2050 NE 39th St Unit N202 · Lighthouse Point, FL 33064

$156,500

2 bd · 2.0 ba · 920 sqft · Condo · 99 Days on market

Built 1966 $572/mo HOA · 26% of rent ↓ 18% since listing

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Why this score? — see what drove the D+ 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 +15.4/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location ! Location ! Location ! This Unit is East of Federal Highway and Super Close to the Beach !! This Unit has Granite Counter Tops, Upgraded Kitchen, Stainless Steel Appliances, Split Bedroom Floor Plan, Front Bedroom Also has It's Own Separate Entrance / Exit for Convenience and is Turn Key Ready. Laundry Conveniently Located on Same Floor as Unit. This Community Also has a Clubhouse, Community Pool, Close to Shopping, Restaurants, Beaches and More!!!

Key facts

• Separate entrance
• Community pool
• Upgraded kitchen

Tags

• GRANITE COUNTER TOPS
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• SPLIT BEDROOM FLOOR PLAN
• SEPARATE ENTRANCE
• COMMUNITY POOL

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Community has an association; Monthly HOA fee (approx.); Association amenities: Parking, Pool, Shuffleboard court; HOA fee covers trash, water, common areas; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (1 total parking)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale property; North-facing; 3 stories total
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Split bedroom layout; Blinds on windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $156k.

Deal economics

• At list price, monthly cash flow is $61 ($731/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $142k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.4% in Lighthouse Point — 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 71/100 on livability (#384 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, commute F, cost of living 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 rising (+1.8%/yr); 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($71k/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 99 days — a 9% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,415 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1966 — 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. 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?
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: 1.39% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-23,793
• Equity at exit: $23,335

10-year hold

• IRR: -10.1%
• Equity multiple: 0.43×
• Total profit: $-24,952
• Equity at exit: $13,531

Cash invested: $43,820 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$821
• Tax est. 1.5%: −$196 /mo · $2,348/yr
• Insurance: −$65
• HOA: −$572
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $61

