1235 Sussex Dr · North Lauderdale, FL 33068

$335,900

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 39 Days on market

Built 1984 Est $426k · 21% under $128/mo HOA · 5% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD property sold as-is. Info. from sources deemed reliable-not guaranteed, Liens/ Code violations may/may not exist. Buyer to verify & resolve. Evidence of mold may/may not be present. No remediation offered. FHA Eligible w/ a repair escrow of $330

Key facts

• $128 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Living area reported as 1,612 (source: other)
• HOA & community: Community association managed by Premier Association Services; HOA fee $128 per month; HOA covers sewer, trash, and pool service; Association allows pets (restrictions possible); No listed association amenities

Exterior

• Parking: Assigned open parking; 2 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Condominium; Two stories; Resale condition; Facing west
• Construction: Built with CBS and wood frame; Shingle roof; 2 total stories
• Exterior features: Not waterfront; No waterfront features

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No specified interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-25 ($-299/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (21.0% below list).
• Recommended offer: $265k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% in North Lauderdale — 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 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, 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.
• Zoned schools: North Lauderdale Elementary School (math 24% / reading 30%, grade F, #1,969 of 2,144 statewide, top 94%, 646 students, 82% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,654/mo this rent would consume 50% of the median local household income ($64k/yr) (locally 3073% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 39 days — a 3% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $53k; list at $336k implies a 534% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $265,416 (21.0% 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 39 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $425,568
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7610 NW 66th Ter	0.64mi	2/2.0 (-1)	1,647 (+2%)	2mo	$435,000	$264	60
6702 NW 71st St	0.68mi	2/2.0 (-1)	1,587 (-2%)	12mo	$350,000	$221	51
1105 SW 74th Ave	0.54mi	3/2.0	1,560 (-3%)	23mo	$460,000	$295	50
1213 SW 82nd Ave	0.44mi	4/3.0 (+1)	1,450 (-10%)	7mo	$505,000	$348	48
603 SW 76th Ter	0.67mi	3/3.0	1,784 (+11%)	24mo	$465,000	$261	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-63,881
• Equity at exit: $50,084

10-year hold

• IRR: -20.4%
• Equity multiple: 0.06×
• Total profit: $-88,068
• Equity at exit: $29,042

Cash invested: $94,052 (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 33068

• Rents YoY: -0.7%
• Active inventory: 302
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,761
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$140
• HOA: −$128
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-25

Break-even live

Break-even rent $2,686

Max offer price $331,491

Occupancy floor 96%

Sensitivity live

Price	-10% $165	-5% $70	+0% $-25	+5% $-120	+10% $-215
Rent	-10% $-235	-5% $-130	+0% $-25	+5% $80	+10% $185
Rate	-1.0pp $144	-0.5pp $60	base $-25	+0.5pp $-112	+1.0pp $-201

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: $83,975
• Closing costs: $10,077
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	26d	1	0.03mi
1349 Sussex Dr #1349 North Lauderdale, FL	2.0	2.5	1350	$2,250	$1.67	1d	1	0.10mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	26d	1	0.10mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$2,205	$2.45	1d	6	0.13mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	26d	1	0.17mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,413	$2.61	0d	32	0.21mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	19d	1	0.22mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	26d	1	0.22mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	16d	1	0.23mi
8030 Hampton Blvd #414 North Lauderdale, FL	2.0	2.0	1350	$1,950	$1.44	26d	1	0.30mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	26d	1	0.31mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,873	$2.69	1d	60	0.33mi
7926 Kimberly Blvd #202 North Lauderdale, FL	2.0	1.5	1108	$2,300	$2.08	0d	1	0.36mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	26d	1	0.37mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	26d	1	0.41mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	7d	1	0.48mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	26d	1	0.48mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	26d	1	0.50mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	23d	1	0.50mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	26d	1	0.50mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	26d	1	0.50mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	26d	1	0.50mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	26d	1	0.50mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	26d	1	0.50mi
1213 SW 74th Ave North Lauderdale, FL	4.0	2.0	1150	$4,100	$3.57	26d	1	0.51mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	26d	1	0.51mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	1d	1	0.51mi
7816 SW 7th Pl North Lauderdale, FL	3.0	2.0	1620	$3,500	$2.16	26d	1	0.52mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	7d	1	0.53mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	10d	1	0.53mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,300	$2.00	1d	1	0.53mi
7336 SW 8th Ct #6 North Lauderdale, FL	2.0	2.0	1056	$2,100	$1.99	26d	1	0.55mi
7931 SW 7th Pl #7931 North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	16d	1	0.58mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	17d	1	0.58mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	19d	1	0.58mi
7966 SW 7th Ct North Lauderdale, FL	4.0	2.5	1709	$3,100	$1.81	7d	1	0.62mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	26d	1	0.63mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	26d	1	0.64mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	10d	1	0.64mi
7516 NW 67th Ave Tamarac, FL	3.0	2.0	1647	$2,850	$1.73	26d	1	0.67mi

