SampleA sample Short List: made-up homes, owners and streets, built the way every one is.
The Short List · Broward CountySampleTuesday, 7am
No. 01, week of September 29, Fort Lauderdale North. Terrazzo
No. 01·Week of September 29·Fort Lauderdale North·7 targets
Seven targets in Fort Lauderdale North this week.
Four sit outside the flood zone and two are close to the flood cap.
Max offers run $289k to $571k.
Every sheet assumes an 8-month hold, hard money at 10% and 1.5 points, and a profit of 10% of ARV (about 12% on cost).
Every Tuesday at 7am, to no more than three seats per area.
Likely to pencil
Raises it
Our max offer, from renovated sales nearby, comes close to the as‑is value
Built by 1985, with no major update on record
Outside the flood zone, or room under the 50% rule
Lowers it
Our max offer falls well short of the as‑is value
The rehab trips the flood 50% rule
An open or expired permit
Signs of work done without a permit
Out of 100, from the comps, the rehab and the records. A score, not a probability.
Likely to sell
Raises it
An estate owns it (on the roll, or probate papers on record)
A lis pendens (a lawsuit over the house) since the owner bought, not released
A tax deed application on record
A lien on the home for unpaid city charges, code fines or HOA dues
An open code case, an unsafe structure or a vacant-property registration (Fort Lauderdale)
The owner’s mailing address is out of state or out of Broward, with no homestead
Owned 15 years or more, with no homestead exemption (in and around Fort Lauderdale)
A homestead dropped since last year’s roll
Held in a trust or a life estate
Out of 100, from dated public records. A score, not a probability.
Each dot is a target, numbered as the cards are; the faint chips behind them, every home scored that week. All 7 are in the sweet spot, the top 3% of all homes scored. Higher and further right is better: more likely to sell and more likely to pencil.
01
1401 Sample Ct
Fort Lauderdale
3 bd · 2 ba · 1,600 sq ft · Built 1965 · Pool
Roof is 2019, so the money goes inside. Keep countable work under $110k and it stays a renovation.
What’s been updated: No kitchen/bath remodel on record · Roof 2019
Max offer$354,000
Worst-case max If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.$318k
As-is $325–370k · Max offer $29k above the low end
Rehab
$78–118k
ARV
$622k
Profit at max offer
$63k
50% rule: 50% rule · 95% used
Likely to sell: Owned by an estate (2026 tax roll)
Likely to pencil: Max offer $354,000 is 103% of the as-is midpoint ($345,000)
Likely to sell 75 · Likely to pencil 65Each out of 100. A score from dated public-record signals, not a probability.
02
102 Example Rd
Fort Lauderdale
3 bd · 2 ba · 1,980 sq ft · Built 1963 · Pool
The roof permit expired before final. Price a new roof in, and close the old permit before you list.
Max offer$463,000
Worst-case max If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.$418k
As-is $420–475k · Max offer $43k above the low end
Rehab
$103–153k
ARV
$810k
Profit at max offer
$82k
50% rule: Zone X · no 50% rule
Likely to pencil: Max offer $463,000 is 104% of the as-is midpoint ($445,000)
Likely to pencil: Built 1963 and barely updated since (county condition year 1970)
Likely to sell 45 · Likely to pencil 70Each out of 100. A score from dated public-record signals, not a probability.
03
1075 Fictional Ave
Fort Lauderdale
3 bd · 1.5 ba · 1,450 sq ft · Built 1958
1958 3/1.5 in original condition, with a code case since Aug 20 and a 38-year hold. Cosmetic rehab fits under the flood cap; comps support $580k.
Max offer$376,000
Worst-case max If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.$349k
As-is $335–380k · Max offer $41k above the low end
Rehab
$38–58.5k
ARV
$580k
Profit at max offer
$58k
50% rule: 50% rule · 57% used
Rental
Likely to pencil: Max offer $376,000 is 106% of the as-is midpoint ($355,000)
Likely to pencil: Built 1958 and barely updated since (county condition year 1963)
Likely to sell 45 · Likely to pencil 65Each out of 100. A score from dated public-record signals, not a probability.
