborage | single_family | 4 | 6 | 7,546 | $13,700,000 | 2026-07-16 |
| 1200 Cordova Rd | single_family | 4 | 5 | 4,274 | $3,600,000 | 2026-07-10 |
| 1520 SE 10th St | single_family | 4 | 3 | 4,146 | $6,325,000 | 2026-07-08 |
| 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 |
| 1212 Ponce De Leon Dr | single_family | 4 | 3 | 2,734 | $2,210,000 | 2026-05-18 |
| 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 |
| 1344 Seabreeze Blvd | single_family | 4 | 4 | 2,605 | $1,635,000 | 2026-04-06 |
| 1013 SE 9th St | single_family | 4 | 5 | 4,002 | $2,999,000 | 2026-03-26 |
| 716 Ponce De Leon Dr | single_family | 4 | 3 | 2,215 | $1,800,000 | 2026-02-02 |
| 2608 Inlet Dr | single_family | 4 | 2 | 1,834 | $2,850,000 | 2026-01-15 |
| 1925 Harbourview Dr | single_family | 4 | 5 | 4,306 | $4,300,000 | 2026-01-14 |
| 1959 Marietta Dr | single_family | 4 | 2 | 2,237 | $1,985,000 | 2026-01-09 |
| 1213 Cordova Rd | single_family | 4 | 5 | 2,321 | $1,298,000 | 2026-01-08 |
| 1813 SE 9th St | single_family | 4 | 4 | 3,288 | $3,977,800 | 2025-12-31 |
| 924 S Rio Vista Blvd | single_family | 4 | 4 | 3,442 | $2,900,000 | 2025-12-11 |
| 1132 SE 6th Ter | single_family | 4 | 5 | 3,642 | $2,850,000 | 2025-12-10 |
| 1236 E Lake Dr | single_family | 4 | 2 | 2,400 | $1,650,000 | 2025-12-08 |
| 2642 Barbara Dr | single_family | 4 | 5 | 3,432 | $1,835,000 | 2025-11-14 |
| 2542 Laguna Dr | single_family | 4 | 3 | 3,178 | $7,550,000 | 2025-11-04 |
| 1206 E Lake Dr | single_family | 4 | 4 | 3,500 | $3,225,000 | 2025-10-20 |
| 1925 SE 25th Ave | single_family | 4 | 3 | 2,253 | $1,500,000 | 2025-09-04 |
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 |
|---|---|---|---|---|---|---|
| 1700 Marietta Dr | single_family | 4 | 3 | 2,070 | $2,699,500 | — |
| 1001 SE 10th St | single_family | 4 | 3 | 2,518 | $2,245,000 | — |
| 1322 Cordova Rd | single_family | 4 | 3 | 1,762 | $2,650,000 | — |
| 1518 E Lake Dr | single_family | 4 | 5 | 3,781 | $3,995,000 | — |
| 2100 S Ocean Ln Unit 101-102 | condos | 4 | 4 | 3,003 | $1,299,000 | — |
| 801 Seabreeze Blvd Ph 2406 | condos | 4 | 5 | 4,982 | $22,000,000 | — |
| 1630 SE 11th St | single_family | 4 | 4 | 2,545 | $3,750,000 | — |
| 1701 SE 10th St | single_family | 4 | 5 | 4,240 | $4,900,000 | — |
10-year hold projection
IRR-2.4%
Equity multiple0.61x
Total return (10yr)$60,587
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,905,500 | $33,570 | -$85,361 | $1,463,953 | $441,547 |
| 2 | $1,962,665 | $34,851 | -$84,200 | $1,446,805 | $515,860 |
| 3 | $2,021,545 | $36,177 | -$82,997 | $1,428,479 | $593,066 |
| 4 | $2,082,191 | $37,550 | -$81,750 | $1,408,895 | $673,297 |
| 5 | $2,144,657 | $38,971 | -$80,458 | $1,387,965 | $756,692 |
| 6 | $2,208,997 | $40,442 | -$79,119 | $1,365,598 | $843,398 |
| 7 | $2,275,267 | $41,965 | -$77,732 | $1,341,696 | $933,571 |
| 8 | $2,343,525 | $43,542 | -$76,294 | $1,316,152 | $1,027,373 |
| 9 | $2,413,830 | $45,174 | -$74,805 | $1,288,854 | $1,124,977 |
| 10 | $2,486,245 | $46,862 | -$73,263 | $1,259,681 | $1,226,564 |
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.