HOA detail

• Monthly dues: $128 · $1,536/yr

Listing history 21 events

1. 2026-06-22
   days on market $335,900 Active 39 DOM
2. 2026-06-21
   days on market $335,900 Active 38 DOM
3. 2026-06-18
   days on market $335,900 Active 35 DOM
4. 2026-06-17
   days on market $335,900 Active 34 DOM
5. 2026-06-16
   days on market $335,900 Active 33 DOM
6. 2026-06-15
   days on market $335,900 Active 32 DOM
7. 2026-06-13
   days on market $335,900 Active 30 DOM
8. 2026-06-09
   days on market $335,900 Active 26 DOM
9. 2026-06-08
   days on market $335,900 Active 25 DOM
10. 2026-06-07
    days on market $335,900 Active 24 DOM
11. 2026-06-04
    days on market $335,900 Active 21 DOM
12. 2026-06-03
    days on market $335,900 Active 20 DOM
13. 2026-06-02
    days on market $335,900 Active 19 DOM
14. 2026-06-01
    days on market $335,900 Active 18 DOM
15. 2026-05-31
    days on market $335,900 Active 17 DOM
16. 2026-05-14
    listed $335,900 Active
17. 2010-08-02
    soldstatus $52,999 254-char remark

    Show marketing remark (254 chars)

    HUD property sold as-is. Info. from sources deemed reliable-not guaranteed, Liens/ Code violations may/may not exist. Buyer to verify & resolve. Evidence of mold may/may not be present. No remediation offered. FHA Eligible w/ a repair escrow of $330

18. 2010-04-07
    historical 254-char remark

    Show marketing remark (254 chars)

    HUD property sold as-is. Info. from sources deemed reliable-not guaranteed, Liens/ Code violations may/may not exist. Buyer to verify & resolve. Evidence of mold may/may not be present. No remediation offered. FHA Eligible w/ a repair escrow of $330

19. 2010-04-02
    listed $45,000 254-char remark

    Show marketing remark (254 chars)

    HUD property sold as-is. Info. from sources deemed reliable-not guaranteed, Liens/ Code violations may/may not exist. Buyer to verify & resolve. Evidence of mold may/may not be present. No remediation offered. FHA Eligible w/ a repair escrow of $330

20. 2004-01-08
    soldstatus $129,000
21. 1984-12-01
    soldstatus $66,000

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $2,788 · $232/mo
• Expected delta: +$1,681/yr (+$140/mo · 151.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $31,850
• − Mortgage interest: −$18,816
• − Property taxes: −$1,107
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$1,536
• − Depreciation: −$9,772
• Taxable loss: −$6,156
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $1,178/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 — North Lauderdale

• Score: 76/100
• State rank: #230
• US rank: #3635

Category grades

Amenities F Commute C- 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: North Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% 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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+408.9% since first listed

6 events — show timeline

• 2026-05-14 Listed $335,900 Beaches MLS
• 2010-08-02 Sold (MLS) $52,999 Beaches MLS
• 2010-04-07 Listing Removed — Beaches MLS
• 2010-04-02 Listed $45,000 Beaches MLS
• 2004-01-08 Sold (Public Records) $129,000 Public Records
• 1984-12-01 Sold (Public Records) $66,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,107 · +1.4% YoY. Source: county tax records.