Break-even live

Break-even rent $2,093

Max offer price $156,500

Occupancy floor 92%

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: $39,125
• Closing costs: $4,695
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3850 NE 21st Way #53 Lighthouse Point, FL	2.0	2.0	780	$1,900	$2.44	24d	1	0.03mi
2120 NE 41st St Unit C Lighthouse Point, FL	1.0	1.0	650	$1,675	$2.58	24d	1	0.17mi
3700 NE 22nd Ave Unit 3720-11 Lighthouse Point, FL	1.0	1.0	650	$1,825	$2.81	24d	1	0.20mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	24d	1	0.28mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	11d	1	0.28mi
3837 NE 17th Ave Pompano Beach, FL	1.0	1.0	800	$2,100	$2.62	10d	1	0.33mi
2121 NE 42nd Ct Unit 103C Lighthouse Point, FL	2.0	2.0	960	$1,795	$1.87	24d	1	0.36mi
2115 NE 42nd Ct Unit 206N Lighthouse Point, FL	1.0	1.0	560	$1,600	$2.86	24d	1	0.39mi
4411 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1039	$2,412	$2.32	1d	20	0.47mi
4350 NE 18th Ave Pompano Beach, FL	2.0	1.0	920	$2,500	$2.72	16d	1	0.52mi
4500 N Federal Hwy Unit 316B Lighthouse Point, FL	2.0	2.0	984	$1,950	$1.98	24d	1	0.53mi
4502 N Federal Hwy Unit 167H Lighthouse Point, FL	2.0	2.0	984	$2,800	$2.85	11d	1	0.55mi
4502 N Federal Hwy Unit 336D Lighthouse Point, FL	2.0	2.0	984	$2,830	$2.88	24d	1	0.55mi
1671 NE 33rd St Apt 1 Pompano Beach, FL	1.0	1.0	750	$1,650	$2.20	24d	1	0.55mi
1671 NE 33rd St Unit 3 Pompano Beach, FL	2.0	2.0	750	$2,200	$2.93	24d	1	0.55mi
1480 E Sample Rd #207 Pompano Beach, FL	1.0	1.0	640	$1,600	$2.50	24d	1	0.60mi
1480 E Sample Rd Pompano Beach, FL	1.0	1.0	640	$1,550	$2.42	14d	2	0.60mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,616	$2.70	1d	9	0.65mi
1530 NE 33rd St Unit 1530 Pompano Beach, FL	2.0	1.0	893	$2,100	$2.35	24d	1	0.66mi
1400 NE 43rd Ct Unit 1400 Pompano Beach, FL	3.0	1.0	1098	$2,900	$2.64	24d	1	0.70mi
1510 NE 32nd Pl Pompano Beach, FL	2.0	1.0	893	$2,650	$2.97	24d	1	0.71mi
1751 NE 31st St Pompano Beach, FL	1.0	1.0	642	$1,595	$2.48	14d	1	0.71mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	22d	1	0.75mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,975	$2.39	24d	1	0.76mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	1d	1	0.80mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	7d	1	0.80mi
2900 NE 17th Ave Pompano Beach, FL	1.0	1.0	650	$1,745	$2.68	11d	1	0.80mi
1901 NE 29th St #2 Lighthouse Point, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.81mi
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	24d	1	0.84mi
1587 NE 30th St Unit 1503921P Pompano Beach, FL	3.0	2.0	796	$6,432	$8.08	1d	1	0.84mi
1911 NE 27th Ct Unit 3 Lighthouse Point, FL	2.0	1.0	900	$2,000	$2.22	24d	1	0.94mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	14d	1	0.95mi
1035 Hillsboro Mile #31 Hillsboro Beach, FL	2.0	2.0	850	$6,500	$7.65	24d	1	0.95mi
2731 NE 28th Ct Unit 3 Lighthouse Point, FL	2.0	2.0	1000	$3,200	$3.20	24d	1	0.96mi
1051 Hillsboro Mile Unit 407E Hillsboro Beach, FL	2.0	2.0	1000	$4,950	$4.95	14d	1	0.97mi
1051 Hillsboro Mile Unit 507E Hillsboro Beach, FL	2.0	2.0	1000	$2,900	$2.90	24d	1	0.97mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	24d	1	0.99mi
1069 Hillsboro Mile #507 Hillsboro Beach, FL	2.0	2.0	1026	$3,100	$3.02	24d	1	0.99mi
1512 NE 28th St Pompano Beach, FL	2.0	1.0	624	$2,500	$4.01	24d	1	1.02mi
2933 NE 12th Ter Pompano Beach, FL	2.0	1.0	824	$2,700	$3.28	24d	1	1.06mi

HOA detail condo

• Monthly dues: $572 · $6,864/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $156,500 Active 99 DOM
2. 2026-06-17
   days on market $156,500 Active 98 DOM
3. 2026-06-16
   days on market $156,500 Active 97 DOM
4. 2026-06-15
   days on market $156,500 Active 96 DOM
5. 2026-06-13
   days on market $156,500 Active 94 DOM
6. 2026-06-09
   days on market $156,500 Active 90 DOM
7. 2026-06-07
   days on market $156,500 Active 88 DOM
8. 2026-06-04
   days on market $156,500 Active 85 DOM
9. 2026-06-03
   days on market $156,500 Active 84 DOM
10. 2026-06-02
    days on market $156,500 Active 83 DOM
11. 2026-06-01
    days on market $156,500 Active 82 DOM
12. 2026-05-31
    days on market $156,500 Active 81 DOM
13. 2026-03-24
    price $156,500
14. 2025-08-07
    listed $157,000 Active
15. 2023-07-11
    historical
16. 2023-01-09
    listed $189,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,042
• − Mortgage interest: −$8,766
• − Property taxes: −$2,348
• − Insurance: −$782
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$6,864
• − Depreciation: −$4,553
• Taxable loss: −$1,438
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,076/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 — Lighthouse Point

• Score: 71/100
• State rank: #384
• US rank: #6803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lighthouse Point, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

-17.6% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $156,500 Beaches MLS
• 2025-08-07 Listed $157,000 Beaches MLS
• 2023-07-11 Listing Removed — Beaches MLS
• 2023-01-09 Listed $189,900 Beaches MLS