918 SE 12th St Unit 918
Fort Lauderdale, FL 33316 · townhomes · Pending — under contract · 175 days on market
Asking price$1,289,000
3 beds 4 baths 2,098 sqft
Suggested offer$750,748$538,252 above the est. market value of $750,748.
View on Realtor.com →Listed by Peter Barkin · COMPASS
Typetownhomes
Built2027
Price / sqft$614
Est. value (own analysis)$750,748
Rent estimate (own analysis)$4,650/mo
HOA$375/mo
1 / 20
Show every detail
Statusfor_sale
Listed date2026-03-11
Removed date—
MLSBeachesMLS #F10538340
Coordinates26.10737, -80.13331
Address918 SE 12th St Unit 918
CityFort Lauderdale
StateFL
Zip33316
Listing ID9525259183
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 | $1,289,000 |
| Down payment (20.0%) | $257,800 |
| Loan amount | $1,031,200 |
| Closing costs (5.0%) | $64,450 |
| Total cash to close | $322,250 |
| 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) | $2,041$24,491 |
| Insurance (placeholder 0.8% of price) | $859$10,312 |
| HOA dues | $375$4,500 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $233$2,790 |
| Total operating expenses | $3,508$42,093 |
| 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-5.2%
Equity multiple0.13x
Total return (10yr)-$112,727
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,327,670 | $9,243 | -$73,068 | $1,020,019 | $307,651 |
| 2 | $1,367,500 | $9,731 | -$72,650 | $1,008,071 | $359,429 |
| 3 | $1,408,525 | $10,238 | -$72,214 | $995,302 | $413,223 |
| 4 | $1,450,781 | $10,767 | -$71,759 | $981,657 | $469,124 |
| 5 | $1,494,304 | $11,316 | -$71,285 | $967,074 | $527,230 |
| 6 | $1,539,133 | $11,888 | -$70,790 | $951,490 | $587,643 |
| 7 | $1,585,307 | $12,483 | -$70,274 | $934,836 | $650,472 |
| 8 | $1,632,867 | $13,101 | -$69,736 | $917,038 | $715,829 |
| 9 | $1,681,853 | $13,745 | -$69,176 | $898,018 | $783,835 |
| 10 | $1,732,308 | $14,413 | -$68,592 | $877,691 | $854,617 |
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.