3561 NW 33rd Ave · Lauderdale Lakes, FL 33309

$200,000

3 bd · 2.0 ba · 1,667 sqft · SingleFamily public records · 1 Days on market

Built 1965 6,080 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Unapproved Shortsale

Key facts

• 6,080 sq ft lot
• Garage
• Pool

🏗️ New construction. The $200,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $476,762.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 3.6% vs local median 5.6% in Lauderdale Lakes — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: crime D+, amenities F, employment 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: Oriole Elementary School (math 23% / reading 27%, grade F, #2,030 of 2,144 statewide, top 95%, 651 students, 87% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 48% district-wide (-27 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 (-0.5%/yr); 343 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 43% of the median local income ($77k/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 $3k of loan paydown is wiped out by about $14k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $116k; list at $200k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.59% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.50%
• DSCR: 0.58
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $476,762
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3940 NW 34th Ter	0.27mi	4/2.0 (+1)	1,666 (-0%)	18mo	$377,000	$226	67
3531 NW 33rd Ave	0.04mi	3/2.0	1,785 (+7%)	23mo	$421,000	$236	67
3948 NW 39 Ave	0.65mi	3/2.0	1,652 (-1%)	1mo	$419,000	$254	67
3921 NW 33rd Ter	0.22mi	3/2.0	1,522 (-9%)	12mo	$450,000	$296	65
3610 NW 32nd St	0.48mi	4/2.0 (+1)	1,723 (+3%)	8mo	$340,000	$197	60
3960 NW 32nd Ter	0.29mi	3/2.0	1,532 (-8%)	23mo	$465,000	$304	54
3601 NW 43rd Pl	0.69mi	3/2.0	1,522 (-9%)	3mo	$435,000	$286	51
3521 NW 35th Way	0.33mi	3/2.0	1,466 (-12%)	22mo	$437,500	$298	46
4233 NW 34th Way	0.54mi	3/2.0	1,434 (-14%)	11mo	$440,000	$307	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -36.5%
• Equity multiple: -0.14×
• Total profit: $-152,724
• Equity at exit: $71,087

10-year hold

• IRR: -73.9%
• Equity multiple: -0.88×
• Total profit: $-251,213
• Equity at exit: $41,222

Cash invested: $133,493 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 343
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,796 high
• Mortgage (P&I): −$2,500
• Tax from tax record: −$566 /mo · $6,796/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-1,057

Break-even live

Break-even rent $4,133

Max offer price $290,098

Occupancy floor —

Sensitivity live

Price	-10% $-787	-5% $-922	+0% $-1,057	+5% $-1,192	+10% $-1,327
Rent	-10% $-1,278	-5% $-1,167	+0% $-1,057	+5% $-946	+10% $-836
Rate	-1.0pp $-817	-0.5pp $-935	base $-1,057	+0.5pp $-1,180	+1.0pp $-1,306

