None · North Lauderdale, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +22.5/30.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- ARV discount +7.5/15.0
- Livability +3.8/5.0
- Schools +3.5/10.0
- Rent growth +2.3/5.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$99,900
None · North Lauderdale, FL 33068
2 bd · 2.0 ba · 1,300 sqft · Townhouse
· 196 Days on market
55+ age-restricted
Built 1973
$77/sqft
· 61% below area
$767/mo HOA · 31% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this bright and inviting 2-bedroom, 2-bath residence offering generous living spaces and exceptional comfort. The condo features an open layout with large bedrooms, including a primary suite with a massive walk-in closet. Enjoy your morning coffee or evening breeze on the expansive screened balcony, perfect for relaxation or entertaining. Residents of Oak Brook enjoy resort-style amenities including a heated pool, tennis courts, fitness center, game room, clubhouse, and laundry facilities on every floor. Assigned parking adds convenience and peace of mind. This well-maintained community offers the perfect combination of comfort, value, and active adult living.
Key facts
- Fitness center
- Tennis courts
- Open layout
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $100k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $486 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $100k).
- Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
- Cap rate 12.1% vs local median 4.2% in North Lauderdale — 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 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, 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: 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 soft (-0.7%/yr); 456 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- At $2,460/mo this rent would consume 46% of the median local household income ($64k/yr) — 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 $691 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.
- At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.
Negotiation context
- It's been on market 196 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 31% of rent.
- Climate carrying-cost: 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
$87,912
(12.0% below list)
Questions for the listing agent
- It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 2.46% ✓
- Cap rate
- 12.13%
- Cash-on-cash
- 20.85%
- DSCR
- 1.93
- GRM
- 3.4
CMA / ARV
- ARV (median comp)
- $256,518
- List price
- $99,900
- Delta
- -61.06%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7157 Sportsmans Dr | 0.67mi | 3/2.0 (+1) | 1,336 (+3%) | 2mo | $218,000 | $163 | 58 |
| 7125 Sportsman Dr | 0.67mi | 3/2.0 (+1) | 1,336 (+3%) | 2mo | $335,000 | $251 | 57 |
| 7199 Sportsmans Dr | 0.70mi | 3/2.0 (+1) | 1,336 (+3%) | 3mo | $340,000 | $254 | 55 |
| 1325 Silverado Dr #1325 | 0.58mi | 3/2.5 (+1) | 1,380 (+6%) | 4mo | $350,000 | $254 | 52 |
| 7441 Kimberly Blvd Unit 201B | 0.27mi | 3/2.0 (+1) | 1,150 (-12%) | 20mo | $174,500 | $152 | 46 |
| 1237 Seaview #1237 | 0.53mi | 3/2.5 (+1) | 1,472 (+13%) | 1mo | $310,000 | $211 | 45 |
| 7833 Tam Oshanter Blvd #7833 | 0.71mi | 3/2.5 (+1) | 1,422 (+9%) | 1mo | $313,000 | $220 | 43 |
| 7813 Tam Oshanter Blvd | 0.68mi | 3/2.5 (+1) | 1,422 (+9%) | 22mo | $310,000 | $218 | 27 |
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
- 7.8%
- Equity multiple
- 1.29×
- Total profit
- $8,062
- Equity at exit
- $14,895
10-year hold
- IRR
- 12.3%
- Equity multiple
- 1.75×
- Total profit
- $21,080
- Equity at exit
- $8,638
Cash invested: $27,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 64 active · 32 under contract
- Months of supply
- 27.4 mo (4%/mo absorbed)
