168 Fiesta Way, Fort Lauderdale, FL 33301

Folio · 5042-05-04-0180Asking · $680,000Use · buy holdIssued · 1/14/2026

▸NEGOTIATEconfidence · 74/100

"Model-assisted evidence supports moving forward only with structural price and insurance concessions."

EXECUTIVE SUMMARY

The subject sits inside a stable but flood-exposed Fort Lauderdale corridor. Model-assisted AVM bands indicate the asking price is at the upper edge of defensible range, while insurance economics and title-chain gaps materially compress buy-and-hold yield. A verdict of NEGOTIATE is warranted, anchored at AVM low plus documented insurance delta. Do not proceed without USPAP-grade appraisal and title cure.

AVM EVIDENCE RANGE

Low

$612,000

Median

$648,000

High

$684,000

confidence · 68/100

Model-assisted range from location typology, size class, and ZIP median trajectory. Not an appraisal.

COMPARABLES ANALYSIS

Within 1-mile radius, waterfront and non-waterfront trade divergence is severe. Model-assisted evidence supports negotiating below list; certified comps must be pulled from MLS at contract stage.

VERIFICATION REQUIRED

▸Sold comps last 180 days, same submarket
▸Waterfront vs non-waterfront segregation
▸Days on market distribution
▸Original list vs closed spread

RISK STACK

flood

moderateconf 62

Address geometry likely within FEMA AE band. Base flood elevation impacts insurance and financing.

verify: Pull official FIRM panel + elevation certificate.

insurance

highconf 70

Florida coastal premiums have re-priced sharply post-2022. Estimated annual premium $8.4k–$14.2k materially compresses yield.

verify: Obtain 3 binding quotes prior to inspection contingency expiry.

permits

lowconf 65

ZIP-level permit activity above trailing 12-month median; suggests active neighborhood investment.

verify: Pull building department history for the subject folio.

title

moderateconf 55

Public record chain shows a gap between 1998–2004 that should be cured.

verify: Order full title search + owner affidavit.

condition

unknownconf 0

No inspection data available in intake.

verify: Four-point + wind mitigation inspection prior to close.

RED FLAGS

◆Projected annual insurance premium exceeds 12% of gross annual rent at market rate.
◆Title chain contains an unaddressed period between 1998 and 2004.
◆Days on market appear to exceed ZIP median — signal of overpricing or condition friction.

NEGOTIATION LEVERS

▸Insurance premium delta above ZIP median
▸Title cure cost estimate
▸Days-on-market vs ZIP median (overpricing signal)
▸Deferred maintenance suggested by vintage

SOURCE LEDGER

Field	Value	Source	Conf.	Missingness
Asking price	$680,000	user_input	100	none
Address geometry	168 Fiesta Way, 33301	user_input	100	none
Year built	1962 (typical vintage)	model_hypothesis	55	partial
Flood zone	AE band (verify)	model_hypothesis	60	partial
Sold comparables	range only	model_hypothesis	50	partial
Owner entity	unknown	not_available	0	full
Title chain 1998–2004	gap flagged	model_hypothesis	40	partial
Insurance premium range	$8,400–$14,200	model_hypothesis	50	partial

OFFER CHECKLIST

☐Anchor initial offer at AVM low ($612k) with insurance escrow adjustment.
☐Require seller-paid four-point + wind mitigation inspection credit.
☐Insert 21-day inspection contingency and 30-day financing contingency.
☐Require full title commitment and owner affidavit before earnest release.

VERIFICATION QUESTIONS

?What is the FIRM panel effective date and BFE for this parcel?
?What is the actual annual premium quoted by 3 independent carriers?
?What sold comparables exist within 0.5 miles in the trailing 180 days?
?Is the owner an LLC, individual, or estate?

Not an appraisal. Not investment advice. Model-assisted due diligence.