7740 NW 50th St #201 · Lauderhill, FL 33351

$199,000

2 bd · 2.0 ba · 941 sqft · Condo public records · 66 Days on market

Built 1986 $500/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 +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***DRASTIC PRICE REDUCTION***IMMACULATE CORNER UNIT-TASTEFULLY DECORATED LAUNDRY ROOM IN UNIT CLOSE TO TENNIS COURTS, OPPOSITE RECREATION CENTER. CONVENIENTLY LOCATED CLOSE TO SCHOOLS, SHOPPING. ASSOC SAY 10% DOWN ON CONTRACT PLUS ONE YEARS MAINTENANCE. EXTREMELY WELL MAINTAINED COMMUNITY.**SEE BROKER REMARKS**

Key facts

• Corner unit
• Eat-in kitchen
• Storm shutters

Tags

• CORNER UNIT
• EAT-IN KITCHEN
• IN-UNIT WASHER AND DRYER
• STORM SHUTTERS
• FULLY ENCLOSED BALCONY
• SERENE LAKE

Property features AI

Finance

• Financial info: Pets allowed (with restrictions/conditional)
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, grounds maintenance, structure maintenance, and parking; Community amenities include clubhouse, fitness center, pool, storage, tennis courts, trails, and elevators

Exterior

• Parking: Open parking with two or more spaces
• Security: Storm/security shutters
• Utilities: Cable available
• Home design: Attached property; Single-story unit (building has multiple stories); Entry located on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Tennis courts; Storm/security shutters; Exterior lighting; Association pool (heated); Lake privileges / waterfront access; Has a view

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Disposal; Refrigerator
• Bedrooms: Bedroom on main level; Main level primary bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Electric heating
• Interior features: Blinds on windows; Breakfast bar; Closet cabinetry; First-floor entry; Handicap access; Living/dining room area; Main-level primary bedroom; Tub/shower; Walk-in closet(s); Attic
• Laundry & utility: Washer; Dryer; Electric water heater; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-72 ($-863/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.4% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $186k (6.4% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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; 189 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $6k 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 66 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $199k implies a 134% gain — meaningful room to come down on a strong offer.

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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,294 (6.4% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.04% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-40,887
• Equity at exit: $29,672

10-year hold

• IRR: -23.1%
• Equity multiple: -0.03×
• Total profit: $-57,444
• Equity at exit: $17,206

Cash invested: $55,720 (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 33351

• Rents YoY: 0.9%
• Active inventory: 189
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$83
• HOA: −$500
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-72

