726 SW 73rd Ave #26 · North Lauderdale, FL 33068

$155,000

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 112 Days on market

Built 1975 $394/mo HOA · 17% 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 +9.9/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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

2-bedroom, 2-bathroom condominium with approximately 1,036 sq ft of living space in the Sugar Spring Two Condo community. This ground-level unit features central air conditioning, ceramic tile flooring, and in-unit laundry appliances (washer/dryer, dishwasher. It's conveniently located near local schools and amenities in Broward County. Must See

Key facts

• In-unit laundry
• $394 HOA
• Built 1975

Tags

• CENTRAL AIR CONDITIONING
• CERAMIC TILE FLOORING
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Living area reported from public records: 1,036; Lot not waterfront; small lot size recorded
• Financial info: Financial details other than HOA not provided
• HOA & community: Active homeowners association with a monthly fee; Monthly HOA fee: 394.97; Association amenities: None listed; Pets allowed with breed restrictions

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Three phase electric; Cable available
• Home design: Condominium; 2 stories total; North-facing
• Construction: Concrete/CBS construction; Built as resale (existing property)
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% of the median local income ($64k/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 112 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $29k; list at $155k implies a 434% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1975 — 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: 1.49% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 5.6

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-12,996
• Equity at exit: $23,111

10-year hold

• IRR: -5.3%
• Equity multiple: 0.72×
• Total profit: $-12,293
• Equity at exit: $13,402

Cash invested: $43,400 (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: 298
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$813
• Tax from tax record: −$265 /mo · $3,175/yr
• Insurance: −$65
• HOA: −$394
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $292

Break-even live

Break-even rent $1,944

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $379	-5% $336	+0% $292	+5% $248	+10% $204
Rent	-10% $109	-5% $200	+0% $292	+5% $383	+10% $474
Rate	-1.0pp $370	-0.5pp $331	base $292	+0.5pp $252	+1.0pp $211

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7336 SW 8th Ct #6 North Lauderdale, FL	2.0	2.0	1056	$2,100	$1.99	25d	1	0.19mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	25d	1	0.24mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	25d	1	0.25mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	8d	1	0.27mi
6897 SW 7th St Margate, FL	2.0	1.0	827	$1,895	$2.29	17d	1	0.29mi
6891 SW 7th St Margate, FL	2.0	1.0	827	$1,995	$2.41	22d	1	0.30mi
631 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	18d	1	0.30mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	6d	1	0.31mi
563 Kathy Ct Margate, FL	2.0	2.0	875	$2,035	$2.33	25d	1	0.37mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	21d	1	0.37mi
551 Kathy Ct Margate, FL	2.0	1.0–2.0	851	$1,945	$2.29	4d	2	0.38mi
568 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.38mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	25d	1	0.39mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	25d	1	0.41mi
7431 Tam Oshanter Blvd Unit 7431 North Lauderdale, FL	2.0	1.5	816	$2,100	$2.57	17d	1	0.43mi
7431 Tam Oshanter Blvd Unit 7431 North Lauderdale, FL	2.0	1.5	816	$2,350	$2.88	6d	1	0.43mi
7664 Kimberly Blvd Unit 1-3 North Lauderdale, FL	2.0	1.0	792	$1,850	$2.34	6d	1	0.51mi
7710 SW 6th St North Lauderdale, FL	2.0	1.0	1056	$2,525	$2.39	3d	1	0.51mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	14d	1	0.54mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	25d	1	0.57mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	17d	1	0.58mi
7461 SW 1st St Margate, FL	3.0	2.0	1350	$3,200	$2.37	13d	1	0.60mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	25d	1	0.69mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	11d	1	0.70mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	12d	1	0.70mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	8d	1	0.70mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	6d	1	0.70mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	25d	1	0.70mi
6391 SW 8th St North Lauderdale, FL	3.0	2.0	1162	$3,300	$2.84	25d	1	0.71mi
7561 NW 1st St #204 Margate, FL	1.0	2.0	960	$1,750	$1.82	5d	1	0.72mi
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	25d	1	0.74mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	25d	1	0.74mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	11d	1	0.76mi
357 N Rock Island Rd #407 Margate, FL	2.0	2.0	1100	$1,700	$1.55	3d	1	0.76mi
357 N Rock Island Rd #306 Margate, FL	2.0	2.0	1300	$1,850	$1.42	22d	1	0.76mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	25d	1	0.76mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	4d	5	0.79mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	25d	1	0.81mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,256	$2.11	2d	58	0.82mi
7814 NW 1st Ct Margate, FL	3.0	2.0	1469	$2,950	$2.01	8d	1	0.82mi

HOA detail condo

• Monthly dues: $394 · $4,728/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $155,000 Active 112 DOM
2. 2026-06-17
   days on market $155,000 Active 111 DOM
3. 2026-06-16
   days on market $155,000 Active 110 DOM
4. 2026-06-15
   days on market $155,000 Active 109 DOM
5. 2026-06-13
   days on market $155,000 Active 107 DOM
6. 2026-06-09
   days on market $155,000 Active 103 DOM
7. 2026-06-07
   days on market $155,000 Active 101 DOM
8. 2026-06-04
   days on market $155,000 Active 98 DOM
9. 2026-06-03
   days on market $155,000 Active 97 DOM
10. 2026-06-02
    days on market $155,000 Active 96 DOM
11. 2026-06-01
    days on market $155,000 Active 95 DOM
12. 2026-05-31
    days on market $155,000 Active 94 DOM
13. 2026-02-26
    listed $155,000 Active
14. 2025-08-31
    historical
15. 2025-01-28
    price $169,500
16. 2024-11-18
    listed $183,500 Active
17. 2024-10-23
    historical
18. 2024-08-05
    price $187,500
19. 2024-08-03
    listed $195,000 Active
20. 2024-07-11
    historical
21. 2024-07-09
    status Active
22. 2024-06-30
    historical
23. 2024-02-12
    status Active
24. 2023-10-23
    status Pending
25. 2023-09-17
    listed $195,000 Active
26. 1995-06-14
    soldstatus $29,000
27. 1979-05-01
    soldstatus $36,000
28. 1979-05-01
    soldstatus $36,000

ⓘ 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: $3,175 · $265/mo
• Projected year-2 tax: $3,175 · $265/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 · 26 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: $27,763
• − Mortgage interest: −$8,682
• − Property taxes: −$3,175
• − Insurance: −$775
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − HOA: −$4,728
• − Depreciation: −$4,509
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $3,152/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

+330.6% since first listed

16 events — show timeline

• 2026-02-26 Listed $155,000 Beaches MLS
• 2025-08-31 Listing Removed — Beaches MLS
• 2025-01-28 Price Changed $169,500 Beaches MLS
• 2024-11-18 Listed $183,500 Beaches MLS
• 2024-10-23 Listing Removed — Beaches MLS
• 2024-08-05 Price Changed $187,500 Beaches MLS
• 2024-08-03 Listed $195,000 Beaches MLS
• 2024-07-11 Listing Removed — Beaches MLS
• 2024-07-09 Relisted — Beaches MLS
• 2024-06-30 Listing Removed — Beaches MLS
• 2024-02-12 Relisted — Beaches MLS
• 2023-10-23 Pending — Beaches MLS
• 2023-09-17 Listed $195,000 Beaches MLS
• 1995-06-14 Sold (Public Records) $29,000 Public Records
• 1979-05-01 Sold (Public Records) $36,000 Public Records
• 1979-05-01 Sold (Public Records) $36,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,175 · +6.6% YoY. Source: county tax records.