- Median asking
- $277,500 ($223/sqft)
- Median days on market
- 100 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -11.6% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33068
- Rents YoY
- -0.7%
- Active inventory
- 456
- Price-to-rent
- 3.4×
Monthly cashflow live
↻
- Estimated rent
- $2,460 high interval (Pro) →
- Mortgage (P&I)
- −$524
- Tax est. 1.5%
- −$125 /mo · $1,498/yr
- Insurance
- −$42
- HOA
- −$767
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$517
- Net cashflow
- $486
Break-even live
Break-even rent
$1,845
Max offer price
$99,900
Occupancy floor
75%
Sensitivity live
| Price | -10% $555 | -5% $520 | +0% $486 | +5% $451 | +10% $417 |
|---|---|---|---|---|---|
| Rent | -10% $292 | -5% $389 | +0% $486 | +5% $583 | +10% $680 |
| Rate | -1.0pp $536 | -0.5pp $511 | base $486 | +0.5pp $460 | +1.0pp $434 |
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
- $24,975
- Closing costs
- $2,997
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| #6055 Pompano Beach, FL | 2.0 | 2.5 | 1120 | $2,100 | $1.88 | 6d | 1 | 0.03mi |
| 7410 SW 10th Ct Unit 201 North Lauderdale, FL | 2.0 | 2.0 | 1150 | $1,995 | $1.73 | 84d | 1 | 0.13mi |
| 6812 Rio Pinar North Lauderdale, FL | 3.0 | 2.0 | 1610 | $3,500 | $2.17 | 106d | 1 | 0.18mi |
| 6812 Rio Pinar Unit 1 North Lauderdale, FL | 3.0 | 2.0 | 1610 | $3,500 | $2.17 | 112d | 1 | 0.18mi |
| 6812 Rio Pinar Unit 1 North Lauderdale, FL | 3.0 | 2.0 | 1610 | $3,500 | $2.17 | 117d | 1 | 0.18mi |
| 1001 SW 74th Ave Unit 101A North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,150 | $1.87 | 71d | 1 | 0.18mi |
| 1001 SW 74th Ave Unit 101A North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,150 | $1.87 | 10d | 1 | 0.18mi |
| 1001 SW 74th Ave Unit 201a North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,650 | $2.30 | 101d | 1 | 0.18mi |
| 7427 SW 11th Ct North Lauderdale, FL | 2.0 | 2.0 | 1229 | $2,450 | $1.99 | 70d | 1 | 0.21mi |
| 7400 Kimberly Blvd Unit 202A North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,150 | $1.87 | 77d | 1 | 0.23mi |
| 7400 Kimberly Blvd Unit 202A North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,800 | $2.43 | 103d | 1 | 0.23mi |
| 7480 SW 10th Ct #1 North Lauderdale, FL | 3.0 | 2.0 | 1200 | $3,249 | $2.71 | 120d | 1 | 0.24mi |
| 7480 SW 10th St Unit 202A North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,100 | $1.83 | 6d | 1 | 0.26mi |
| 881 SW 74th Ter Unit 102C North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,200 | $1.91 | 120d | 1 | 0.33mi |
| 6595 Boulevard of Champions #6595 North Lauderdale, FL | 3.0 | 2.0 | 1706 | $2,600 | $1.52 | 24d | 1 | 0.33mi |
| 861 SW 74th Ter Unit 102D North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,100 | $1.83 | 94d | 1 | 0.34mi |
| 861 SW 74th Ter Unit 102D North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,100 | $1.83 | 72d | 1 | 0.34mi |
| 861 SW 74th Ter Unit 102D North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,100 | $1.83 | 120d | 1 | 0.34mi |
| 7336 SW 8th Ct #6 North Lauderdale, FL | 2.0 | 2.0 | 1056 | $2,000 | $1.89 | 85d | 1 | 0.36mi |
| 1336 SW 75th Ave Unit 1336 North Lauderdale, FL | 3.0 | 2.0 | 1150 | $2,800 | $2.43 | 10d | 1 | 0.41mi |
| 6623 Inwood North Lauderdale, FL | 3.0 | 1.0 | 1575 | $2,995 | $1.90 | 29d | 1 | 0.45mi |
| 6711 Boulevard of Champions North Lauderdale, FL | 1.0 | 1.0 | 1216 | $1,800 | $1.48 | 120d | 1 | 0.45mi |
| 7603 Kimberly Blvd North Lauderdale, FL | 3.0 | 2.0 | 1145 | $2,875 | $2.51 | 120d | 1 | 0.48mi |
| 6501 Harbour Rd North Lauderdale, FL | 3.0 | 2.0 | 1180 | $2,700 | $2.29 | 19d | 1 | 0.51mi |
| 6481 Kimberly Blvd North Lauderdale, FL | 3.0 | 2.0 | 1728 | $3,650 | $2.11 | 120d | 1 | 0.52mi |