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: $119,190
• Closing costs: $14,303
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 NW 34th Ave Unit 3601 Lauderdale Lakes, FL	4.0	2.0	1990	$3,750	$1.88	17d	1	0.09mi
3601 NW 34th Ave Lauderdale Lakes, FL	4.0	2.0	1990	$3,750	$1.88	22d	1	0.09mi
3601 NW 34th Ave Lauderdale Lakes, FL	4.0	2.0	1990	$3,200	$1.61	5d	1	0.09mi
3540 NW 34th Ter Lauderdale Lakes, FL	2.0	1.0	1056	$1,200	$1.14	18d	1	0.10mi
3430 NW 34th St Lauderdale Lakes, FL	2.0	2.0	1259	$2,306	$1.83	14d	1	0.17mi
3400 NW 39th St Lauderdale Lakes, FL	4.0	2.0	1604	$3,100	$1.93	3d	1	0.20mi
3333 NW 32nd Ct Lauderdale Lakes, FL	4.0	2.0	1697	$3,096	$1.82	8d	1	0.24mi
3258 NW 32nd Ter Unit 3258 Lauderdale Lakes, FL	3.0	2.5	1514	$3,000	$1.98	25d	1	0.24mi
3064 S Oakland Forest Dr #1001 Oakland Park, FL	3.0	2.0	1156	$2,850	$2.47	25d	1	0.34mi
3222 NW 31st Ter Oakland Park, FL	3.0	3.0	1600	$2,595	$1.62	25d	1	0.37mi
3076 S Oakland Forest Dr #503 Oakland Park, FL	3.0	2.0	1244	$2,900	$2.33	25d	1	0.38mi
3907 NW 30th Ter Lauderdale Lakes, FL	2.0	1.0	1200	$1,750	$1.46	8d	1	0.38mi
3082 S Oakland Forest Dr #1301 Oakland Park, FL	2.0	2.5	1098	$1,975	$1.80	21d	1	0.40mi
2829 S Oakland Forest Dr Oakland Park, FL	2.0–3.0	2.0	1295	$2,738	$2.11	2d	10	0.46mi
3119 Oakland Shores Dr Unit C110 Oakland Park, FL	2.0	2.0	1050	$1,800	$1.71	8d	1	0.46mi
3541 NW 30th Pl Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	865	$2,414	$2.79	2d	14	0.50mi
3213 Watercress Dr Oakland Park, FL	3.0	2.5	1516	$3,200	$2.11	11d	1	0.53mi
3213 Watercress Dr Unit 3213 Oakland Park, FL	3.0	2.5	1516	$3,250	$2.14	25d	1	0.53mi
2881 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1119	$2,220	$1.98	15d	3	0.58mi
2881 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	1002	$2,495	$2.49	12d	5	0.58mi
4281 NW 35th Ave Fort Lauderdale, FL	3.0	2.0	2103	$2,800	$1.33	25d	1	0.59mi
3529 NW 29th Pl Lauderdale Lakes, FL	3.0	2.5	1474	$3,200	$2.17	25d	1	0.60mi
3621 NW 30th Ct Oakland Park, FL	2.0	2.5	1104	$2,695	$2.44	14d	1	0.60mi
2850 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	918	$2,395	$2.61	3d	4	0.61mi
4281 NW 35th Ter Fort Lauderdale, FL	3.0	2.0	2013	$2,800	$1.39	25d	1	0.61mi
3530 NW 29th Ct Lauderdale Lakes, FL	3.0	2.5	1600	$2,595	$1.62	8d	1	0.64mi
3141 Poinciana St Oakland Park, FL	4.0	2.0	1828	$3,800	$2.08	17d	1	0.65mi
3401 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,000	$1.82	3d	1	0.68mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	3d	1	0.68mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	4d	2	0.68mi
2810 N Oakland Forest Dr #104 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	3d	1	0.69mi
2733 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1050	$2,200	$2.10	25d	1	0.72mi
3275 NW 44th St #2 Fort Lauderdale, FL	3.0	2.5	1273	$3,000	$2.36	25d	1	0.74mi
2831 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	927	$2,295	$2.48	6d	2	0.77mi
3684 NW 29th Ct Lauderdale Lakes, FL	3.0	2.5	1478	$2,700	$1.83	25d	1	0.77mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	14d	1	0.77mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1100	$2,295	$2.09	22d	1	0.77mi
3445 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1058	$2,150	$2.03	25d	2	0.77mi
4324 NW 38th Ter Lauderdale Lakes, FL	3.0	2.0	1522	$3,100	$2.04	25d	1	0.78mi
2720 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1100	$2,050	$1.86	25d	1	0.80mi

Listing history 9 events

1. 2026-04-21
   status Pending
2. 2026-04-20
   listed $200,000 Active
3. 2023-03-28
   status Pending
4. 2023-03-28
   historical
5. 2023-03-26
   price $399,900
6. 2023-03-13
   listed $474,900 Active
7. 2000-09-07
   soldstatus $116,000
8. 2000-09-07
   soldstatus $116,000
9. 1989-06-06
   soldstatus $75,000

ⓘ 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: $6,796 · $566/mo
• Projected year-2 tax: $6,796 · $566/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 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $33,548
• − Mortgage interest: −$26,706
• − Property taxes: −$6,796
• − Insurance: −$2,384
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − Depreciation: −$13,869
• Taxable loss: −$21,576
• Est. tax savings @ 24.0%: +$5,178
• After-tax cash flow: $-7,502/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): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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 0.68)
• Race & ethnicity: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% 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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+166.7% since first listed

9 events — show timeline

• 2026-04-21 Pending — Beaches MLS
• 2026-04-20 Listed $200,000 Beaches MLS
• 2023-03-28 Pending — MARMLS
• 2023-03-28 Listing Removed — MARMLS
• 2023-03-26 Price Changed $399,900 MARMLS
• 2023-03-13 Listed $474,900 MARMLS
• 2000-09-07 Sold (Public Records) $116,000 Public Records
• 2000-09-07 Sold (Public Records) $116,000 Public Records
• 1989-06-06 Sold (Public Records) $75,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $6,796 · +1.5% YoY. Source: county tax records.