1380 NW 43 Ter #306 · Lauderhill, FL 33313

$110,000

2 bd · 2.0 ba · 930 sqft · Condo public records · 44 Days on market

Built 1968 $450/mo HOA · 27% of rent

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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 +14.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 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

2-bedroom, 2-bathroom condo in the serene 55+ community. This spacious 3rd-floor unit features elegant laminate flooring and a screened-in, tiled balcony with a relaxing pool view. Conveniently located near shopping centers, restaurants, and essential amenities, this home is ready for you to make it yours!

Key facts

• Laminate flooring
• Near restaurants
• Screened in balcony

Tags

• SCREENED IN BALCONY
• POOL VIEW
• LAMINATE FLOORING
• NEAR SHOPPING CENTERS
• NEAR RESTAURANTS
• NEAR ESSENTIAL AMENITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with monthly fee; HOA amenities include clubhouse, elevator(s), laundry, pool; HOA fee includes maintenance of grounds, pest control, trash, water, common areas, and elevator

Exterior

• Parking: Assigned parking; Detached garage (1 garage space, 1 covered space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Water available
• Home design: Condominium; Resale; 3 total stories; Accessible elevator installed
• Construction: Block and concrete construction; Shingle roof; Built with an appraised living area of 950
• Exterior features: Pool (association amenity); Clubhouse (association amenity); Elevator(s) (association amenity); Not waterfront; Faces west

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Closet cabinetry; Smoke detector(s)
• Laundry & utility: Laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $28 ($341/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.3% in Lauderhill — 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 79/100 on livability (#139 in FL, #2,059 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: 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.
• Zoned schools: Lauderhill Paul Turner Elementary School (math 29% / reading 32%, grade F, #1,862 of 2,144 statewide, top 88%, 547 students, 87% 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 80% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 48% district-wide (-26 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 664 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 44% 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 $761 of loan paydown is wiped out by about $3k 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 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 27% of rent.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1968 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 5.4

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: -19.6%
• Equity multiple: 0.34×
• Total profit: $-20,203
• Equity at exit: $16,401

10-year hold

• IRR: -27.8%
• Equity multiple: -0.02×
• Total profit: $-31,466
• Equity at exit: $9,511

Cash invested: $30,800 (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: 664
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$577
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$46
• HOA: −$450
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $28

Break-even live

Break-even rent $1,661

Max offer price $110,000

Occupancy floor 93%

Sensitivity live

Price	-10% $91	-5% $60	+0% $28	+5% $-3	+10% $-34
Rent	-10% $-106	-5% $-39	+0% $28	+5% $95	+10% $162
Rate	-1.0pp $84	-0.5pp $56	base $28	+0.5pp $0	+1.0pp $-29

