None · North Lauderdale, FL 33068

$99,900

2 bd · 2.0 ba · 1,300 sqft · Condo · 99 Days on market

Built 1973 $767/mo HOA · 29% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

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. Association require

Key facts

• Fitness center
• Tennis courts
• Open layout

Tags

• OPEN LAYOUT
• MASSIVE WALK-IN CLOSET
• EXPANSIVE SCREENED BALCONY
• HEATED POOL
• TENNIS COURTS
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Community association with monthly HOA; Monthly HOA fee applies; Amenities include clubhouse, fitness center, parking, pool, and lobby; HOA covers maintenance of grounds, sewer, trash, water, common areas, reserves, roof repairs, recreation facility, and pool service; Senior community

Exterior

• Parking: Guest parking
• Security: Security system
• Utilities: Has heating and cooling
• Home design: Condominium; 3-story building; Resale condition; Not waterfront
• Construction: Block construction
• Exterior features: Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.3% 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.
• Market conditions: Rents soft (-0.7%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,642/mo this rent would consume 49% of the median local household income ($64k/yr) (locally 3073% 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $90,909 (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 1973 — 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. 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.
8. 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.
9. 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: 2.64% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.01%
• DSCR: 2.20
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.60×
• Total profit: $16,682
• Equity at exit: $14,895

10-year hold

• IRR: 20.6%
• Equity multiple: 2.37×
• Total profit: $38,319
• 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.

Methodology + full state rankings →

ZIP-level market 33068

• Rents YoY: -0.7%
• Active inventory: 298
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$767
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $630

Break-even live

Break-even rent $1,845

Max offer price $99,900

Occupancy floor 71%

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	22d	1	0.18mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	11d	1	0.18mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	17d	1	0.18mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	5d	1	0.18mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	7d	1	0.23mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	24d	1	0.24mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	24d	1	0.33mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	24d	1	0.34mi
7336 SW 8th Ct #6 North Lauderdale, FL	2.0	2.0	1056	$2,100	$1.99	24d	1	0.36mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	24d	1	0.45mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	24d	1	0.48mi
6481 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1728	$3,650	$2.11	24d	1	0.52mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,256	$2.11	2d	58	0.53mi
6701 SW 7th Pl North Lauderdale, FL	3.0	2.0	1551	$3,100	$2.00	24d	1	0.54mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	24d	1	0.54mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	14d	1	0.55mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	5d	1	0.56mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	24d	1	0.58mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	14d	1	0.58mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	24d	1	0.59mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	17d	1	0.60mi
631 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	17d	1	0.61mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	24d	1	0.61mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	24d	1	0.62mi
6391 SW 8th St North Lauderdale, FL	3.0	2.0	1162	$3,300	$2.84	24d	1	0.68mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	24d	1	0.69mi
568 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	24d	1	0.70mi
563 Kathy Ct Margate, FL	2.0	2.0	875	$2,035	$2.33	24d	1	0.70mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	24d	1	0.71mi
551 Kathy Ct Margate, FL	2.0	1.0–2.0	851	$1,945	$2.29	3d	2	0.71mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	24d	1	0.71mi
915 E Maple St North Lauderdale, FL	3.0	2.0	1470	$3,350	$2.28	14d	1	0.72mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	24d	1	0.75mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	24d	1	0.75mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	24d	1	0.76mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	24d	1	0.79mi
253 San Remo Blvd #253 North Lauderdale, FL	3.0	2.5	1403	$2,300	$1.64	24d	1	0.80mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	24d	1	0.80mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	20d	1	0.80mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	24d	1	0.81mi

HOA detail condo

• Monthly dues: $767 · $9,204/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $99,900 Active 99 DOM
2. 2026-06-17
   days on market $99,900 Active 98 DOM
3. 2026-06-16
   days on market $99,900 Active 97 DOM
4. 2026-06-15
   days on market $99,900 Active 96 DOM
5. 2026-06-13
   days on market $99,900 Active 94 DOM
6. 2026-06-09
   days on market $99,900 Active 90 DOM
7. 2026-06-07
   pricedays on market $99,900 Active 88 DOM
8. 2026-06-04
   days on market $105,000 Active 85 DOM
9. 2026-06-03
   days on market $105,000 Active 84 DOM
10. 2026-06-02
    days on market $105,000 Active 83 DOM
11. 2026-06-01
    days on market $105,000 Active 82 DOM
12. 2026-05-31
    days on market $105,000 Active 81 DOM
13. 2026-02-02
    listed $105,000 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 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

Taxation est. · year 1

• Rental income: $31,701
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − HOA: −$9,204
• − Depreciation: −$2,906
• Taxable income: $6,925
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $5,893/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 — 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 · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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: 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

1 event — show timeline

• 2026-02-02 Listed $105,000 Beaches MLS