3001 NW 46th Ave #207 · Lauderdale Lakes, FL 33313

$129,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 214 Days on market

Built 1971 $321/mo HOA · 20% 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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 1 bedroom 1 and 1/2 bath in Lauderhill. Brand new kitchen with granite countertops. Brand new baths, new flooring. Completely redone and ready for move in. Great location, close to shopping, restaurants and easy access to major highways. This unit is also for rent MLS A10351817

Key facts

• New cabinets
• Ss appliances
• Tiled throughout

Tags

• SS APPLIANCES
• NEW CABINETS
• GRANITE COUNTERTOPS
• UPGRADED BATHROOMS
• TILED THROUGHOUT

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee includes common areas, insurance, laundry, structural maintenance, pest control, pool(s), recreation facilities, roof, sewer, security, trash, water; Community amenities: billiard room, clubhouse, fitness center, laundry facilities, barbecue, picnic area, shuffleboard court, sauna, storage, elevator(s); Senior community

Exterior

• Parking: One space
• Security: Secured elevator; Fire alarm
• Utilities: Cable available
• Home design: 4-story building; Entry level: 2
• Construction: Block construction; Effective year built
• Exterior features: Barbecue; Porch; Wrap-around porch; Has view; Faces northwest; Property attached

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Third floor entry
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Blinds on windows; Unfurnished; Living/dining room; Main living area on entry level; Tub/shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.6% in Lauderdale Lakes — 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 81/100 on livability (#100 in FL, #1,527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime 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 flat; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% of the median local income ($46k/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 $892 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

• It's been on market 214 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago; this cycle's ask is 8223% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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 1971 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-15,438
• Equity at exit: $19,234

10-year hold

• IRR: -8.9%
• Equity multiple: 0.53×
• Total profit: $-16,967
• Equity at exit: $11,154

Cash invested: $36,120 (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 33313

• Rents YoY: 0.3%
• Active inventory: 656
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$676
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$54
• HOA: −$321
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $150

Break-even live

Break-even rent $1,385

Max offer price $129,000

Occupancy floor 85%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	24d	1	0.10mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	24d	1	0.10mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	24d	1	0.10mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	0.11mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	0.11mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	7d	1	0.11mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	0.11mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	0.11mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.15mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	24d	1	0.18mi
3070 NW 48th Ter #104 Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	24d	1	0.26mi
3070 NW 48th Ter Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	7d	2	0.26mi
3070 NW 48th Ter #405 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	2d	1	0.26mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	1d	2	0.27mi
2980 NW 43rd Ter #207 Lauderdale Lakes, FL	2.0	2.0	890	$1,800	$2.02	24d	1	0.28mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	0.28mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	13d	1	0.31mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	22d	1	0.32mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.32mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.32mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	24d	2	0.32mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	11d	1	0.33mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	16d	1	0.34mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	3d	1	0.38mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	17d	2	0.39mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	24d	1	0.45mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	24d	1	0.45mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	10d	2	0.46mi
5111 W Oakland Park Blvd #301 Lauderdale Lakes, FL	2.0	2.0	944	$1,700	$1.80	5d	1	0.49mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	24d	1	0.50mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	16d	3	0.52mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	4d	9	0.52mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,550	$1.48	16d	3	0.56mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,450	$1.39	5d	4	0.56mi
5151 W Oakland Park Blvd #303 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	24d	1	0.58mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	7d	1	0.59mi
2700 NW 39th Way Lauderdale Lakes, FL	2.0–3.0	1.0–1.5	858	$1,750	$2.04	3d	6	0.59mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	24d	1	0.60mi
2914 NW 55th Ave Lauderhill, FL	1.0	2.0	840	$1,600	$1.90	12d	1	0.60mi
2914 NW 55th Ave Unit 1D Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	17d	1	0.60mi

HOA detail condo

• Monthly dues: $321 · $3,852/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $129,000 Active 214 DOM
2. 2026-06-17
   days on market $129,000 Active 213 DOM
3. 2026-06-16
   days on market $129,000 Active 212 DOM
4. 2026-06-15
   days on market $129,000 Active 211 DOM
5. 2026-06-13
   days on market $129,000 Active 209 DOM
6. 2026-06-09
   days on market $129,000 Active 205 DOM
7. 2026-06-07
   days on market $129,000 Active 203 DOM
8. 2026-06-04
   days on market $129,000 Active 200 DOM
9. 2026-06-03
   days on market $129,000 Active 199 DOM
10. 2026-06-02
    days on market $129,000 Active 198 DOM
11. 2026-06-01
    days on market $129,000 Active 197 DOM
12. 2026-05-31
    days on market $129,000 Active 196 DOM
13. 2026-05-21
    listed $1,550
14. 2026-05-09
    historical $1,550
15. 2026-01-29
    price $1,550
16. 2025-11-17
    listed $1,600
17. 2025-11-12
    listed $129,000 Active
18. 2023-04-21
    soldstatus $120,000
19. 2018-07-27
    soldstatus $56,000 Sold 298-char remark

