1796 NW 55th Ave #103 · Lauderhill, FL 33313

$135,000

2 bd · 2.0 ba · 1,003 sqft · Condo public records · 345 Days on market

Built 1975 $555/mo HOA · 25% 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 +17.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

ATTENTION PRICE DROPPED !!!!!INVESTOR OPORTUNITY, NO RENTAL RESTRICTION CAN BE RENTED SINCE DAY 1, CENTRALLY LOCATED CONDO 2 BEDROOMS, 2 FULL BATHROOMS, FULL SIZE WASHER AND DRYER IN THE UNIT, TILE THROUGHOUT, LOCATED ON THE FIRST FLOOR, CLOSE TO SUNRISE BLVD AND OAKLAND PARK BLVD, 441 AND TURNPIKE, TREE GARDEN CONDO LAUDERHILL. CENTRAL AC, NO AGE RESTRICTIONS. WATER AND GARBAGE INCLUDED. ONE PARKING PLUS GUESS PARKING, WORKING TRUCKS AND VANS ALLOW, FAST APPROVAL, PETS ALLOW, LESS THAN 20 POUNDS NO SPECIAL ASSESTMENT. TENANT OCCUPIED TILL MARCH 31, 2027. RENTED FOR $1800. SHOWING BY APPOINTMENT ONLY

Key facts

• Tile throughout
• Centrally located
• First floor

Tags

• INVESTOR OPPORTUNITY
• NO RENTAL RESTRICTION
• CENTRALLY LOCATED
• FULL SIZE WASHER AND DRYER
• TILE THROUGHOUT
• FIRST FLOOR

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $555; Association fee includes water, sewer and trash

Exterior

• Parking: Guest parking; One designated parking space
• Utilities: Water service included in association fees; Sewer service included in association fees; Trash included in association fees; Electric service
• Home design: Property has attached unit(s); 2 stories; Entry at level 1; North-facing
• Construction: Block construction; Resale property
• Exterior features: Patio; No additional exterior features listed

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: Primary bedroom on main level
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools D, 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 flat; 656 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).
• At $2,195/mo this rent would consume 57% of the median local household income ($46k/yr) (locally 5692% 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 $933 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 345 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 7197% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $88k; list at $135k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 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 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.63% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 5.1

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: -15.9%
• Equity multiple: 0.46×
• Total profit: $-20,448
• Equity at exit: $20,129

10-year hold

• IRR: -18.6%
• Equity multiple: 0.21×
• Total profit: $-29,989
• Equity at exit: $11,672

Cash invested: $37,800 (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: 656
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$708
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$56
• HOA: −$555
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $108

Break-even live

Break-even rent $2,059

Max offer price $135,000

Occupancy floor 90%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	7d	1	0.00mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	24d	1	0.00mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	24d	1	0.01mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	24d	1	0.01mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	24d	1	0.01mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.05mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	24d	1	0.05mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	24d	1	0.05mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	24d	1	0.09mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	21d	1	0.10mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	3d	1	0.12mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.14mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.22mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	12d	1	0.24mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	10d	2	0.32mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	24d	1	0.41mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	7d	1	0.41mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	20d	1	0.41mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$3,174	$3.91	1d	44	0.42mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	1d	8	0.44mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	2d	1	0.46mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	24d	1	0.47mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.50mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	24d	1	0.50mi
5911 NW 19th Ct Unit 11 Lauderhill, FL	3.0	1.0	1200	$2,300	$1.92	14d	1	0.52mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	24d	1	0.53mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,200	$1.66	14d	10	0.53mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	13d	1	0.54mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	24d	1	0.54mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	24d	1	0.54mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	12d	1	0.55mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	5d	1	0.55mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	7d	2	0.55mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,700	$2.12	24d	1	0.55mi
2240 NW 51st Ave Lauderhill, FL	2.0	2.0	1385	$3,400	$2.45	20d	1	0.57mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	24d	1	0.57mi
2148 NW 57th Ave Unit 14E Lauderhill, FL	3.0	2.0	1080	$2,300	$2.13	24d	1	0.58mi
2020 NW 59th Ter Unit 2020 Lauderhill, FL	2.0	1.5	1154	$2,100	$1.82	24d	1	0.58mi
5960 NW 20th St Unit 5960 Lauderhill, FL	3.0	2.0	1389	$2,700	$1.94	7d	1	0.59mi
2229 NW 59th Ave Unit 70C Lauderhill, FL	2.0	2.0	868	$2,000	$2.30	24d	1	0.59mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $135,000 Active 345 DOM
2. 2026-06-17
   days on market $135,000 Active 344 DOM
3. 2026-06-16
   days on market $135,000 Active 343 DOM
4. 2026-06-15
   days on market $135,000 Active 342 DOM
5. 2026-06-13
   days on market $135,000 Active 340 DOM
6. 2026-06-09
   days on market $135,000 Active 336 DOM
7. 2026-06-07
   days on market $135,000 Active 334 DOM
8. 2026-06-04
   days on market $135,000 Active 331 DOM
9. 2026-06-03
   days on market $135,000 Active 330 DOM
10. 2026-06-02
    days on market $135,000 Active 329 DOM
11. 2026-06-01
    days on market $135,000 Active 328 DOM
12. 2026-05-31
    days on market $135,000 Active 327 DOM
13. 2026-05-22
    price $135,000
14. 2026-02-23
    historical $1,800
15. 2026-02-15
    price $1,800
16. 2025-12-12
    listed $1,850
17. 2025-06-30
    listed $145,000 Active
18. 2023-11-20
    historical $1,800
19. 2023-11-02
    listed $1,800
20. 2023-10-20
    historical $1,800
21. 2023-10-10
    listed $1,800
22. 2020-03-04
    soldstatus $88,000
23. 2014-12-15
    soldstatus $29,900
24. 2014-11-19
    soldstatus $16,500
25. 2005-05-18
    soldstatus $82,000
26. 2003-07-25
    soldstatus $56,900
27. 1994-11-14
    soldstatus $26,000
28. 1986-07-29
    soldstatus $35,600

ⓘ 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: $3,685 · $307/mo
• Projected year-2 tax: $3,685 · $307/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 · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,339
• − Mortgage interest: −$7,562
• − Property taxes: −$3,685
• − Insurance: −$675
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$6,660
• − Depreciation: −$3,927
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,385/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: 62,807
• 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

+279.2% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $135,000 MARMLS
• 2026-02-23 Rental Removed $1,800 MARMLS
• 2026-02-15 Price Changed $1,800 MARMLS
• 2025-12-12 Listed for Rent $1,850 MARMLS
• 2025-06-30 Listed $145,000 MARMLS
• 2023-11-20 Rental Removed $1,800 MARMLS
• 2023-11-02 Listed for Rent $1,800 MARMLS
• 2023-10-20 Rental Removed $1,800 MARMLS
• 2023-10-10 Listed for Rent $1,800 MARMLS
• 2020-03-04 Sold (Public Records) $88,000 Public Records
• 2014-12-15 Sold (Public Records) $29,900 Public Records
• 2014-11-19 Sold (Public Records) $16,500 Public Records
• 2005-05-18 Sold (Public Records) $82,000 Public Records
• 2003-07-25 Sold (Public Records) $56,900 Public Records
• 1994-11-14 Sold (Public Records) $26,000 Public Records
• 1986-07-29 Sold (Public Records) $35,600 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,685 · -3.4% YoY. Source: county tax records.