1201 SW 50th Ave Unit 213-4 · North Lauderdale, FL 33068

$185,000

3 bd · 2.0 ba · 1,027 sqft · Condo public records · 152 Days on market

Built 1974 $403/mo HOA · 16% 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 +18.3/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This listing describes a spacious 3-bedroom, 2-bathroom unit in a desirable location with no rental or age restrictions and no waiting period to rent. The unit is in excellent condition, ready for immediate occupancy or rental, and features updated bathrooms and a well-equipped kitchen. The Silver Palms community is well-maintained, offering amenities like a playground and a community pool. There is a tenant in place.

Key facts

• Community pool
• Updated bathrooms
• Playground

Tags

• UPDATED BATHROOMS
• WELL-EQUIPPED KITCHEN
• COMMUNITY POOL
• PLAYGROUND

Property features AI

Finance

• Other: Pets allowed (no pet restrictions)
• HOA & community: Monthly association fee of $403; HOA covers common areas, insurance, structure maintenance, and security; Community playground

Exterior

• Parking: Assigned parking (one space)
• Security: Security guard
• Utilities: Electric cooling and heating
• Home design: 2-story building; Entry on level 2
• Construction: Block construction; Year built not specified
• Exterior features: No listed exterior features

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents soft (-0.7%/yr); 301 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).
• At $2,449/mo this rent would consume 46% 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 $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 152 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $185k implies a 123% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.32% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.50×
• Total profit: $-25,999
• Equity at exit: $27,584

10-year hold

• IRR: -14.4%
• Equity multiple: 0.32×
• Total profit: $-35,080
• Equity at exit: $15,995

Cash invested: $51,800 (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: 301
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$970
• Tax from tax record: −$315 /mo · $3,776/yr
• Insurance: −$77
• HOA: −$403
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $170

Break-even live

Break-even rent $2,234

Max offer price $185,000

Occupancy floor 88%

Sensitivity live

Price	-10% $275	-5% $222	+0% $170	+5% $118	+10% $65
Rent	-10% $-24	-5% $73	+0% $170	+5% $267	+10% $363
Rate	-1.0pp $263	-0.5pp $217	base $170	+0.5pp $122	+1.0pp $73

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 SW 52nd Ave North Lauderdale, FL	3.0	2.0	1027	$2,100	$2.04	25d	1	0.07mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$2,795	$3.13	19d	3	0.14mi
5413 SW 14th St North Lauderdale, FL	3.0	2.5	1462	$3,000	$2.05	25d	1	0.16mi
5501 SW 11th St Margate, FL	1.0–2.0	1.0	719	$2,050	$2.85	21d	4	0.19mi
512 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	830	$1,900	$2.29	8d	1	0.43mi
715 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	6d	1	0.46mi
715 Gardens Dr Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	23d	1	0.46mi
514 Gardens Dr #101 Pompano Beach, FL	2.0	2.0	830	$2,000	$2.41	25d	1	0.47mi
503 Gardens Dr #202 Pompano Beach, FL	2.0	1.0	880	$1,900	$2.16	25d	1	0.48mi
717 Gardens Dr #201 Pompano Beach, FL	2.0	2.0	930	$2,100	$2.26	25d	1	0.50mi
304 Gardens Dr Pompano Beach, FL	2.0	2.0	900	$1,950	$2.17	25d	1	0.51mi
606 Gardens Dr Pompano Beach, FL	2.0	2.0	1090	$2,200	$2.02	6d	1	0.54mi
1407 S Santa Catalina Cir North Lauderdale, FL	2.0	2.5	1224	$2,140	$1.75	25d	1	0.54mi
253 San Remo Blvd #253 North Lauderdale, FL	3.0	2.5	1403	$2,300	$1.64	25d	1	0.54mi
1304 N Santa Catalina Cir #1304 North Lauderdale, FL	2.0	2.5	1224	$2,100	$1.72	25d	1	0.56mi
407 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,000	$1.85	25d	1	0.57mi
1700 S State Road 7 North Lauderdale, FL	1.0–3.0	1.0–2.0	1118	$3,282	$2.94	0d	15	0.59mi
915 E Maple St North Lauderdale, FL	3.0	2.0	1470	$3,350	$2.28	15d	1	0.60mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	25d	1	0.61mi
1949 Cove Lake Rd North Lauderdale, FL	2.0	2.0	1094	$2,445	$2.23	25d	1	0.61mi
115 Gardens Dr #202 Pompano Beach, FL	2.0	2.0	1090	$1,950	$1.79	25d	1	0.62mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	25d	1	0.64mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	5d	1	0.68mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	25d	1	0.68mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	25d	1	0.69mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	5d	1	0.69mi
1241 SW 46th Ave #1006 Pompano Beach, FL	2.0	2.0	1073	$1,900	$1.77	25d	1	0.69mi
1263 SW 46th Ave #2109 Pompano Beach, FL	2.0	1.0	903	$2,000	$2.21	16d	1	0.69mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	23d	1	0.70mi
1368 Seaview North Lauderdale, FL	4.0	3.0	1492	$3,400	$2.28	25d	1	0.70mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	25d	1	0.72mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	25d	1	0.73mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	21d	1	0.73mi
1358 Silverado North Lauderdale, FL	4.0	2.5	1380	$3,475	$2.52	23d	1	0.74mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	25d	1	0.74mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	6d	1	0.76mi
601 S State Road 7 Unit 2H Margate, FL	2.0	2.0	960	$1,900	$1.98	25d	1	0.80mi
601 S State Road 7 Unit 2C Margate, FL	2.0	2.0	960	$2,100	$2.19	25d	1	0.80mi
6511 SW 15th Ct Pompano Beach, FL	4.0	2.0	1190	$3,250	$2.73	25d	1	0.80mi
4561 W McNab Rd #21 Pompano Beach, FL	2.0	1.0	800	$1,895	$2.37	25d	1	0.80mi

