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4431 NW 16th St Unit H205
C+ Composite 61.82
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 +21.3/30.0
  • ARV discount +11.4/15.0
  • 1% rule +7.5/10.0
  • DSCR +7.4/10.0
  • Schools +4.0/10.0
  • Livability +4.0/5.0
  • Condition / age +3.8/5.0
  • Rent growth +2.6/5.0
  • Appreciation +0.0/10.0

$89,500

4431 NW 16th St Unit H205 · Lauderhill, FL 33313
1 bd · 1.0 ba · 680 sqft · Townhouse · 8 Days on market
55+ age-restricted Built 1969 Good condition $132/sqft · 9% below area Est $98k · 9% under $314/mo HOA · 21% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

THIS BEAUTIFUL & SPACIOUS UPDATED FULLY FURNISHED (TURNKEY) 1 BED 1 BATH CONDO IN LAUDERHILL EAST (HEATHER BUILDING). RELAX IN YOUR ENCLOSED PATIO WHILE OVERLOOKING THE PEACEFUL POOL AREA AND THE BEAUTIFULLY KEPT GROUNDS. UPDATED KITCHEN. UPDATED BATH. BEAUTIFUL TILE FLOORS THROUGHOUT. UPDATED ELECTRIC PANEL. UNIT HAS LOTS OF STORAGE CLOSETS. TRULY A MUST SEE! THIS COMMUNITY IS AN ACTIVE ADULT COMMUNITY. AMENITIES INCLUDE: POOLS, SHUFFLEBOARD, COMMON LAUNDRY, BIKE STORAGE, GYM, LIBRARY, AND SO MUCH MORE. CONVENIENTLY LOCATED NEAR EXPRESSWAYS, RESTAURANTS, SHOPPING, GOLF ETC. JUST MINUTES AWAY!! ALL CLOSE BY. LOW MAINTENANCE FEE. GREAT FOR ALL YEAR LIVING OR 2ND HOME.

Key facts

  • Tile floors
  • Updated bath
  • Updated kitchen

Tags

ENCLOSED PATIOUPDATED KITCHENUPDATED BATHTILE FLOORSUPDATED ELECTRIC PANELLOTS OF STORAGE CLOSETS

Neighborhood map

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 1-bed/1.0-bath townhouse listed at $90k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $268 ($3k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $90k).
  • Cap rate 9.9% vs local median 4.2% 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: 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 flat; 876 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d 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).
  • This rent runs 39% 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 $619 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

  • Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

  • Watch-outs: HOA is 21% of rent.
  • Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $89,500

Questions for the listing agent

  1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  4. 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?
  5. 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.
  6. 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.
  7. 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
1.70% ✓
Cap rate
9.89%
Cash-on-cash
12.86%
DSCR
1.57
GRM
4.9

CMA / ARV

ARV (median comp)
$98,044
List price
$89,500
Delta
-8.71%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4411 NW 16th St #207 0.05mi 1/1.0 660 (-3%) 4mo $62,000 $94 90
4411 NW 16th St #305 0.05mi 1/1.0 660 (-3%) 6mo $73,000 $111 88
4211 NW 19th St #193 0.35mi 1/1.0 700 (+3%) 6mo $95,000 $136 74
1599 NW 43rd Ave #108 0.17mi 1/1.0 730 (+7%) 8mo $62,000 $85 74
4045 NW 16th St #111 0.33mi 1/1.5 650 (-4%) 3mo $90,000 $138 73
1330 NW 43rd Ave #104 0.27mi 1/1.0 730 (+7%) 5mo $60,000 $82 71
1631 NW 46th Ave #119 0.09mi 2/1.0 (+1) 774 (+14%) 2mo $108,000 $140 66
4310 NW 12th Ct #204 0.40mi 1/1.0 730 (+7%) 5mo $74,500 $102 65
4042 NW 19th St #409 0.36mi 1/1.0 760 (+12%) 4mo $75,250 $99 60
2070 NW 43rd Ter #6 0.47mi 1/1.0 600 (-12%) 1mo $95,000 $158 58
4780 NW 24th Ct Unit C111 0.71mi 1/1.0 598 (-12%) 1mo $180,000 $301 46
4800 NW 24th Ct Unit D117 0.72mi 1/1.0 598 (-12%) 3mo $200,000 $334 44

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 · 0.26% rent growth · sell at horizon

5-year hold
IRR
-1.4%
Equity multiple
0.95×
Total profit
$-1,268
Equity at exit
$13,345
10-year hold
IRR
3.9%
Equity multiple
1.24×
Total profit
$5,943
Equity at exit
$7,738