04
2374 Placeholder Ln
Fort Lauderdale
3 bd · 2.5 ba · 2,140 sq ft · Built 1966 · Pool · Waterfront
On a canal with a pool, under a million after the work. The seawall letter comes before the offer.
Max offer$571,000
Worst-case max If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.$523k
As-is $555–630k · Max offer $16k above the low end
Rehab
$102–155k
ARV
$953k
Profit at max offer
$97k
50% rule: 50% rule · 87% used
Likely to pencil: Max offer $571,000 is 97% of the as-is midpoint ($590,000)
Likely to pencil: Built 1966 and barely updated since (county condition year 1974)
Likely to sell 45 · Likely to pencil 60Each out of 100. A score from dated public-record signals, not a probability.
05
2048 Stand-In Dr
Fort Lauderdale
3 bd · 2 ba · 1,690 sq ft · Built 1968 · Pool
Trust-owned 1968 3/2, with a code case since Sep 9 and a 22-year hold. Cosmetic rehab, and no flood cap in Zone X; comps support $695k.
Max offer$481,000
Worst-case max If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.$441k
As-is $420–475k · Max offer $6k above the as-is range
Rehab
$34–51k
ARV
$695k
Profit at max offer
$72k
50% rule: Zone X · no 50% rule
Likely to pencil: Max offer $481,000 is 108% of the as-is midpoint ($445,000)
Likely to sell: Code case opened Sep 9, 2026: pool enclosure screens down
Likely to sell 45 · Likely to pencil 55Each out of 100. A score from dated public-record signals, not a probability.
06
3347 Hypothetical Ter
Fort Lauderdale
2 bd · 1 ba · 1,240 sq ft · Built 1954
Trust-owned 1954 2/1 in original condition, with a code case since Jun 19. Mid-level rehab, and no flood cap in Zone X; comps support $524k.
Max offer$289,000
Worst-case max If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.$259k
As-is $255–290k · Max offer $34k above the low end
Rehab
$70–105k
ARV
$524k
Profit at max offer
$53k
50% rule: Zone X · no 50% rule
Likely to pencil: Max offer $289,000 is 107% of the as-is midpoint ($270,000)
Likely to pencil: Built 1954 and barely updated since (county condition year 1958)
Likely to sell 40 · Likely to pencil 60Each out of 100. A score from dated public-record signals, not a probability.
07
4646 Imaginary Pl
Fort Lauderdale
3 bd · 2 ba · 1,760 sq ft · Built 1961 · Pool
Impact windows are done. Budget to legalize or undo the garage conversion before you list.
What’s been updated: Kitchen/baths 1995 · No re-roof on record
Max offer$476,000
Worst-case max If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.$441k
As-is $420–475k · Max offer $1k above the as-is range
Rehab
$49–75k
ARV
$729k
Profit at max offer
$74k
50% rule: Zone X · no 50% rule
Rental
Likely to pencil: Max offer $476,000 is 107% of the as-is midpoint ($445,000)
Likely to pencil: Built 1961 and barely updated since (county condition year 1969)
Likely to sell 35 · Likely to pencil 55Each out of 100. A score from dated public-record signals, not a probability.
See the week on one chart
Likely to pencil
Raises it
Our max offer, from renovated sales nearby, comes close to the as‑is value
Built by 1985, with no major update on record
Outside the flood zone, or room under the 50% rule
Lowers it
Our max offer falls well short of the as‑is value
The rehab trips the flood 50% rule
An open or expired permit
Signs of work done without a permit
Out of 100, from the comps, the rehab and the records. A score, not a probability.
