2100 NE 38th St #216 · Lighthouse Point, FL 33064

$170,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 99 Days on market

Built 1965 $594/mo HOA · 24% 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 +22.1/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Welcome to Tarelton Manor! This furnished 2-bed, 2-bath condo is located on the 2nd floor of a beautifully maintained 55+ community in Lighthouse Point. Features include a bright, open layout, tile flooring, and a screened-in balcony. Hot water heater - 2022, A/C - 2019. Enjoy community amenities like a pool, clubhouse, shuffleboard, and more. The complex is conveniently located to the post office, library, shopping, groceries, dining and beaches and more. No pets. Low HOA fee, cable and water. Move-in ready!

Key facts

• Bright open layout
• Community amenities
• Screened-in balcony

Tags

• SCREENED-IN BALCONY
• COMMUNITY AMENITIES
• BRIGHT OPEN LAYOUT

Property features AI

Finance

• HOA & community: Community with association; Monthly association fee of $594; Association fee covers maintenance of grounds, structure and common areas; Community amenities include pool, picnic area, shuffleboard court, and storage; Senior community; Land lease applicable (monthly land lease $29)

Exterior

• Parking: Assigned parking; Guest parking (1 total assigned/guest space)
• Utilities: Has heating and cooling
• Home design: Stock cooperative; Resale; 2-story building; Entry on second floor
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Second-floor entry; Not waterfront; Faces west; East of US-1 road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: Norcrest Elementary School (math 39% / reading 43%, grade F, #1,454 of 2,144 statewide, top 69%, 672 students, 71% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $1k of loan paydown is wiped out by about $5k 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 99 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 8400% 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: major flood risk; 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 5.7

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,792
• Equity at exit: $25,348

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $494
• Equity at exit: $14,698

Cash invested: $47,600 (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: 591
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$891
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$71
• HOA: −$594
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $274

Break-even live

Break-even rent $2,122

Max offer price $170,000

Occupancy floor 84%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3850 NE 21st Way #53 Lighthouse Point, FL	2.0	2.0	780	$1,900	$2.44	24d	1	0.12mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	11d	1	0.13mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	24d	1	0.13mi
3860 NE 23rd Ave #4 Lighthouse Point, FL	2.0	1.0	1200	$2,750	$2.29	24d	1	0.24mi
2313 Vintage Dr Lighthouse Point, FL	2.0	2.5	1430	$3,000	$2.10	17d	1	0.33mi
1821 NE 40th Ct #305 Pompano Beach, FL	2.0	2.0	1250	$2,600	$2.08	17d	1	0.35mi
2351 Vintage Dr Unit 2351 Lighthouse Point, FL	2.0	2.5	1430	$3,100	$2.17	16d	1	0.39mi
2351 Vintage Dr Unit 2351 Lighthouse Point, FL	2.0	2.5	1430	$3,100	$2.17	15d	1	0.39mi
3837 NE 17th Ave Pompano Beach, FL	1.0	1.0	800	$2,100	$2.62	10d	1	0.40mi
4010 NE 18th Ave Unit 4010 Pompano Beach, FL	3.0	2.0	1180	$2,850	$2.42	24d	1	0.41mi
4010 NE 18th Ave Unit 4010 Pompano Beach, FL	3.0	2.0	1180	$2,790	$2.36	2d	1	0.41mi
3951 NE 17th Ave #703 Pompano Beach, FL	2.0	2.0	1250	$2,500	$2.00	7d	1	0.43mi
1671 NE 33rd St Apt 1 Pompano Beach, FL	1.0	1.0	750	$1,650	$2.20	24d	1	0.49mi
1671 NE 33rd St Unit 3 Pompano Beach, FL	2.0	2.0	750	$2,200	$2.93	24d	1	0.49mi
2121 NE 42nd Ct Unit 103C Lighthouse Point, FL	2.0	2.0	960	$1,795	$1.87	24d	1	0.50mi
1530 NE 33rd St Unit 1530 Pompano Beach, FL	2.0	1.0	893	$2,100	$2.35	24d	1	0.61mi
4411 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1039	$2,412	$2.32	1d	20	0.62mi
1510 NE 32nd Pl Pompano Beach, FL	2.0	1.0	893	$2,650	$2.97	24d	1	0.66mi
1648 NE 31st Ct Pompano Beach, FL	3.0	1.0	1159	$2,500	$2.16	14d	1	0.66mi
4500 N Federal Hwy Unit 316B Lighthouse Point, FL	2.0	2.0	984	$1,950	$1.98	24d	1	0.67mi
4350 NE 18th Ave Pompano Beach, FL	2.0	1.0	920	$2,500	$2.72	16d	1	0.67mi
1901 NE 29th St #2 Lighthouse Point, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.69mi
4502 N Federal Hwy Unit 336D Lighthouse Point, FL	2.0	2.0	984	$2,830	$2.88	24d	1	0.69mi
4502 N Federal Hwy Unit 167H Lighthouse Point, FL	2.0	2.0	984	$2,800	$2.85	11d	1	0.69mi
1900 NE 29th St Unit 2c Lighthouse Point, FL	2.0	2.0	1220	$2,250	$1.84	24d	1	0.72mi
1921 NE 28th Ct Lighthouse Point, FL	3.0	2.0	1258	$3,995	$3.18	24d	1	0.74mi
1330 NE 41st Dr Unit 1 Pompano Beach, FL	2.0	2.0	1280	$3,300	$2.58	4d	1	0.74mi
1573 NE 30th Ct Pompano Beach, FL	3.0	2.0	1439	$3,500	$2.43	24d	1	0.74mi
1587 NE 30th St Unit 1503921P Pompano Beach, FL	3.0	2.0	796	$6,432	$8.08	1d	1	0.76mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,616	$2.70	1d	9	0.80mi
2731 NE 28th Ct Unit 3 Lighthouse Point, FL	2.0	2.0	1000	$3,200	$3.20	24d	1	0.81mi
1473 NE 30th Ct Pompano Beach, FL	3.0	2.0	1147	$3,500	$3.05	2d	1	0.82mi
1911 NE 27th Ct Unit 3 Lighthouse Point, FL	2.0	1.0	900	$2,000	$2.22	24d	1	0.82mi
4211 NE 13th Ave Unit 1332459P Pompano Beach, FL	3.0	2.0	1291	$10,288	$7.97	21d	1	0.83mi
1410 NE 43rd Ct Pompano Beach, FL	3.0	1.5	1244	$2,476	$1.99	24d	1	0.83mi
1400 NE 43rd Ct Unit 1400 Pompano Beach, FL	3.0	1.0	1098	$2,900	$2.64	24d	1	0.84mi
1911 NE 27th St Lighthouse Point, FL	3.0	2.0	1459	$3,750	$2.57	24d	1	0.87mi
1035 Hillsboro Mile #31 Hillsboro Beach, FL	2.0	2.0	850	$6,500	$7.65	24d	1	0.88mi
1021 Hillsboro Mile Hillsboro Beach, FL	2.0	2.0	1144	$5,300	$4.63	24d	3	0.89mi
1021 Hillsboro Mile Hillsboro Beach, FL	2.0	2.0	1154	$5,450	$4.72	2d	2	0.89mi

