| THE SHORT LIST · BROWARD COUNTY |
TUESDAY, 7AM |
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| Terrazzo |
| No. 01 · WEEK OF NOVEMBER 10 · Fort Lauderdale North |
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Seven targets this week.
Four sit outside the flood zone and two are close to the flood cap. Max offers run $289k to $571k.
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| TARGETS 7 | MEDIAN MAX OFFER $463k | OUTSIDE THE FLOOD ZONE 4 of 7 |
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). |
| 01 |
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Fort Lauderdale · 3/2 with pool Fort Lauderdale 1,600 sq ft · built 1965 Likely to sell 75 · Likely to pencil 65 |
Roof is 2019, so the money goes inside. Keep countable work under $110k and it stays a renovation.
No kitchen/bath remodel on record · Roof 2019
| MAX OFFER $354,000 Worst-case max $318k As-is $325–370k · Max offer $29k above the low end | | ARV $622k | REHAB $78–118k | PROFIT AT MAX OFFER $63k |
▬ Owned by an estate (2026 tax roll) ▮ Max offer $354,000 is 103% of the as-is midpoint ($345,000) |
| 02 |
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Fort Lauderdale · 3/2 with pool Fort Lauderdale 1,980 sq ft · built 1963 Likely to sell 45 · Likely to pencil 70 |
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 $418k As-is $420–475k · Max offer $43k above the low end | | ARV $810k | REHAB $103–153k | PROFIT AT MAX OFFER $82k |
▮ Max offer $463,000 is 104% of the as-is midpoint ($445,000) ▮ Built 1963 and barely updated since (county condition year 1970) |
| 03 |
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Fort Lauderdale · 3/1.5 Fort Lauderdale 1,450 sq ft · built 1958 Likely to sell 45 · Likely to pencil 65 |
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 $349k As-is $335–380k · Max offer $41k above the low end | | ARV $580k | REHAB $38–58.5k | PROFIT AT MAX OFFER $58k |
▮ Max offer $376,000 is 106% of the as-is midpoint ($355,000) ▮ Built 1958 and barely updated since (county condition year 1963) |
| 04 |
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Fort Lauderdale · 3/2.5 with pool Fort Lauderdale 2,140 sq ft · built 1966 · waterfront Likely to sell 45 · Likely to pencil 60 |
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 $523k As-is $555–630k · Max offer $16k above the low end | | ARV $953k | REHAB $102–155k | PROFIT AT MAX OFFER $97k |
▮ Max offer $571,000 is 97% of the as-is midpoint ($590,000) ▮ Built 1966 and barely updated since (county condition year 1974) |
| 05 |
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Fort Lauderdale · 3/2 with pool Fort Lauderdale 1,690 sq ft · built 1968 Likely to sell 45 · Likely to pencil 55 |
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 $441k As-is $420–475k · Max offer $6k above the as-is range | | ARV $695k | REHAB $34–51k | PROFIT AT MAX OFFER $72k |
▮ Max offer $481,000 is 108% of the as-is midpoint ($445,000) ▬ Code case opened Sep 9, 2026: pool enclosure screens down |
| 06 |
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Fort Lauderdale · 2/1 Fort Lauderdale 1,240 sq ft · built 1954 Likely to sell 40 · Likely to pencil 60 |
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 $259k As-is $255–290k · Max offer $34k above the low end | | ARV $524k | REHAB $70–105k | PROFIT AT MAX OFFER $53k |
▮ Max offer $289,000 is 107% of the as-is midpoint ($270,000) ▮ Built 1954 and barely updated since (county condition year 1958) |
| 07 |
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Fort Lauderdale · 3/2 with pool Fort Lauderdale 1,760 sq ft · built 1961 Likely to sell 35 · Likely to pencil 55 |
Impact windows are done. Budget to legalize or undo the garage conversion before you list.
Kitchen/baths 1995 · No re-roof on record
| MAX OFFER $476,000 Worst-case max $441k As-is $420–475k · Max offer $1k above the as-is range | | ARV $729k | REHAB $49–75k | PROFIT AT MAX OFFER $74k |
▮ Max offer $476,000 is 107% of the as-is midpoint ($445,000) ▮ Built 1961 and barely updated since (county condition year 1969) |
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Next Short List: Nov 17, 2026, 7am.
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Estimates, not appraisals.
After-repair values (ARV), as-is values, rehab budgets and max offers are automated estimates, not appraisals; the flood check is a screen, not a determination. Owner details are on each deal sheet, behind your sign-in. Please don’t forward the Short List: it goes to no more than three seats.
Terrazzo: Underwritten flip targets for Florida investors, every Tuesday.
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Terrazzo is a service of Rory Reiff PA.
Rory Reiff (License #3586268) is a real estate agent affiliated with The Elmes Group at Compass. Compass Florida, LLC d/b/a Compass is a licensed real estate broker and abides by equal housing opportunity laws.
2600 NE 33rd St, Unit B, Fort Lauderdale, FL 33306
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