4050 NW 42nd Ave #312 · Lauderdale Lakes, FL 33319

$149,900

2 bd · 2.0 ba · 1,084 sqft · Condo public records

Built 1974 $431/mo HOA · 24% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely Two Bedrooms Two Bath in the great Lauderdale Lakes. Newly upgraded and freshly painted, ready to move in. Don't let this go. Please come by and take a look

Key facts

• $431 HOA
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-83 ($-992/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (9.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $135k (9.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#100 in FL, #1,527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D+, amenities F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago; this cycle's ask is 8003% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,290 (9.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.18×
• Total profit: $-34,575
• Equity at exit: $22,351

10-year hold

• IRR: -46.3%
• Equity multiple: -0.34×
• Total profit: $-56,213
• Equity at exit: $12,961

Cash invested: $41,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33319

• Rents YoY: -1.4%
• Active inventory: 821
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$786
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$62
• HOA: −$431
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-83

Break-even live

Break-even rent $1,928

Max offer price $135,290

Occupancy floor 100%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4191 NW 41st St #418 Lauderdale Lakes, FL	2.0	2.0	1088	$1,700	$1.56	24d	1	0.06mi
4140 NW 44th Ave #411 Lauderdale Lakes, FL	2.0	2.0	1044	$1,500	$1.44	24d	1	0.09mi
4141 NW 44th Ave Lauderdale Lakes, FL	2.0	2.0	1136	$1,850	$1.63	24d	2	0.15mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	4d	9	0.43mi
3852 NW 34th St Lauderdale Lakes, FL	1.0	1.0	1443	$950	$0.66	14d	1	0.60mi
5039 NW 42nd St Lauderdale Lakes, FL	2.0	2.0	1330	$2,200	$1.65	24d	1	0.68mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	12d	1	0.72mi
4709 NW 47th Ave Unit 4709 Tamarac, FL	2.0	2.0	1318	$1,800	$1.37	12d	1	0.72mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$2,150	$2.87	16d	3	0.74mi
3700 Pacific Point Pl Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1030	$2,344	$2.28	1d	19	0.77mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	20d	1	0.77mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	3d	1	0.78mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	22d	1	0.81mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	24d	1	0.81mi
3030 NW 43rd Ave Unit 3030-A Lauderdale Lakes, FL	2.0	1.5	1500	$2,000	$1.33	24d	1	0.84mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	0.84mi
3540 NW 34th Ter Lauderdale Lakes, FL	2.0	1.0	1056	$1,200	$1.14	17d	1	0.85mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	2d	2	0.85mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	4d	2	0.85mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	2d	1	0.85mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,100	$2.06	24d	1	0.86mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	5d	1	0.86mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	24d	1	0.87mi
3441 NW 44th St #104 Lauderdale Lakes, FL	2.0	2.0	1020	$1,975	$1.94	7d	1	0.89mi
2980 NW 43rd Ter #207 Lauderdale Lakes, FL	2.0	2.0	890	$1,800	$2.02	24d	1	0.89mi
3430 NW 34th St Lauderdale Lakes, FL	2.0	2.0	1259	$2,306	$1.83	14d	1	0.89mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.91mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.91mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	22d	1	0.91mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	24d	2	0.91mi
4804 NW 49th Ct Tamarac, FL	1.0	1.0	1354	$1,300	$0.96	24d	1	0.91mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	24d	1	0.92mi
3401 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,000	$1.82	2d	1	0.93mi
3430 NW 52nd Ave #210 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	24d	1	0.93mi
3445 NW 44th St #206 Lauderdale Lakes, FL	2.0	2.0	1096	$2,100	$1.92	12d	1	0.94mi
3621 NW 30th Ct Oakland Park, FL	2.0	2.5	1104	$2,695	$2.44	14d	1	0.98mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	850	$1,750	$2.06	14d	1	0.99mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	861	$1,750	$2.03	24d	2	0.99mi
5151 W Oakland Park Blvd #303 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	24d	1	0.99mi
3541 NW 30th Pl Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	865	$2,076	$2.40	1d	14	0.99mi

HOA detail condo

• Monthly dues: $431 · $5,172/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-03-20
   soldstatus $142,000
2. 2026-01-26
   historical $1,850
3. 2026-01-26
   historical
4. 2025-07-31
   listed $1,850
5. 2025-05-03
   historical $1,850
6. 2025-03-09
   listed $1,850
7. 2024-05-20
   listed $149,900
8. 1996-06-19
   soldstatus $36,000
9. 1989-05-11
   soldstatus $25,000
10. 1989-02-28
    soldstatus $46,500
11. 1982-08-01
    soldstatus $62,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,881
• − Mortgage interest: −$8,397
• − Property taxes: −$2,924
• − Insurance: −$750
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$5,172
• − Depreciation: −$4,361
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $-219/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Lauderdale Lakes

• Score: 81/100
• State rank: #100
• US rank: #1527

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderdale Lakes, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,450
• Household income: $58,388
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 2809.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 61% Hispanic / Latino 17% White 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 1% Italian 1%
• Foreign-born: 46% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 15% French/Haitian/Cajun 15% Other Indo-European 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.84%
• Current HPI: 328.4307
• Rent YoY: ▼ -1.38%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+129.0% since first listed

11 events — show timeline

• 2026-03-20 Sold (Public Records) $142,000 Public Records
• 2026-01-26 Rental Removed $1,850 GFLMLS
• 2026-01-26 Listing Removed — Beaches MLS
• 2025-07-31 Listed for Rent $1,850 GFLMLS
• 2025-05-03 Rental Removed $1,850 GFLMLS
• 2025-03-09 Listed for Rent $1,850 GFLMLS
• 2024-05-20 Listed $149,900 Beaches MLS
• 1996-06-19 Sold (Public Records) $36,000 Public Records
• 1989-05-11 Sold (Public Records) $25,000 Public Records
• 1989-02-28 Sold (Public Records) $46,500 Public Records
• 1982-08-01 Sold (Public Records) $62,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,924 · +5.5% YoY. Source: county tax records.