HOA detail condo

• Monthly dues: $403 · $4,836/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $185,000 Active 152 DOM
2. 2026-06-18
   days on market $185,000 Active 149 DOM
3. 2026-06-17
   days on market $185,000 Active 148 DOM
4. 2026-06-16
   days on market $185,000 Active 147 DOM
5. 2026-06-15
   days on market $185,000 Active 146 DOM
6. 2026-06-13
   days on market $185,000 Active 144 DOM
7. 2026-06-09
   pricedays on market $185,000 Active 140 DOM
8. 2026-06-07
   days on market $199,000 Active 138 DOM
9. 2026-06-04
   days on market $199,000 Active 135 DOM
10. 2026-06-03
    days on market $199,000 Active 134 DOM
11. 2026-06-02
    days on market $199,000 Active 133 DOM
12. 2026-06-01
    days on market $199,000 Active 132 DOM
13. 2026-05-31
    days on market $199,000 Active 131 DOM
14. 2026-04-21
    price $199,000
15. 2026-02-16
    price $206,000
16. 2026-01-20
    listed $218,000 Active
17. 2024-08-20
    historical
18. 2024-07-03
    price $225,000
19. 2024-06-20
    listed $240,000 Active
20. 2014-06-04
    soldstatus $83,000
21. 2014-05-06
    soldstatus $59,500
22. 2006-06-28
    soldstatus $199,900

ⓘ 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: $3,776 · $315/mo
• Projected year-2 tax: $3,776 · $315/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 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $29,389
• − Mortgage interest: −$10,363
• − Property taxes: −$3,776
• − Insurance: −$925
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − HOA: −$4,836
• − Depreciation: −$5,382
• Taxable loss: −$595
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,181/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

-0.5% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $199,000 MARMLS
• 2026-02-16 Price Changed $206,000 MARMLS
• 2026-01-20 Listed $218,000 MARMLS
• 2024-08-20 Listing Removed — MARMLS
• 2024-07-03 Price Changed $225,000 MARMLS
• 2024-06-20 Listed $240,000 MARMLS
• 2014-06-04 Sold (Public Records) $83,000 Public Records
• 2014-05-06 Sold (Public Records) $59,500 Public Records
• 2006-06-28 Sold (Public Records) $199,900 Public Records

Property tax history

+17.0%/yr

Latest (2025): $3,776 · +3.1% YoY. Source: county tax records.