4341 NW 16th St #203 · Lauderhill, FL 33313

$73,000

2 bd · 2.0 ba · 867 sqft · Condo public records · 74 Days on market

Built 1968 $464/mo HOA · 28% of rent

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Why this score? — see what drove the B- 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity to own spacious 2 bedroom/2 bathroom in Lauderhill East! This bright and open layout is perfect for entertaining family and friends. Gorgeously remodeled kitchen features quartz countertops and stainless steel appliances. The building has passed its 50-year inspection, with recent updates including a new roof and modernized elevators. Enjoy an active lifestyle with resort-style amenities including multiple pools, a fitness center, and picnic areas. Priced to sell!

Key facts

• $464 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Annual taxes listed
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers insurance, laundry, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, reserve fund, roof, trash, and water; Community amenities include billiard room, pool, shuffleboard court, and elevators; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Home design: 3-story building; Entry on level 2; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony/porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Stacked bedrooms; Second floor entry
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; Second floor entry; Stacked bedrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $73k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.3% in Lauderhill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#139 in FL, #2,059 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, employment 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 flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% of the median local income ($46k/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 $505 of loan paydown is wiped out by about $2k 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

• It's been on market 74 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $17k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $73k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 2.31% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-4,605
• Equity at exit: $10,885

10-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-5,282
• Equity at exit: $6,312

Cash invested: $20,440 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$383
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$30
• HOA: −$464
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $178

Break-even live

Break-even rent $1,462

Max offer price $73,000

Occupancy floor 84%

Sensitivity live

Price	-10% $414	-5% $198	+0% $178	+5% $157	+10% $136
Rent	-10% $45	-5% $111	+0% $178	+5% $244	+10% $311
Rate	-1.0pp $215	-0.5pp $196	base $178	+0.5pp $159	+1.0pp $140

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	25d	1	0.06mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	18d	1	0.06mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	25d	1	0.08mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	8d	1	0.08mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	21d	1	0.12mi
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	25d	1	0.13mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	25d	1	0.17mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	25d	1	0.17mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	23d	1	0.18mi
1310 NW 43rd Ave #303 Lauderhill, FL	1.0	1.0	950	$1,400	$1.47	25d	1	0.23mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,689	$2.31	0d	12	0.27mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	25d	1	0.28mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	17d	1	0.32mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	6d	1	0.32mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,065	$1.52	0d	37	0.33mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	2d	10	0.38mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	25d	1	0.47mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	25d	1	0.47mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	25d	3	0.47mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	0d	3	0.47mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	25d	1	0.49mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	23d	1	0.51mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	4d	2	0.53mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	21d	2	0.57mi
4401 NW 10th Ct Plantation, FL	1.0–2.0	1.0	860	$1,690	$1.97	0d	15	0.62mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	8d	2	0.62mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	25d	1	0.68mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	25d	1	0.68mi
1790-1796 NW 52nd Ave Lauderhill, FL	3.0	1.0	1000	$2,100	$2.10	0d	1	0.76mi
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	21d	1	0.78mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	0.78mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	6d	1	0.80mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	0.81mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	21d	1	0.81mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,750	$1.84	25d	2	0.81mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.81mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	25d	1	0.82mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	25d	1	0.84mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	25d	1	0.85mi
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	25d	1	0.86mi

HOA detail condo

• Monthly dues: $464 · $5,568/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $73,000 Active 74 DOM
2. 2026-06-18
   days on market $73,000 Active 71 DOM
3. 2026-06-17
   days on market $73,000 Active 70 DOM
4. 2026-06-16
   days on market $73,000 Active 69 DOM
5. 2026-06-15
   days on market $73,000 Active 68 DOM
6. 2026-06-13
   days on market $73,000 Active 66 DOM
7. 2026-06-09
   days on market $73,000 Active 62 DOM
8. 2026-06-08
   pricedays on market $73,000 Active 61 DOM
9. 2026-06-07
   days on market $77,000 Active 60 DOM
10. 2026-06-04
    days on market $77,000 Active 57 DOM
11. 2026-06-03
    days on market $77,000 Active 56 DOM
12. 2026-06-02
    days on market $77,000 Active 55 DOM
13. 2026-06-01
    days on market $77,000 Active 54 DOM
14. 2026-05-31
    days on market $77,000 Active 53 DOM
15. 2026-05-19
    price $77,000
16. 2026-05-06
    status Active
17. 2026-05-06
    price $80,000
18. 2026-05-05
    historical Active Under Contract
19. 2026-04-13
    price $85,000
20. 2026-04-08
    listed $90,000 Active
21. 2026-04-07
    historical
22. 2026-03-31
    price $90,000
23. 2026-02-24
    status Active
24. 2026-02-16
    historical Active Under Contract
25. 2026-01-02
    price $95,000
26. 2025-11-30
    price $100,000
27. 2025-11-29
    price $95,000
28. 2025-09-24
    price $100,000
29. 2025-07-21
    price $107,000
30. 2025-07-07
    listed $117,000 Active
31. 1999-09-28
    soldstatus $23,000
32. 1990-03-23
    soldstatus $37,000
33. 1973-06-01
    soldstatus $23,000

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $3,328 · $277/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 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,239
• − Mortgage interest: −$4,089
• − Property taxes: −$3,328
• − Insurance: −$365
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − HOA: −$5,568
• − Depreciation: −$2,124
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $1,767/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 — Lauderhill

• Score: 79/100
• State rank: #139
• US rank: #2059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderhill, FL
• County: Broward County · 1,963,430 people
• City population: 62,807
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+234.8% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $77,000 MARMLS
• 2026-05-06 Relisted — MARMLS
• 2026-05-06 Price Changed $80,000 MARMLS
• 2026-05-05 Contingent — MARMLS
• 2026-04-13 Price Changed $85,000 MARMLS
• 2026-04-08 Listed $90,000 MARMLS
• 2026-04-07 Listing Removed — MARMLS
• 2026-03-31 Price Changed $90,000 MARMLS
• 2026-02-24 Relisted — MARMLS
• 2026-02-16 Contingent — MARMLS
• 2026-01-02 Price Changed $95,000 MARMLS
• 2025-11-30 Price Changed $100,000 MARMLS
• 2025-11-29 Price Changed $95,000 MARMLS
• 2025-09-24 Price Changed $100,000 MARMLS
• 2025-07-21 Price Changed $107,000 MARMLS
• 2025-07-07 Listed $117,000 MARMLS
• 1999-09-28 Sold (Public Records) $23,000 Public Records
• 1990-03-23 Sold (Public Records) $37,000 Public Records
• 1973-06-01 Sold (Public Records) $23,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $3,328 · +264.1% YoY. Source: county tax records.