3710 NW 21st St #411 · Lauderdale Lakes, FL 33311

$120,000

1 bd · 1.0 ba · 800 sqft · Condo public records · 427 Days on market

Built 1979 $307/mo HOA · 18% 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 +19.2/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Embrace the Sunset Hills Condo lifestyle. This unit is nestled in a secure gated community at Broward's heart. Enjoy a well-lit space with abundant closet room, an open kitchen, and alluring tile floors. Experience easy access to commercial center, offices, schools, and major expressways.

Key facts

• Tile floors
• Abundant closet room
• Open kitchen

Tags

• SECURE GATED COMMUNITY
• ABUNDANT CLOSET ROOM
• OPEN KITCHEN
• TILE FLOORS
• EASY ACCESS TO OFFICES
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes grounds maintenance; Elevation access (elevator); Community pool

Exterior

• Parking: One parking space
• Utilities: Cable available
• Home design: 4-story building; Unit entry on 4th level; Attached property
• Construction: Block construction; Resale property
• Exterior features: Association pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% of the median local income ($54k/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 $830 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 427 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask is 7900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 427 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 1979 — 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: 1.41% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,375
• Equity at exit: $17,892

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $158
• Equity at exit: $10,375

Cash invested: $33,600 (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 33311

• Rents YoY: 2.8%
• Active inventory: 590
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$629
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$50
• HOA: −$307
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $129

Break-even live

Break-even rent $1,528

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $196	-5% $162	+0% $129	+5% $95	+10% $61
Rent	-10% $-5	-5% $62	+0% $129	+5% $195	+10% $262
Rate	-1.0pp $189	-0.5pp $159	base $129	+0.5pp $97	+1.0pp $66

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.01mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	0.04mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	22d	1	0.04mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,500	$1.58	26d	2	0.04mi
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	22d	1	0.10mi
2725 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	990	$1,685	$1.70	26d	1	0.53mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	1d	3	0.54mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	26d	3	0.54mi
2871 Somerset Dr #207 Lauderdale Lakes, FL	1.0	1.0	644	$1,400	$2.17	26d	1	0.55mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	26d	1	0.57mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	26d	1	0.58mi
2801 Somerset Dr Lauderdale Lakes, FL	2.0	2.0	865	$1,775	$2.05	26d	2	0.62mi
2851 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	827	$1,300	$1.57	5d	2	0.62mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	7d	1	0.64mi
2811 Somerset Dr #412 Lauderdale Lakes, FL	2.0	2.0	865	$1,700	$1.97	9d	1	0.66mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	26d	1	0.67mi
2700 NW 39th Way Lauderdale Lakes, FL	2.0–3.0	1.0–1.5	858	$1,750	$2.04	1d	6	0.67mi
2841 Somerset Dr Lauderdale Lakes, FL	1.0	1.0	696	$1,598	$2.30	13d	3	0.69mi
3021 NW 17th St Fort Lauderdale, FL	2.0	1.0	910	$1,375	$1.51	1d	1	0.70mi
2821 Somerset Dr #217 Lauderdale Lakes, FL	1.0	1.0	748	$1,400	$1.87	4d	1	0.72mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	24d	1	0.72mi
2800 Somerset Dr Unit 418J Lauderdale Lakes, FL	2.0	2.0	1010	$1,800	$1.78	17d	1	0.75mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	26d	1	0.76mi
2830 Somerset Dr Lauderdale Lakes, FL	2.0	2.0	1010	$1,925	$1.91	12d	2	0.77mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	26d	1	0.77mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	9d	1	0.77mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	26d	1	0.78mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,400	$2.62	9d	1	0.79mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,600	$2.84	17d	1	0.79mi
3390 NW 30th St Unit 3 Lauderdale Lakes, FL	2.0	1.0	800	$1,650	$2.06	26d	1	0.79mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$1,615	$1.19	1d	37	0.81mi
3621 NW 30th Ct Oakland Park, FL	2.0	2.5	1104	$2,695	$2.44	16d	1	0.82mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	26d	1	0.83mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	22d	1	0.84mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	19d	1	0.84mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,540	$1.87	3d	10	0.84mi
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	26d	1	0.88mi
3541 NW 30th Pl Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	865	$1,739	$2.01	0d	16	0.88mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	26d	1	0.91mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	26d	1	0.91mi

