7491 SW 10th Ct Unit 201B · North Lauderdale, FL 33068

$170,000

3 bd · 2.0 ba · 1,150 sqft · Condo public records · 41 Days on market

Built 1971 $578/mo HOA · 22% 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 +18.4/30.0
• 1% rule +10.0/10.0
• 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 MLS

Elmwood Condominiums houses 16 units over 4 blocks, with a fresh, airy vibe while being well positioned for easy access to schools, shopping, and transportation. Located off Kimberly Boulevard, with ready access to all of life's necessities, this 3-bedroom, 2-bathroom home is perfect for a savvy investor or a family seeking lots of space to call home. Beautifully maintained which allows graceful aging is truly a testimony to an involved team and a commitment to protecting the investment of the owners. It's ready for you, so call to view and claim it soon.

Key facts

• Laundry in unit
• Natural light
• Tile flooring

Tags

• SECOND-FLOOR CORNER UNIT
• LAUNDRY IN UNIT
• TILE FLOORING
• NATURAL LIGHT
• INVESTOR-FRIENDLY COMMUNITY
• NO RENTAL RESTRICTIONS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee of $578 covering common areas

Exterior

• Parking: Guest parking available; One assigned parking space
• Home design: 2-story property; Entry on second level
• Construction: Resale property
• Exterior features: Has property attached

Interior

• Kitchen: Microwave
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Second-floor entry; Additional storage room
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% 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 19d 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 $2,594/mo this rent would consume 49% 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 $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 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.53% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 5.5

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: -15.0%
• Equity multiple: 0.49×
• Total profit: $-24,466
• Equity at exit: $25,348

10-year hold

• IRR: -17.3%
• Equity multiple: 0.25×
• Total profit: $-35,599
• 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 33068

• Rents YoY: -0.7%
• Active inventory: 301
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,594 high
• Mortgage (P&I): −$891
• Tax from tax record: −$349 /mo · $4,182/yr
• Insurance: −$71
• HOA: −$578
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $160

Break-even live

Break-even rent $2,391

Max offer price $170,000

Occupancy floor 89%

Sensitivity live

Price	-10% $256	-5% $208	+0% $160	+5% $112	+10% $64
Rent	-10% $-45	-5% $58	+0% $160	+5% $263	+10% $365
Rate	-1.0pp $246	-0.5pp $203	base $160	+0.5pp $116	+1.0pp $71

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
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	25d	1	0.05mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	6d	1	0.10mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,300	$2.00	0d	1	0.11mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	8d	1	0.11mi
7431 Tam Oshanter Blvd Unit 7431 North Lauderdale, FL	2.0	1.5	816	$2,350	$2.88	6d	1	0.11mi
7431 Tam Oshanter Blvd Unit 7431 North Lauderdale, FL	2.0	1.5	816	$2,100	$2.57	18d	1	0.11mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	25d	1	0.14mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	25d	1	0.15mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	0d	1	0.15mi
7336 SW 8th Ct #6 North Lauderdale, FL	2.0	2.0	1056	$2,100	$1.99	25d	1	0.19mi
1213 SW 74th Ave North Lauderdale, FL	4.0	2.0	1150	$4,100	$3.57	25d	1	0.22mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	25d	1	0.22mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	15d	1	0.30mi
7664 Kimberly Blvd Unit 1-3 North Lauderdale, FL	2.0	1.0	792	$1,850	$2.34	6d	1	0.32mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	25d	1	0.33mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	18d	1	0.35mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	25d	1	0.42mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$2,205	$2.45	0d	6	0.45mi
1349 Sussex Dr #1349 North Lauderdale, FL	2.0	2.5	1350	$2,250	$1.67	0d	1	0.45mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,873	$2.69	0d	60	0.45mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	25d	1	0.46mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	12d	1	0.56mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	8d	1	0.56mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	13d	1	0.56mi
6897 SW 7th St Margate, FL	2.0	1.0	827	$1,895	$2.29	18d	1	0.60mi
7710 SW 6th St North Lauderdale, FL	2.0	1.0	1056	$2,475	$2.34	0d	1	0.61mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	6d	1	0.61mi
6891 SW 7th St Margate, FL	2.0	1.0	827	$1,995	$2.41	23d	1	0.61mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,413	$2.61	0d	35	0.64mi
631 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	18d	1	0.64mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	25d	1	0.64mi
6533 Harbour Rd North Lauderdale, FL	4.0	2.0	1180	$3,850	$3.26	25d	1	0.67mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	25d	1	0.67mi
8030 Hampton Blvd #414 North Lauderdale, FL	2.0	2.0	1350	$1,950	$1.44	25d	1	0.69mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	8d	1	0.70mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	25d	1	0.70mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	25d	1	0.70mi
401 SW 76th Ter North Lauderdale, FL	4.0	2.0	1370	$3,500	$2.55	25d	1	0.70mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	21d	1	0.71mi
563 Kathy Ct Margate, FL	2.0	2.0	875	$2,035	$2.33	25d	1	0.72mi