Cash invested: $25,060 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
101 active · 15 under contract
Months of supply
46.6 mo (2%/mo absorbed)
Median asking
$115,000 ($149/sqft)
Median days on market
114 d
This list price
27% of active listings are priced below it
ARV vs active asking
-3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33313

Rents YoY
0.3%
Active inventory
876
Price-to-rent
4.9×

Monthly cashflow live

Estimated rent
$1,520 high interval (Pro) →
Mortgage (P&I)
−$469
Tax est. 1.5%
−$112 /mo · $1,342/yr
Insurance
−$37
HOA
−$314
Vacancy / Maint / Mgmt
−$319
Net cashflow
$268

Break-even live

Break-even rent $1,180
Max offer price $89,500
Occupancy floor 77%

Sensitivity live

Price -10% $330 -5% $299 +0% $268 +5% $238 +10% $207
Rent -10% $148 -5% $208 +0% $268 +5% $329 +10% $389
Rate -1.0pp $314 -0.5pp $291 base $268 +0.5pp $245 +1.0pp $222

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
$22,375
Closing costs
$2,685
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

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1701 NW 46th Ave #105 Lauderhill, FL 1.0 1.0 590 $1,500 $2.54 7d 1 0.04mi
1621 NW 46th Ave Lauderhill, FL 1.0–2.0 1.0–2.0 751 $1,550 $2.06 78d 2 0.10mi
4299 NW 16th St #103 Lauderhill, FL 1.0 1.0 700 $1,400 $2.00 120d 1 0.20mi
4299 NW 16th St #103 Lauderhill, FL 1.0 1.0 700 $1,400 $2.00 103d 1 0.20mi
1599 NW 43rd Ave #106 Lauderhill, FL 1.0 1.0 730 $1,499 $2.05 113d 1 0.20mi
1501 NW 43rd Ave #206 Lauderhill, FL 1.0 1.0 730 $1,400 $1.92 0d 1 0.26mi
1321 NW 43rd Ave #104 Lauderhill, FL 1.0 1.0 730 $1,300 $1.78 74d 1 0.32mi
4281 NW 19th St #5 Lauderhill, FL 1.0 1.0 600 $1,500 $2.50 19d 1 0.33mi
4047 NW 16th St #109 Lauderhill, FL 1.0 1.0 725 $1,300 $1.79 120d 1 0.36mi
4310 NW 12th Ct #205 Lauderhill, FL 1.0 1.0 730 $1,500 $2.05 112d 1 0.42mi
4310 NW 12th Ct #205 Lauderhill, FL 1.0 1.0 730 $1,400 $1.92 71d 1 0.42mi
4310 NW 12th Ct Lauderhill, FL 1.0 1.0 730 $1,500 $2.05 38d 1 0.42mi
2050 NW 43rd Ter #5 Lauderhill, FL 1.0 1.0 600 $1,450 $2.42 11d 1 0.43mi
2058 NW 43rd Ter #1 Lauderhill, FL 1.0 1.0 600 $1,500 $2.50 10d 1 0.45mi
2074 NW 43rd Ter #8 Lauderhill, FL 1.0 1.0 600 $1,600 $2.67 18d 1 0.46mi
2070 NW 43rd Ter #6 Lauderhill, FL 1.0 1.0 600 $1,500 $2.50 18d 1 0.47mi
2070 NW 43rd Ter #6 Lauderhill, FL 1.0 1.0 600 $1,500 $2.50 85d 1 0.47mi
2070 NW 43rd Ter #6 Lauderhill, FL 1.0 1.0 600 $1,600 $2.67 117d 1 0.47mi
4220 NW 21st St #207 Lauderhill, FL 1.0 1.0 675 $1,300 $1.93 55d 1 0.48mi
4160 NW 21st St Lauderhill, FL 1.0–2.0 1.0 810 $1,300 $1.60 51d 5 0.49mi
4160 NW 21st St Lauderhill, FL 1.0–2.0 1.0 810 $1,599 $1.97 94d 3 0.49mi
4160 NW 21st St Lauderhill, FL 1.0–2.0 1.0 810 $1,399 $1.73 0d 4 0.49mi
4160 NW 21st St Lauderhill, FL 1.0–2.0 1.0 810 $1,599 $1.97 47d 4 0.49mi
4160 NW 21st St Lauderhill, FL 1.0–2.0 1.0 810 $1,675 $2.07 120d 3 0.49mi
1196 NW 40th Ave Lauderhill, FL 1.0–2.0 1.0 825 $1,811 $2.20 0d 6 0.52mi
1700 NW 52nd Ave Unit 1 Lauderhill, FL 2.0 1.0 700 $1,900 $2.71 7d 1 0.63mi
1872 NW 52nd Ave Lauderhill, FL 2.0 1.0 750 $2,200 $2.93 36d 1 0.66mi
1752 NW 55th Ave #102 Lauderhill, FL 1.0 1.0 550 $1,390 $2.53 120d 1 0.74mi
4730 NW 10th Ct Plantation, FL 1.0–2.0 1.0–2.0 860 $1,550 $1.80 37d 2 0.75mi
4770 NW 10th Ct #312 Plantation, FL 1.0 1.0 748 $1,600 $2.14 94d 1 0.78mi
4770 NW 10th Ct Plantation, FL 1.0 1.0 748 $1,700 $2.27 38d 1 0.78mi
1795 NW 55th Ave #1 Lauderhill, FL 1.0 1.0 686 $1,550 $2.26 32d 1 0.85mi
4829 NW 9th Dr #4829 Plantation, FL 1.0 1.0 736 $1,595 $2.17 11d 1 0.87mi
5321 NW 21st Ct Lauderhill, FL 2.0 1.0 750 $1,900 $2.53 120d 1 0.88mi
4851 NW 9th Dr #4851 Plantation, FL 2.0 1.0 736 $1,650 $2.24 120d 1 0.91mi
4839 NW 9th Dr #4839 Plantation, FL 1.0 1.0 736 $1,595 $2.17 112d 1 0.91mi
4871 NW 9th Dr #4871 Plantation, FL 1.0 1.0 736 $1,550 $2.11 120d 1 0.91mi
4871 NW 9th Dr Plantation, FL 1.0 1.0 736 $1,750 $2.38 38d 1 0.91mi
4767 NW 9th Dr #4767 Plantation, FL 1.0 1.0 736 $1,400 $1.90 94d 1 0.91mi
4121 NW 26th St Unit T16 Lauderhill, FL 1.0 1.5 750 $1,500 $2.00 120d 1 0.94mi