| 7635 SW 10th St Unit A North Lauderdale, FL | 2.0 | 2.0 | 900 | $1,900 | $2.11 | 24d | 1 | 0.52mi |
| 7635 SW 10th St Unit A North Lauderdale, FL | 2.0 | 2.0 | 900 | $1,800 | $2.00 | 2d | 1 | 0.52mi |
| 1400 Avon Ln North Lauderdale, FL | 1.0–3.0 | 1.0–2.0 | 1070 | $2,227 | $2.08 | 0d | 81 | 0.53mi |
| 6701 SW 7th Pl North Lauderdale, FL | 3.0 | 2.0 | 1551 | $3,100 | $2.00 | 120d | 1 | 0.54mi |
| 1233 Hampton Blvd North Lauderdale, FL | 3.0 | 2.5 | 1612 | $2,750 | $1.71 | 120d | 1 | 0.54mi |
| 7306 Forest Blvd North Lauderdale, FL | 3.0 | 2.0 | 1472 | $2,800 | $1.90 | 11d | 1 | 0.55mi |
| 7701 SW 10th Ct Unit 1A North Lauderdale, FL | 3.0 | 1.0 | 1060 | $2,350 | $2.22 | 109d | 1 | 0.55mi |
| 7701 SW 10th Ct Unit 1A North Lauderdale, FL | 3.0 | 1.0 | 1060 | $1,900 | $1.79 | 90d | 1 | 0.55mi |
| 1343 Hampton Blvd North Lauderdale, FL | 2.0 | 2.0 | 1242 | $2,450 | $1.97 | 71d | 1 | 0.55mi |
| 1343 Hampton Blvd North Lauderdale, FL | 2.0 | 2.0 | 1242 | $2,450 | $1.97 | 50d | 1 | 0.55mi |
| 1038 W Jasmine Ln North Lauderdale, FL | 3.0 | 2.0 | 1470 | $3,000 | $2.04 | 100d | 1 | 0.56mi |
| 1034 W Jasmine Ln North Lauderdale, FL | 3.0 | 2.0 | 1470 | $2,850 | $1.94 | 120d | 1 | 0.58mi |
| 1034 W Jasmine Ln North Lauderdale, FL | 3.0 | 2.0 | 1470 | $2,880 | $1.96 | 85d | 1 | 0.58mi |
| 6872 SW 15th St North Lauderdale, FL | 2.0 | 1.0 | 919 | $2,400 | $2.61 | 84d | 1 | 0.58mi |
| 664 Kathy Ct Margate, FL | 2.0 | 2.0 | 875 | $1,995 | $2.28 | 57d | 1 | 0.58mi |
Property features AI
Finance
- HOA & community
- Community association with monthly HOAMonthly HOA fee appliesAmenities include clubhouse, fitness center, parking, pool, and lobbyHOA covers maintenance of grounds, sewer, trash, water, common areas, reserves, roof repairs, recreation facility, and pool serviceSenior community
Exterior
- Parking
- Guest parking
- Security
- Security system
- Utilities
- Has heating and cooling
- Home design
- Condominium3-story buildingResale conditionNot waterfront
- Construction
- Block construction
- Exterior features
- Screened porch
Interior
- Kitchen
- DishwasherElectric rangeRefrigerator
- Bedrooms
- 2 bedrooms (all on the main level)
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Walk-in closets
HOA detail $767/mo · $9,204/yr
- Likely covers
- poolgymparking
Listing history 50 events
-
2026-09-23days on market $99,900 Active 196 DOM
-
2026-09-22days on market $99,900 Active 195 DOM
-
2026-09-20days on market $99,900 Active 193 DOM
-
2026-09-18days on market $99,900 Active 191 DOM
-
2026-09-17days on market $99,900 Active 190 DOM
-
2026-09-16days on market $99,900 Active 189 DOM
-
2026-09-15days on market $99,900 Active 188 DOM
-
2026-09-14days on market $99,900 Active 187 DOM
-
2026-09-13days on market $99,900 Active 186 DOM
-
2026-09-12days on market $99,900 Active 185 DOM
-
2026-09-11days on market $99,900 Active 184 DOM
-
2026-09-05days on market $99,900 Active 178 DOM
-
2026-09-04days on market $99,900 Active 177 DOM
-
2026-08-31days on market $99,900 Active 173 DOM
-
2026-08-29days on market $99,900 Active 171 DOM
-
2026-08-28days on market $99,900 Active 170 DOM
-
2026-08-27days on market $99,900 Active 169 DOM
-
2026-08-25days on market $99,900 Active 167 DOM
-
2026-08-24days on market $99,900 Active 166 DOM
-
2026-08-23days on market $99,900 Active 165 DOM
-
2026-08-22days on market $99,900 Active 164 DOM
-
2026-08-21days on market $99,900 Active 163 DOM
-
2026-08-20days on market $99,900 Active 162 DOM
-
2026-08-19days on market $99,900 Active 161 DOM
-
2026-08-18days on market $99,900 Active 160 DOM
-
2026-08-16days on market $99,900 Active 158 DOM
-
2026-08-15days on market $99,900 Active 157 DOM
-
2026-08-14days on market $99,900 Active 156 DOM
-