HOA detail condo

• Monthly dues: $594 · $7,128/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $170,000 Active 99 DOM
2. 2026-06-17
   days on market $170,000 Active 98 DOM
3. 2026-06-16
   days on market $170,000 Active 97 DOM
4. 2026-06-15
   days on market $170,000 Active 96 DOM
5. 2026-06-13
   days on market $170,000 Active 94 DOM
6. 2026-06-09
   days on market $170,000 Active 90 DOM
7. 2026-06-07
   days on market $170,000 Active 88 DOM
8. 2026-06-04
   days on market $170,000 Active 85 DOM
9. 2026-06-03
   days on market $170,000 Active 84 DOM
10. 2026-06-02
    days on market $170,000 Active 83 DOM
11. 2026-06-01
    days on market $170,000 Active 82 DOM
12. 2026-05-31
    days on market $170,000 Active 81 DOM
13. 2026-04-10
    listed $2,000
14. 2026-04-09
    historical $1,700
15. 2025-07-31
    listed $1,700
16. 2025-07-31
    historical $1,700
17. 2025-07-16
    listed $1,700
18. 2025-07-15
    historical $2,000
19. 2025-07-15
    listed $2,000
20. 2025-07-12
    listed $170,000 Active

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/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 X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,629
• − Mortgage interest: −$9,523
• − Property taxes: −$1,438
• − Insurance: −$850
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$7,128
• − Depreciation: −$4,945
• Taxable income: $1,004
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $3,052/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

-98.8% since first listed

8 events — show timeline

• 2026-04-10 Listed for Rent $2,000 RMLSFL
• 2026-04-09 Rental Removed $1,700 GFLMLS
• 2025-07-31 Listed for Rent $1,700 GFLMLS
• 2025-07-31 Rental Removed $1,700 GFLMLS
• 2025-07-16 Listed for Rent $1,700 GFLMLS
• 2025-07-15 Rental Removed $2,000 GFLMLS
• 2025-07-15 Listed for Rent $2,000 GFLMLS
• 2025-07-12 Listed $170,000 Beaches MLS

Property tax history

+4.8%/yr

Latest (2025): $1,438 · +3.9% YoY. Source: county tax records.