Break-even live

Break-even rent $2,168

Max offer price $186,294

Occupancy floor 98%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7740 NW 50th St #407 Lauderhill, FL	2.0	2.0	1040	$1,790	$1.72	24d	1	0.03mi
7710 NW 50th St #304 Lauderhill, FL	1.0	1.0	630	$1,500	$2.38	24d	1	0.10mi
7840 NW 50th St #404 Lauderhill, FL	2.0	2.0	1040	$2,200	$2.12	7d	1	0.11mi
7840 NW 50th St #404 Lauderhill, FL	2.0	2.0	1040	$2,200	$2.12	17d	1	0.11mi
7860 NW 50th St #305 Lauderhill, FL	2.0	2.0	796	$1,960	$2.46	24d	1	0.15mi
7860 NW 50th St #305 Lauderhill, FL	2.0	2.0	796	$1,960	$2.46	22d	1	0.15mi
5475 N University Dr Lauderhill, FL	3.0	1.0–2.0	794	$2,460	$3.10	2d	35	0.38mi
7505 NW 44th St Lauderhill, FL	1.0–2.0	1.0–2.0	1075	$2,524	$2.35	3d	4	0.41mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	14d	1	0.63mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	24d	2	0.64mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	24d	2	0.69mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	7d	2	0.69mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	10d	2	0.69mi
5500 NW 69th Ave Lauderhill, FL	2.0	1.0–2.0	947	$1,995	$2.11	22d	14	0.70mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	20d	4	0.71mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	2d	3	0.71mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	20d	3	0.71mi
7959 NW 41st Ct #7959 Fort Lauderdale, FL	2.0	2.0	954	$2,400	$2.52	12d	1	0.73mi
7313 NW 57th Ct Tamarac, FL	2.0	1.0	1082	$2,600	$2.40	24d	1	0.73mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	24d	1	0.77mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	12d	1	0.77mi
8107 NW 58th Pl Unit 8107 Tamarac, FL	2.0	1.0	1082	$2,200	$2.03	24d	1	0.89mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	24d	1	0.92mi
8327 Fairway Rd #8327 Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	7d	1	0.92mi
8325 Fairway Rd Unit N Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	24d	1	0.92mi
5350 NW 88th Ave Sunrise, FL	2.0	2.0	1063	$2,405	$2.26	22d	4	0.93mi
8249 Fairway Rd Sunrise, FL	2.0	2.5	992	$2,200	$2.22	24d	1	0.95mi
8445 Springtree Dr Unit 404B Sunrise, FL	1.0	1.5	1100	$1,750	$1.59	24d	1	0.97mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	18d	1	0.98mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	24d	1	0.99mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	1.00mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	7d	2	1.00mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1105	$2,465	$2.23	3d	1	1.01mi
4108 N Pine Island Rd Sunrise, FL	1.0	2.0	869	$2,195	$2.53	15d	1	1.01mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1105	$2,325	$2.10	24d	1	1.01mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1026	$2,420	$2.36	12d	1	1.01mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	10d	1	1.04mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.06mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,157	$1.93	3d	17	1.07mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	1.07mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $199,000 Active 66 DOM
2. 2026-06-17
   days on market $199,000 Active 65 DOM
3. 2026-06-16
   days on market $199,000 Active 64 DOM
4. 2026-06-15
   days on market $199,000 Active 63 DOM
5. 2026-06-13
   days on market $199,000 Active 61 DOM
6. 2026-06-09
   days on market $199,000 Active 57 DOM
7. 2026-06-08
   days on market $199,000 Active 56 DOM
8. 2026-06-07
   days on market $199,000 Active 55 DOM
9. 2026-06-04
   days on market $199,000 Active 52 DOM
10. 2026-06-03
    days on market $199,000 Active 51 DOM
11. 2026-06-02
    days on market $199,000 Active 50 DOM
12. 2026-06-01
    days on market $199,000 Active 49 DOM
13. 2026-05-31
    days on market $199,000 Active 48 DOM
14. 2026-04-13
    listed $199,000 Active
15. 2008-08-26
    soldstatus $85,000
16. 2008-08-25
    soldstatus $85,000 316-char remark

    Show marketing remark (316 chars)

    ***DRASTIC PRICE REDUCTION***IMMACULATE CORNER UNIT-TASTEFULLY DECORATED LAUNDRY ROOM IN UNIT CLOSE TO TENNIS COURTS, OPPOSITE RECREATION CENTER. CONVENIENTLY LOCATED CLOSE TO SCHOOLS, SHOPPING. ASSOC SAY 10% DOWN ON CONTRACT PLUS ONE YEARS MAINTENANCE. EXTREMELY WELL MAINTAINED COMMUNITY.**SEE BROKER REMARKS**

17. 2008-05-14
    listed $99,900 316-char remark

    Show marketing remark (316 chars)

    ***DRASTIC PRICE REDUCTION***IMMACULATE CORNER UNIT-TASTEFULLY DECORATED LAUNDRY ROOM IN UNIT CLOSE TO TENNIS COURTS, OPPOSITE RECREATION CENTER. CONVENIENTLY LOCATED CLOSE TO SCHOOLS, SHOPPING. ASSOC SAY 10% DOWN ON CONTRACT PLUS ONE YEARS MAINTENANCE. EXTREMELY WELL MAINTAINED COMMUNITY.**SEE BROKER REMARKS**

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$617/yr (+$51/mo · 59.6%)

ⓘ 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 · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,924
• − Mortgage interest: −$11,147
• − Property taxes: −$1,035
• − Insurance: −$995
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$6,000
• − Depreciation: −$5,789
• Taxable loss: −$4,030
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $104/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): 36,364
• Household income: $77,363
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1753.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 38% Hispanic / Latino 32% White 21% Two or more races 19% Asian 5%
• Hispanic origin (detail): Puerto Rican 5% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 7% Romanian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 57% English-only · Spanish 29% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -238.70%
• Current HPI: 395.4292
• Rent YoY: ▲ 0.90%
• 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

+99.2% since first listed

4 events — show timeline

• 2026-04-13 Listed $199,000 MARMLS
• 2008-08-26 Sold (Public Records) $85,000 Public Records
• 2008-08-25 Sold (MLS) $85,000 Beaches MLS
• 2008-05-14 Listed $99,900 Beaches MLS

Property tax history

+7.7%/yr

Latest (2025): $1,035 · +56.8% YoY. Source: county tax records.