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $170,000 Active 41 DOM
2. 2026-06-18
   days on market $170,000 Active 38 DOM
3. 2026-06-17
   days on market $170,000 Active 37 DOM
4. 2026-06-16
   days on market $170,000 Active 36 DOM
5. 2026-06-15
   days on market $170,000 Active 35 DOM
6. 2026-06-13
   days on market $170,000 Active 33 DOM
7. 2026-06-09
   days on market $170,000 Active 29 DOM
8. 2026-06-08
   remarks 587-char remark
9. 2026-06-08
   days on market $170,000 Active 28 DOM
10. 2026-06-07
    days on market $170,000 Active 27 DOM
11. 2026-06-04
    days on market $170,000 Active 24 DOM
12. 2026-06-03
    days on market $170,000 Active 23 DOM
13. 2026-06-02
    days on market $170,000 Active 22 DOM
14. 2026-06-01
    days on market $170,000 Active 21 DOM
15. 2026-05-31
    days on market $170,000 Active 20 DOM
16. 2026-05-08
    listed $170,000 Active
17. 2025-04-22
    soldstatus $179,000
18. 2025-04-21
    soldstatus $179,000 Closed 561-char remark

    Show marketing remark (561 chars)

    Elmwood Condominiums houses 16 units over 4 blocks, with a fresh, airy vibe while being well positioned for easy access to schools, shopping, and transportation. Located off Kimberly Boulevard, with ready access to all of life's necessities, this 3-bedroom, 2-bathroom home is perfect for a savvy investor or a family seeking lots of space to call home. Beautifully maintained which allows graceful aging is truly a testimony to an involved team and a commitment to protecting the investment of the owners. It's ready for you, so call to view and claim it soon.

19. 2025-03-31
    historical Active Under Contract 561-char remark

    Show marketing remark (561 chars)

    Elmwood Condominiums houses 16 units over 4 blocks, with a fresh, airy vibe while being well positioned for easy access to schools, shopping, and transportation. Located off Kimberly Boulevard, with ready access to all of life's necessities, this 3-bedroom, 2-bathroom home is perfect for a savvy investor or a family seeking lots of space to call home. Beautifully maintained which allows graceful aging is truly a testimony to an involved team and a commitment to protecting the investment of the owners. It's ready for you, so call to view and claim it soon.

20. 2025-03-19
    listed $179,000 Active 561-char remark

    Show marketing remark (561 chars)

    Elmwood Condominiums houses 16 units over 4 blocks, with a fresh, airy vibe while being well positioned for easy access to schools, shopping, and transportation. Located off Kimberly Boulevard, with ready access to all of life's necessities, this 3-bedroom, 2-bathroom home is perfect for a savvy investor or a family seeking lots of space to call home. Beautifully maintained which allows graceful aging is truly a testimony to an involved team and a commitment to protecting the investment of the owners. It's ready for you, so call to view and claim it soon.

21. 2018-07-24
    soldstatus $117,000
22. 2013-05-31
    soldstatus $35,000
23. 1998-01-07
    soldstatus $36,000
24. 1972-10-01
    soldstatus $24,900

ⓘ 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: $4,182 · $349/mo
• Projected year-2 tax: $4,182 · $349/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,125
• − Mortgage interest: −$9,523
• − Property taxes: −$4,182
• − Insurance: −$850
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − HOA: −$6,936
• − Depreciation: −$4,945
• Taxable loss: −$291
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,993/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

+582.7% since first listed

9 events — show timeline

• 2026-05-08 Listed $170,000 MARMLS
• 2025-04-22 Sold (Public Records) $179,000 Public Records
• 2025-04-21 Sold (MLS) $179,000 MARMLS
• 2025-03-31 Contingent — MARMLS
• 2025-03-19 Listed $179,000 MARMLS
• 2018-07-24 Sold (Public Records) $117,000 Public Records
• 2013-05-31 Sold (Public Records) $35,000 Public Records
• 1998-01-07 Sold (Public Records) $36,000 Public Records
• 1972-10-01 Sold (Public Records) $24,900 Public Records

Property tax history

+17.9%/yr

Latest (2025): $4,182 · +4.4% YoY. Source: county tax records.