Likely to sell
Raises it
An estate owns it (on the roll, or probate papers on record)
A lis pendens (a lawsuit over the house) since the owner bought, not released
A tax deed application on record
A lien on the home for unpaid city charges, code fines or HOA dues
An open code case, an unsafe structure or a vacant-property registration (Fort Lauderdale)
The owner’s mailing address is out of state or out of Broward, with no homestead
Owned 15 years or more, with no homestead exemption (in and around Fort Lauderdale)
A homestead dropped since last year’s roll
Held in a trust or a life estate
Out of 100, from dated public records. A score, not a probability.
Each dot is a target, numbered as the cards are; the faint chips behind them, every home scored that week. All 7 are in the sweet spot, the top 3% of all homes scored. Higher and further right is better: more likely to sell and more likely to pencil.
The deal sheet Sample
Every card opens a full deal sheet. Here’s one.
Max offer, rehab budget, comps, permits, the flood check and the owner’s mailing address, with every source dated. This one is fictional from top to bottom; seat holders also see the address and the owner.
Fort Lauderdale North · Sample sheetSample
Street number withheldStreet withheld
3 bd · 2 ba · 1,550 sq ft · 8,000 sq ft lot · Built 1962 · Pool
Held 38 years and barely touched. The roof goes first; after that it's kitchen, baths and floors.
Our take
2
Max offer
$343,000
Worst-case max $305k · 70% rule $315k
As-is $315–360k · Max offer $28k above the low end
1
Likely to sell
65/100
Likely to pencil A score from dated public-record signals, not a probability.
65/100
Why it’s here
Likely to sell: Owned by an estate
Likely to pencil: Max offer near value
Likely to pencil: Original condition
Likely to sell: Code case
Condition from the record: Mostly originalMostly originalFrom permits on record. Work done without permits won’t show.
If ARV lands at the low end of the comps, rehab runs 15% over and it takes 12 months to sell.
70% rule, for reference
$315,212
70% of the ARV, less the rehab. A rule of thumb, not our number.
At licensed-contractor rates
$300,000
The same offer with the rehab priced at licensed-contractor rates ($75/sq ft for this scope) instead of an investor crew.
As-is range
$315–360k
Max offer $28k above the low end.
After-repair value (ARV)$606–615k
$579k$683k
Conservative ARV, used for the offer
$608,000
Median of the comps
$615,000
Range of the estimate
$606–615k
Comps, each sized to this house
5
5 renovated resales (within 1 mi), sold in the last 18 months (Aug 2025 to Jun 2026), living area within 20%; radius 1 mi, 18 months. $/sq ft moved to Sep 2026 on Broward's single-family trend (-0.9% a year, capped at 10%) and scaled to 1,550 sq ft; P25-P75; the max offer uses the median, the worst case the conservative P25-P40. An automated estimate, not an appraisal.
Renovated comps · nearest first
Renovated comps, nearest first
Comp
Sold
Price
Sq ft
$/sq ft
Distance
3 Sample WayWhy renovated: Resale recorded as remodeled after purchase in the sales records; bought $380k Aug 2025
May 2026
$605,000
1,510
$401
0.2 mi
1 Sample WayWhy renovated: Alteration permit finaled Dec 2025; bought $392k May 2025
Feb 2026
$588,000
1,480
$397
0.3 mi
2 Sample WayWhy renovated: Kitchen and bath permits finaled Sep 2025; bought $415k Feb 2025
Nov 2025
$640,000
1,620
$395
0.5 mi
5 Sample WayWhy renovated: Alteration and re-roof permits finaled Apr 2026; bought $405k Oct 2025
Jun 2026
$668,000
1,560
$428
0.6 mi
4 Sample WayWhy renovated: Alteration permit finaled Jun 2025; bought $430k Dec 2024
Aug 2025
$655,000
1,700
$385
0.8 mi
Rehab
Kitchen and baths
Expected cost $100,250
$80.5–120klow to high
The rehab budget, row by row
Item
Why
Cost
Base scope
$40–60/sq ft × 1,550 sq ft
$62,000–93,000
Roof
Roof permit 2003, near the end of its life
$14,000–20,000
Pool resurfacing
Green pool and a cracked shell in the 2025 aerial
$4,500–7,000
Total
Base scope plus the rows above
$80,500–120,000
The offer carries $115,287: the expected $100,250 plus 15% contingency. $108,700 of that counts toward the flood cap.