    Show marketing remark (298 chars)

    Beautifully updated 1 bedroom 1 and 1/2 bath in Lauderhill. Brand new kitchen with granite countertops. Brand new baths, new flooring. Completely redone and ready for move in. Great location, close to shopping, restaurants and easy access to major highways. This unit is also for rent MLS A10351817

20. 2018-06-08
    status Pending 298-char remark

    Show marketing remark (298 chars)

    Beautifully updated 1 bedroom 1 and 1/2 bath in Lauderhill. Brand new kitchen with granite countertops. Brand new baths, new flooring. Completely redone and ready for move in. Great location, close to shopping, restaurants and easy access to major highways. This unit is also for rent MLS A10351817

21. 2018-03-26
    historical

    Show marketing remark (298 chars)

    Beautifully updated 1 bedroom 1 and 1/2 bath in Lauderhill. Brand new kitchen with granite countertops. Brand new baths, new flooring. Completely redone and ready for move in. Great location, close to shopping, restaurants and easy access to major highways. This unit is also for rent MLS A10351817

22. 2018-03-26
    listed $59,900 Active 298-char remark

    Show marketing remark (298 chars)

    Beautifully updated 1 bedroom 1 and 1/2 bath in Lauderhill. Brand new kitchen with granite countertops. Brand new baths, new flooring. Completely redone and ready for move in. Great location, close to shopping, restaurants and easy access to major highways. This unit is also for rent MLS A10351817

23. 2017-08-28
    listed $69,900 Active
24. 2017-08-18
    historical
25. 2017-07-19
    price $69,900
26. 2016-08-17
    price $59,900
27. 2016-08-17
    listed $49,900 Active
28. 2016-03-28
    historical
29. 2016-01-06
    listed $44,900 Active
30. 2016-01-05
    soldstatus $20,001 Sold
31. 2015-11-17
    historical
32. 2015-11-17
    listed $19,900
33. 2015-11-16
    historical
34. 2015-11-05
    price $19,900
35. 2015-11-03
    status Active
36. 2015-09-10
    listed $22,500 Active
37. 2015-09-10
    historical
38. 2015-09-09
    price $22,500
39. 2015-08-26
    price $24,900
40. 2015-08-05
    price $34,200
41. 2015-07-01
    price $35,150
42. 2015-05-30
    price $39,900
43. 2015-04-30
    price $41,800
44. 2015-03-22
    listed $44,900 Active
45. 1987-05-01
    soldstatus $25,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$555/yr (+$46/mo · 107.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $18,897
• − Mortgage interest: −$7,226
• − Property taxes: −$515
• − Insurance: −$645
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − HOA: −$3,852
• − Depreciation: −$3,753
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,826/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 — Lauderdale Lakes

• Score: 81/100
• State rank: #100
• US rank: #1527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderdale Lakes, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

-93.8% since first listed

33 events — show timeline

• 2026-05-21 Listed for Rent $1,550 MARMLS
• 2026-05-09 Rental Removed $1,550 MARMLS
• 2026-01-29 Price Changed $1,550 MARMLS
• 2025-11-17 Listed for Rent $1,600 MARMLS
• 2025-11-12 Listed $129,000 MARMLS
• 2023-04-21 Sold (Public Records) $120,000 Public Records
• 2018-07-27 Sold (MLS) $56,000 MARMLS
• 2018-06-08 Pending — MARMLS
• 2018-03-26 Listed $59,900 MARMLS
• 2018-03-26 Listing Removed — MARMLS
• 2017-08-28 Listed $69,900 MARMLS
• 2017-08-18 Listing Removed — MARMLS
• 2017-07-19 Price Changed $69,900 MARMLS
• 2016-08-17 Price Changed $59,900 MARMLS
• 2016-08-17 Listed $49,900 MARMLS
• 2016-03-28 Listing Removed — MARMLS
• 2016-01-06 Listed $44,900 MARMLS
• 2016-01-05 Sold (MLS) $20,001 MARMLS
• 2015-11-17 Listing Removed — MARMLS
• 2015-11-17 Listed $19,900 MARMLS
• 2015-11-16 Listing Removed — MARMLS
• 2015-11-05 Price Changed $19,900 MARMLS
• 2015-11-03 Relisted — MARMLS
• 2015-09-10 Listed $22,500 MARMLS
• 2015-09-10 Listing Removed — MARMLS
• 2015-09-09 Price Changed $22,500 MARMLS
• 2015-08-26 Price Changed $24,900 MARMLS
• 2015-08-05 Price Changed $34,200 MARMLS
• 2015-07-01 Price Changed $35,150 MARMLS
• 2015-05-30 Price Changed $39,900 MARMLS
• 2015-04-30 Price Changed $41,800 MARMLS
• 2015-03-22 Listed $44,900 MARMLS
• 1987-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $515 · +1.9% YoY. Source: county tax records.