Property features AI

Finance

Financial info
Pets not allowed
HOA & community
Monthly association feeAssociation amenities include clubhouse, fitness center, pool, billiard room, library, laundry, storage, elevator(s), barbecue/picnic area, shuffleboard courtAssociation fee covers management, amenities, common areas, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, roof, sewer, security, trash and waterSenior community

Exterior

Parking
Assigned parkingGuest parkingOne assigned space
Security
Closed-circuit cameras
Utilities
Has coolingHas heating
Home design
Attached property3-story buildingEntry on level 2Updated/remodeled
Construction
Block constructionResale property
Exterior features
PatioAssociation pool

Interior

Kitchen
Electric rangeRefrigerator
Bedrooms
Bedroom on main level
Flooring
Ceramic tileTile
Bathrooms
1 full bathroom
Heating & cooling
Central heatingCentral airCeiling fan(s)
Interior features
Blinds on windowsFurnishedPantryWalk-in closet(s)Living/dining roomMain living area on entry level
Laundry & utility
Common area laundry

HOA detail $314/mo · $3,768/yr

Likely covers
electriclandscapingpoolgym

Listing history 6 events

  1. 2026-06-17
    days on market $89,500 Active 8 DOM
  2. 2026-06-16
    days on market $89,500 Active 7 DOM
  3. 2026-06-15
    days on market $89,500 Active 6 DOM
  4. 2026-06-13
    days on market $89,500 Active 4 DOM
  5. 2026-06-10
    remarks 695-char remark
  6. 2026-06-10
    listed $89,500 Active 1 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 3/10 Moderate FEMA zone X (shaded) · 7% chance over 30 yrs
  • 🔥 Wildfire 1/10 Low
  • 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$18,243
− Mortgage interest
−$5,013
− Property taxes
−$1,342
− Insurance
−$448
− Repairs & maintenance
−$1,459
− Management
−$1,459
− HOA
−$3,768
− Depreciation
−$2,604
Taxable income
$2,149
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$516
After-tax cash flow
$2,706/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $3,400–$10,200 screening

This fully furnished and updated 1-bedroom condo in Lauderhill East is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

  • Both landscaping — enhances curb appeal and adds value ↑
  • Rental furniture — improves rental readiness ↑
  • Resale upgrading kitchen appliances — modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 40/100

Zoned Schools

Elementary Lauderhill Paul Turner Elementary School F FL #1,862/2,144 Nat'l #26,279/41,679 Middle Nova Middle School C- FL #274/571 Nat'l #3,846/14,009 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 79/100

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 · 2,207,033 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
21% 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
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
—

Price history

2 events — show timeline
  • 2026-06-17 Listing Removed — MARMLS
  • 2026-06-09 Listed $89,500 MARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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