2026-08-13days on market $99,900 Active 155 DOM
-
2026-08-12days on market $99,900 Active 154 DOM
-
2026-08-11days on market $99,900 Active 153 DOM
-
2026-08-10days on market $99,900 Active 152 DOM
-
2026-08-09days on market $99,900 Active 151 DOM
-
2026-08-08days on market $99,900 Active 150 DOM
-
2026-08-06days on market $99,900 Active 148 DOM
-
2026-08-05days on market $99,900 Active 147 DOM
-
2026-08-03days on market $99,900 Active 145 DOM
-
2026-07-31days on market $99,900 Active 142 DOM
-
2026-07-28days on market $99,900 Active 139 DOM
-
2026-07-24days on market $99,900 Active 135 DOM
-
2026-07-23days on market $99,900 Active 134 DOM
-
2026-07-22days on market $99,900 Active 133 DOM
-
2026-07-21days on market $99,900 Active 132 DOM
-
2026-07-20days on market $99,900 Active 131 DOM
-
2026-07-16days on market $99,900 Active 127 DOM
-
2026-07-15days on market $99,900 Active 126 DOM
-
2026-07-14days on market $99,900 Active 125 DOM
-
2026-07-13days on market $99,900 Active 124 DOM
-
2026-07-13days on market $99,900 Active 123 DOM
-
2026-07-11days on market $99,900 Active 122 DOM
ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 9/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $29,519
- − Mortgage interest
- −$5,596
- − Property taxes
- −$1,498
- − Insurance
- −$500
- − Repairs & maintenance
- −$2,362
- − Management
- −$2,362
- − HOA
- −$9,204
- − Depreciation
- −$2,906
- Taxable income
- $5,092
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,222
- After-tax cash flow
- $4,609/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.
Condition & rehab AI · 14 photos
45/100
Moderate rehab
Est. rehab $32,500–$58,500 screening
This property requires moderate renovations to update the kitchen and bathroom, which would significantly enhance its resale and rental value.
Repairs flagged
- Moderate kitchen cabinets — dated and worn
- Moderate bathroom fixtures — dated and worn
- Moderate kitchen appliances — dated and worn
- Moderate kitchen countertops — dated and worn
Value-add opportunities
- Resale paint interior walls — fresh paint enhances curb appeal ↑
- Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
- Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
- Resale replace kitchen appliances — new appliances improve functionality and aesthetics ↑
- Resale replace kitchen countertops — new countertops improve functionality and aesthetics ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 35/100
Zoned Schools
Elementary
Nova Blanche Forman Elementary
D-
FL #1,271/2,144
Nat'l #15,897/41,679
Middle
Silver Lakes Middle School
F
FL #512/571
Nat'l #10,204/14,009
High
College Academy At Broward College
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
B
Composite livability gradescore 76/100
Livability — North Lauderdale
- Score
- 76/100
- State rank
- #230
- US rank
- #3635
Category grades
Amenities F
Commute C-
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
- North Lauderdale, FL
- County
- Broward County · 2,207,033 people
- City population
- 54,439
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 54,439
- Household income
- $64,051
- Rent vs Own
- Severe rent burden
- 14% of renters
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 0.61)
- Race & ethnicity
- Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
- Common ancestry
- Hispanic 17% Estonian 1% Lithuanian 1%
- Foreign-born
- 47% · Canada, Jamaica, Vietnam
- Languages at home
- 59% English-only · Spanish 19% French/Haitian/Cajun 15% 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
- ▼ -317.60%
- Current HPI
- 426.2972
- Rent YoY
- ▼ -0.74%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-02-02 Listed $105,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…