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	25d	1	0.05mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	21d	1	0.09mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	18d	1	0.10mi
1310 NW 43rd Ave #303 Lauderhill, FL	1.0	1.0	950	$1,400	$1.47	25d	1	0.11mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	25d	1	0.19mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	9d	1	0.19mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	6d	1	0.19mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	18d	1	0.19mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	25d	1	0.19mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	25d	1	0.20mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	25d	1	0.22mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	23d	1	0.27mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	2d	10	0.30mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	25d	1	0.38mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,678	$2.30	0d	14	0.39mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,065	$1.52	0d	37	0.47mi
4401 NW 10th Ct Plantation, FL	1.0–2.0	1.0	860	$1,690	$1.97	0d	20	0.48mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	25d	1	0.60mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	25d	3	0.60mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	0d	3	0.60mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	25d	1	0.60mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	25d	1	0.62mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	5d	2	0.64mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	23d	1	0.65mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	0.67mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	21d	2	0.68mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	25d	1	0.70mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	25d	1	0.71mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	9d	2	0.72mi
4767 NW 9th Dr #4767 Plantation, FL	1.0	1.0	736	$1,400	$1.90	0d	1	0.73mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	25d	1	0.73mi
4625 NW 9th Dr #4625 Plantation, FL	2.0	1.5	938	$2,000	$2.13	0d	1	0.73mi
4719 NW 9th Dr #4719 Plantation, FL	2.0	1.5	938	$1,900	$2.03	25d	1	0.73mi
4844 NW 9th Dr #4844 Plantation, FL	2.0	1.5	938	$2,250	$2.40	25d	1	0.73mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	25d	1	0.73mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	18d	1	0.73mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	6d	1	0.78mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	25d	1	0.78mi
1790-1796 NW 52nd Ave Lauderhill, FL	3.0	1.0	1000	$2,100	$2.10	0d	1	0.79mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	14d	1	0.80mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $110,000 Active 44 DOM
2. 2026-06-18
   days on market $110,000 Active 41 DOM
3. 2026-06-17
   days on market $110,000 Active 40 DOM
4. 2026-06-16
   days on market $110,000 Active 39 DOM
5. 2026-06-15
   days on market $110,000 Active 38 DOM
6. 2026-06-13
   days on market $110,000 Active 36 DOM
7. 2026-06-09
   days on market $110,000 Active 32 DOM
8. 2026-06-08
   days on market $110,000 Active 31 DOM
9. 2026-06-07
   days on market $110,000 Active 30 DOM
10. 2026-06-04
    days on market $110,000 Active 27 DOM
11. 2026-06-03
    days on market $110,000 Active 26 DOM
12. 2026-06-02
    days on market $110,000 Active 25 DOM
13. 2026-06-01
    days on market $110,000 Active 24 DOM
14. 2026-05-31
    days on market $110,000 Active 23 DOM
15. 2026-05-08
    listed $110,000 Active
16. 2024-09-11
    historical
17. 2023-09-22
    listed $130,000 Active
18. 2023-06-09
    historical
19. 2023-05-22
    listed $135,000 Active
20. 2022-07-27
    soldstatus $90,000
21. 2022-07-26
    soldstatus $90,000 Closed
22. 2022-06-16
    historical Active Under Contract
23. 2022-06-11
    status Active
24. 2022-05-07
    status Pending
25. 2022-05-04
    price $85,000
26. 2022-04-26
    price $90,000
27. 2022-03-29
    listed $95,000 Active
28. 1996-04-03
    soldstatus $30,000
29. 1993-10-27
    soldstatus $32,000
30. 1982-12-01
    soldstatus $36,900

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $2,870 · $239/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: $20,359
• − Mortgage interest: −$6,162
• − Property taxes: −$2,870
• − Insurance: −$550
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$5,400
• − Depreciation: −$3,200
• Taxable loss: −$1,081
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $600/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 — Lauderhill

• Score: 79/100
• State rank: #139
• US rank: #2059

Category grades

Amenities F Commute A+ 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: Lauderhill, FL
• County: Broward County · 1,963,430 people
• City population: 111,690
• 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

+198.1% since first listed

16 events — show timeline

• 2026-05-08 Listed $110,000 Beaches MLS
• 2024-09-11 Listing Removed — MARMLS
• 2023-09-22 Listed $130,000 MARMLS
• 2023-06-09 Listing Removed — MARMLS
• 2023-05-22 Listed $135,000 MARMLS
• 2022-07-27 Sold (Public Records) $90,000 Public Records
• 2022-07-26 Sold (MLS) $90,000 MARMLS
• 2022-06-16 Contingent — MARMLS
• 2022-06-11 Relisted — MARMLS
• 2022-05-07 Pending — MARMLS
• 2022-05-04 Price Changed $85,000 MARMLS
• 2022-04-26 Price Changed $90,000 MARMLS
• 2022-03-29 Listed $95,000 MARMLS
• 1996-04-03 Sold (Public Records) $30,000 Public Records
• 1993-10-27 Sold (Public Records) $32,000 Public Records
• 1982-12-01 Sold (Public Records) $36,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,870 · -2.0% YoY. Source: county tax records.