HOA detail condo

• Monthly dues: $307 · $3,684/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-02-12
   price $120,000
2. 2026-01-03
   historical $1,300
3. 2025-10-09
   price $1,300
4. 2025-08-29
   price $1,400
5. 2025-07-30
   listed $1,500
6. 2025-07-16
   status Active
7. 2025-04-03
   price $130,000
8. 2025-03-19
   price $155,000
9. 2025-02-27
   listed $160,000 Active
10. 2025-01-28
    historical
11. 2024-03-11
    listed $140,000 Active
12. 2024-03-05
    historical
13. 2023-11-09
    listed $160,000 Active
14. 2023-11-08
    historical
15. 2023-09-22
    price $175,000
16. 2023-08-14
    listed $165,000 Active
17. 2022-01-31
    historical
18. 2021-09-01
    price $125,000
19. 2021-01-26
    price $110,000
20. 2020-01-13
    listed $95,000 Active
21. 2019-12-10
    soldstatus $75,000
22. 2019-12-06
    soldstatus $75,000 Closed
23. 2019-11-07
    status Active
24. 2019-10-11
    historical Active Under Contract
25. 2019-10-11
    status Active
26. 2019-10-09
    status Pending
27. 2019-09-27
    price $79,000
28. 2019-09-10
    listed $75,000 Active
29. 2013-12-13
    soldstatus $37,500
30. 2013-12-03
    soldstatus $37,500 Sold
31. 2013-11-01
    status Pending
32. 2013-10-17
    listed $38,000 Active
33. 2004-05-19
    soldstatus $22,500
34. 1984-06-01
    soldstatus $23,500
35. 1980-04-01
    soldstatus $22,900

ⓘ 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: $2,651 · $221/mo
• Projected year-2 tax: $2,651 · $221/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: $20,290
• − Mortgage interest: −$6,722
• − Property taxes: −$2,651
• − Insurance: −$600
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$3,684
• − Depreciation: −$3,491
• Taxable loss: −$104
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $1,567/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+424.0% since first listed

35 events — show timeline

• 2026-02-12 Price Changed $120,000 MARMLS
• 2026-01-03 Rental Removed $1,300 MARMLS
• 2025-10-09 Price Changed $1,300 MARMLS
• 2025-08-29 Price Changed $1,400 MARMLS
• 2025-07-30 Listed for Rent $1,500 MARMLS
• 2025-07-16 Relisted — MARMLS
• 2025-04-03 Price Changed $130,000 MARMLS
• 2025-03-19 Price Changed $155,000 MARMLS
• 2025-02-27 Listed $160,000 MARMLS
• 2025-01-28 Listing Removed — MARMLS
• 2024-03-11 Listed $140,000 MARMLS
• 2024-03-05 Listing Removed — MARMLS
• 2023-11-09 Listed $160,000 MARMLS
• 2023-11-08 Listing Removed — MARMLS
• 2023-09-22 Price Changed $175,000 MARMLS
• 2023-08-14 Listed $165,000 MARMLS
• 2022-01-31 Listing Removed — MARMLS
• 2021-09-01 Price Changed $125,000 MARMLS
• 2021-01-26 Price Changed $110,000 MARMLS
• 2020-01-13 Listed $95,000 MARMLS
• 2019-12-10 Sold (Public Records) $75,000 Public Records
• 2019-12-06 Sold (MLS) $75,000 MARMLS
• 2019-11-07 Relisted — MARMLS
• 2019-10-11 Contingent — MARMLS
• 2019-10-11 Relisted — MARMLS
• 2019-10-09 Pending — MARMLS
• 2019-09-27 Price Changed $79,000 MARMLS
• 2019-09-10 Listed $75,000 MARMLS
• 2013-12-13 Sold (Public Records) $37,500 Public Records
• 2013-12-03 Sold (MLS) $37,500 MARMLS
• 2013-11-01 Pending — MARMLS
• 2013-10-17 Listed $38,000 MARMLS
• 2004-05-19 Sold (Public Records) $22,500 Public Records
• 1984-06-01 Sold (Public Records) $23,500 Public Records
• 1980-04-01 Sold (Public Records) $22,900 Public Records

Property tax history

+12.5%/yr

Latest (2025): $2,651 · +8.3% YoY. Source: county tax records.