2131 NE 42nd Ct Unit 210e · Lighthouse Point, FL 33064

$119,900

1 bd · 1.0 ba · 820 sqft · Condo public records · 8 Days on market

Built 1965 $599/mo HOA · 29% of rent

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Why this score? — see what drove the C+ 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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey charming 1-bedroom, 1-bathroom home nestled in the Venetian Park Gardens community. This 2nd floor unit is thoughtfully laid out and maximizes functionality. The home features a remodeled bathroom, neutral tiles, and a spacious enclosed florida room that can be utilized as a 2nd bedroom. Remodeled closests for maximum storage and designer finishes. This friendly, active 55+ community has a heated pool, clubhouse, shuffle board and other amenities. Located East of US1, it is a short drive to the beach and close to grocery shopping, restaurants, post office and more. his home features an updated kitchen, neutral tile floors, central A/C, and an expansive florida room that can be used

Key facts

• $599 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed; Property is part of a senior community
• HOA & community: Association-managed (BeSpoke Custom Property Management and Consulting); Monthly HOA fee (includes maintenance of grounds, sewer, trash, water, common areas, recreation facility, and pool service); Association amenities: clubhouse, fitness center, laundry, parking, pool

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service: Three phase; Cable available; Sewer available; Water available
• Home design: Condominium; One level (unit in a 2-story building); Faces west; Resale condition
• Construction: Concrete construction; Built as part of building named '2131'; 2-story building
• Exterior features: Open porch; Porch

Interior

• Kitchen: Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Built-in features; Closet cabinetry; Furnished; Window treatments: blinds, drapes, plantation shutters
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $75 ($898/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 8.6% vs local median 2.4% in Lighthouse Point — 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 71/100 on livability (#384 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, commute F, cost of living 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 rising (+1.8%/yr); 597 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% of the median local income ($71k/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 $829 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 29% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $119,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.70% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-16,732
• Equity at exit: $17,877

10-year hold

• IRR: -8.7%
• Equity multiple: 0.50×
• Total profit: $-16,682
• Equity at exit: $10,367

Cash invested: $33,572 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 597
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$50
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$599
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $75

Break-even live

Break-even rent $1,945

Max offer price $119,900

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $109	+0% $75	+5% $41	+10% $7
Rent	-10% $-86	-5% $-6	+0% $75	+5% $155	+10% $236
Rate	-1.0pp $135	-0.5pp $105	base $75	+0.5pp $44	+1.0pp $12

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 NE 42nd Ct Unit 103C Lighthouse Point, FL	2.0	2.0	960	$1,795	$1.87	25d	1	0.03mi
2115 NE 42nd Ct Unit 206N Lighthouse Point, FL	1.0	1.0	560	$1,600	$2.86	25d	1	0.05mi
4411 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1039	$1,931	$1.86	0d	20	0.17mi
2120 NE 41st St Unit C Lighthouse Point, FL	1.0	1.0	650	$1,675	$2.58	25d	1	0.19mi
4500 N Federal Hwy Unit 316B Lighthouse Point, FL	2.0	2.0	984	$1,950	$1.98	25d	1	0.19mi
4502 N Federal Hwy Unit 167H Lighthouse Point, FL	2.0	2.0	984	$2,800	$2.85	12d	1	0.21mi
4502 N Federal Hwy Unit 336D Lighthouse Point, FL	2.0	2.0	984	$2,830	$2.88	25d	1	0.21mi
4350 NE 18th Ave Pompano Beach, FL	2.0	1.0	920	$2,500	$2.72	18d	1	0.29mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,260	$2.33	0d	8	0.31mi
3850 NE 21st Way #53 Lighthouse Point, FL	2.0	2.0	780	$1,900	$2.44	25d	1	0.37mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	23d	1	0.42mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,650	$1.99	25d	1	0.43mi
3837 NE 17th Ave Pompano Beach, FL	1.0	1.0	800	$2,100	$2.62	12d	1	0.52mi
3700 NE 22nd Ave Unit 3720-11 Lighthouse Point, FL	1.0	1.0	650	$1,825	$2.81	25d	1	0.53mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	25d	1	0.60mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	12d	1	0.60mi
1480 E Sample Rd #207 Pompano Beach, FL	1.0	1.0	640	$1,600	$2.50	25d	1	0.82mi
1480 E Sample Rd Pompano Beach, FL	1.0	1.0	640	$1,550	$2.42	16d	2	0.82mi
1671 NE 33rd St Apt 1 Pompano Beach, FL	1.0	1.0	750	$1,650	$2.20	25d	1	0.86mi
1671 NE 33rd St Unit 3 Pompano Beach, FL	2.0	2.0	750	$2,200	$2.93	25d	1	0.86mi
1530 NE 33rd St Unit 1530 Pompano Beach, FL	2.0	1.0	893	$2,100	$2.35	25d	1	0.94mi
1069 Hillsboro Mile #507 Hillsboro Beach, FL	2.0	2.0	1026	$3,100	$3.02	25d	1	0.97mi
1510 NE 32nd Pl Pompano Beach, FL	2.0	1.0	893	$2,650	$2.97	25d	1	0.99mi
3100 NE 48th Ct Lighthouse Point, FL	2.0	2.0	1020	$2,725	$2.67	25d	2	1.00mi
1597 NE 53rd Ct Pompano Beach, FL	2.0	1.0	930	$2,775	$2.98	0d	1	1.00mi
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	25d	1	1.00mi
3150 NE 48th Ct #104 Lighthouse Point, FL	2.0	2.0	1020	$3,000	$2.94	25d	1	1.00mi
1051 Hillsboro Mile Unit 507E Hillsboro Beach, FL	2.0	2.0	1000	$2,900	$2.90	25d	1	1.01mi
1051 Hillsboro Mile Unit 407E Hillsboro Beach, FL	2.0	2.0	1000	$4,950	$4.95	16d	1	1.01mi
1417 SE 3rd Ter Deerfield Beach, FL	1.0	1.0	570	$1,300	$2.28	12d	1	1.02mi
1751 NE 31st St Pompano Beach, FL	1.0	1.0	642	$1,595	$2.48	16d	1	1.03mi
1404 SE 3rd Ter Deerfield Beach, FL	2.0	1.0	955	$2,400	$2.51	18d	1	1.05mi
1035 Hillsboro Mile #31 Hillsboro Beach, FL	2.0	2.0	850	$6,500	$7.65	25d	1	1.07mi
3180 NE 48th Ct #412 Lighthouse Point, FL	2.0	2.0	1020	$3,300	$3.24	25d	1	1.07mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,700	$2.12	25d	4	1.12mi
2900 NE 17th Ave Pompano Beach, FL	1.0	1.0	650	$1,745	$2.68	12d	1	1.13mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	16d	1	1.14mi
1901 NE 29th St #2 Lighthouse Point, FL	1.0	1.0	700	$1,600	$2.29	25d	1	1.14mi
1147 Hillsboro Mile #1006 Hillsboro Beach, FL	1.0	1.5	940	$2,950	$3.14	25d	1	1.16mi
1444 SE 15th Ct #103 Deerfield Beach, FL	1.0	1.5	810	$2,900	$3.58	25d	1	1.19mi