3Flood and the 50% rule
50% rule: Amber · 89% usedZone AE · base flood elevation 7 ft
The planned rehab uses 89% of the flood cap: $12,800 of room.
Amber: fits at midpoint; over the cap at the top of the range ($131,413).
AmberCap
$0$121,500
Expected cost Rehab range, low to top The cap’s range
Countable work, expected
$108,700
At the top of the range
$131,413108% of the cap
Room under the cap
$12,800
Flood cap (50% of the building value)
$121,500range $114–131k
Building value (county, adjusted to market)
$228–262k
Who decides
City of Fort Lauderdale, at permit
Pool resurfacing doesn't count toward the cap; the kitchen, baths and roof do. The city makes the call at permit.
4Owner of record
Name
withheld
Send mail to
withheld
Held
withheld
Permits
Built 19621980199020002010Today12
Finaled Issued or in review Open or expired
1
FinaledResidential alterationSAMPLE-88-0415
Screen enclosure
Applied Jun 2, 1988 · Issued Jun 20, 1988 · Finaled Sep 12, 1988
2
FinaledRe-roofSAMPLE-03-1122
Re-roof, shingle
Applied Mar 10, 2003 · Issued Mar 24, 2003 · Finaled May 2, 2003 · Job value $9,800
Before you offer
Order a lien and permit search. The code case from Jul 21, 2026 can carry fines that attach to the house.
Ask the seller for the elevation certificate (Zone AE, base flood elevation 7 ft), or order one, and get a flood insurance quote.
Check your scope with Fort Lauderdale before you commit: the city applies the 50% rule with its own building value.
Roof (roof permit 2003, near the end of its life): get a roof and four-point inspection. Insurers price on roof age.
Estate: confirm the personal representative can sign. The probate case names them.
If it’s listed, deal through the listing agent.
Aerials
← Before · 2019After · 2025 →‹›
Drag the line, or use the arrow keys: 2019 on the left, 2025 on the right.Imagery: Illustration, 2019 / 2025
A drawing stands in on the sample. Real sheets show the home in aerial imagery, before and after.
Sources
City permit recordsas of Sep 28, 2026
Code enforcement recordsas of Sep 25, 2026
County property recordsas of Sep 21, 2026
Federal flood mapsas of Sep 20, 2026
Sales recordsas of Jul 27, 2026
Aerial imageryas of May 15, 2025
1
Two scores, not adjectives.
Likely to sell and likely to pencil, each out of 100 and each built from dated, sourced reasons. The best targets score high on both.
2
What to pay, and what still works if it goes wrong.
A full Florida cost stack from the median of renovated comps, with a worst-case max, the as-is range and the 70% rule beside it.
3
The 50% rule, checked on every target.
The rehab against the flood 50% cap: green, amber or red, with the room in dollars.
4
Who to write to.
The owner of record and where the mail goes, years held and the last sale, with the outreach rules beside them.
In your inbox
The same Short List, as it lands.
Tuesday at 7am, one email per area, before the first showing.
The week in three numbers.
Every target in order: max offer, rehab, flood check, and the dated reasons it made the list.
A tap to each deal sheet. Owner names and addresses stay there, behind your sign-in.
From TerrazzoTuesday, Tue 7:00 AM
Subject: Fort Lauderdale North · 7 targets, max offers $289–571k · Your Short List
Four sit outside the flood zone and two are close to the flood cap. Max offers run $289k to $571k. First up: Fort Lauderdale · 3/2 with pool, $354k.
Made-up homes, in the email every seat gets. Scroll it to read all seven.
A sample Short List from Terrazzo. The homes, owners and streets are made up. Estimates, not appraisals.
Be one of three in your area.
15 seats left, in five areas with room. Seats open October 15.