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $119,900 Active 8 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   days on market $119,900 Active 5 DOM
4. 2026-06-17
   days on market $119,900 Active 4 DOM
5. 2026-06-16
   days on market $119,900 Active 3 DOM
6. 2026-06-15
   days on market $119,900 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $119,900 Active 1 DOM
8. 2026-06-04
   days on market $129,900 Active 109 DOM
9. 2026-06-03
   days on market $129,900 Active 108 DOM
10. 2026-06-02
    days on market $129,900 Active 107 DOM
11. 2026-06-01
    days on market $129,900 Active 106 DOM
12. 2026-05-31
    days on market $129,900 Active 105 DOM
13. 2026-05-11
    price $129,900
14. 2026-03-26
    price $135,500
15. 2026-02-15
    listed $138,500 Active
16. 2026-01-12
    historical $1,800
17. 2025-12-10
    price $1,800
18. 2025-09-30
    listed $2,000
19. 2025-08-27
    historical $2,000
20. 2025-08-27
    historical
21. 2025-06-17
    listed $160,000 Active
22. 2025-06-10
    historical
23. 2025-05-06
    listed $160,000 Active
24. 2025-01-17
    listed $2,000
25. 2025-01-01
    historical $2,000
26. 2024-09-10
    historical $2,000
27. 2024-09-04
    listed $2,000
28. 2024-08-31
    historical $2,000
29. 2024-08-28
    listed $2,000
30. 2024-08-07
    listed $2,000
31. 2024-08-07
    historical $2,000
32. 2024-06-18
    listed $2,000
33. 2005-05-13
    soldstatus $100,000
34. 2000-09-28
    soldstatus $27,000
35. 1988-02-01
    soldstatus $33,000
36. 1965-01-01
    soldstatus $10,900

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/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 6/10 Major FEMA zone AH · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,478
• − Mortgage interest: −$6,716
• − Property taxes: −$1,283
• − Insurance: −$2,424
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$7,188
• − Depreciation: −$3,488
• Taxable loss: −$537
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,027/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 — Lighthouse Point

• Score: 71/100
• State rank: #384
• US rank: #6803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lighthouse Point, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+1091.7% since first listed

24 events — show timeline

• 2026-05-11 Price Changed $129,900 Beaches MLS
• 2026-03-26 Price Changed $135,500 Beaches MLS
• 2026-02-15 Listed $138,500 Beaches MLS
• 2026-01-12 Rental Removed $1,800 RMLSFL
• 2025-12-10 Price Changed $1,800 RMLSFL
• 2025-09-30 Listed for Rent $2,000 RMLSFL
• 2025-08-27 Rental Removed $2,000 GFLMLS
• 2025-08-27 Listing Removed — Beaches MLS
• 2025-06-17 Listed $160,000 Beaches MLS
• 2025-06-10 Listing Removed — Beaches MLS
• 2025-05-06 Listed $160,000 Beaches MLS
• 2025-01-17 Listed for Rent $2,000 GFLMLS
• 2025-01-01 Rental Removed $2,000 RMLSFL
• 2024-09-10 Rental Removed $2,000 GFLMLS
• 2024-09-04 Listed for Rent $2,000 RMLSFL
• 2024-08-31 Rental Removed $2,000 RMLSFL
• 2024-08-28 Listed for Rent $2,000 RMLSFL
• 2024-08-07 Listed for Rent $2,000 GFLMLS
• 2024-08-07 Rental Removed $2,000 RMLSFL
• 2024-06-18 Listed for Rent $2,000 RMLSFL
• 2005-05-13 Sold (Public Records) $100,000 Public Records
• 2000-09-28 Sold (Public Records) $27,000 Public Records
• 1988-02-01 Sold (Public Records) $33,000 Public Records
• 1965-01-01 Sold (Public Records) $10,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,283 · +3.3% YoY. Source: county tax records.