7960 NW 50th St #104 · Lauderhill, FL 33351

$152,000

1 bd · 1.0 ba · 630 sqft · Condo public records · 206 Days on market

Built 1983 $377/mo HOA · 21% 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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVEMENT! Opportunity awaits in Cascades of Lauderhill. This first-floor 1-bedroom, 1-bath condo offers peaceful lake views and a spacious layout in a well-maintained community. Enjoy access to community amenities including clubhouse, pool, fitness center, tennis courts, and more. Currently tenant occupied through November 2026, making this an excellent opportunity for investors seeking immediate rental income or buyers planning ahead for future occupancy. Conveniently located near shopping, dining, parks, and major roadways. Call listing agent for additional details and showing information.

Key facts

• Lake view condo
• Sauna
• Tennis courts

Tags

• LAKE VIEW CONDO
• ASSIGNED PARKING SPOT
• HEATED POOL
• JACUZZI
• SAUNA
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Monthly HOA dues; Community amenities: billiard room, clubhouse, elevators, fitness center, playground, pool, sauna, spa/hot tub, tennis courts, sidewalks

Exterior

• Parking: One open parking space
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Resale unit; Three-story building; Faces west
• Construction: CBS construction
• Exterior features: Waterfront property; Heated in-ground spa

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No interior specialty features listed; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $152k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (9.8% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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: 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; 189 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 206 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $152k implies a 328% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,760 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 1.16% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.22×
• Total profit: $-33,355
• Equity at exit: $22,664

10-year hold

• IRR: -28.6%
• Equity multiple: -0.15×
• Total profit: $-49,116
• Equity at exit: $13,142

Cash invested: $42,560 (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 33351

• Rents YoY: 0.9%
• Active inventory: 189
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$797
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$63
• HOA: −$377
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-84

Break-even live

Break-even rent $1,865

Max offer price $137,100

Occupancy floor 100%

Sensitivity live

Price	-10% $2	-5% $-41	+0% $-84	+5% $-127	+10% $-170
Rent	-10% $-223	-5% $-154	+0% $-84	+5% $-15	+10% $55
Rate	-1.0pp $-8	-0.5pp $-46	base $-84	+0.5pp $-124	+1.0pp $-164

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7710 NW 50th St #304 Lauderhill, FL	1.0	1.0	630	$1,500	$2.38	25d	1	0.21mi
5475 N University Dr Lauderhill, FL	3.0	1.0–2.0	794	$2,085	$2.63	3d	35	0.52mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	13d	1	0.72mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	0.88mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	25d	1	0.89mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	0.91mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	8d	1	0.91mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	25d	1	0.93mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	17d	1	0.93mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	25d	1	0.93mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	25d	1	0.93mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	0.93mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	25d	1	0.94mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	8d	1	1.06mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	25d	37	1.12mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	25d	1	1.18mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	25d	1	1.18mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,878	$1.68	4d	17	1.21mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	25d	1	1.28mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	25d	1	1.28mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	25d	1	1.32mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	18d	2	1.41mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	16d	1	1.41mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	25d	1	1.46mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	1.49mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	1.49mi

HOA detail condo

• Monthly dues: $377 · $4,524/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $152,000 Active 206 DOM
2. 2026-06-17
   days on market $152,000 Active 205 DOM
3. 2026-06-16
   days on market $152,000 Active 204 DOM
4. 2026-06-15
   days on market $152,000 Active 203 DOM
5. 2026-06-13
   days on market $152,000 Active 201 DOM
6. 2026-06-09
   days on market $152,000 Active 197 DOM
7. 2026-06-07
   remarks 607-char remark
8. 2026-06-07
   pricedays on market $152,000 Active 195 DOM
9. 2026-06-04
   days on market $158,000 Active 192 DOM
10. 2026-06-03
    days on market $158,000 Active 191 DOM
11. 2026-06-02
    days on market $158,000 Active 190 DOM
12. 2026-06-01
    days on market $158,000 Active 189 DOM
13. 2026-05-31
    days on market $158,000 Active 188 DOM
14. 2025-12-26
    price $158,000
15. 2025-11-23
    listed $165,000 Active
16. 1997-07-03
    soldstatus $35,500
17. 1987-06-16
    soldstatus $35,000

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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 · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,100
• − Mortgage interest: −$8,514
• − Property taxes: −$2,832
• − Insurance: −$760
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$4,524
• − Depreciation: −$4,422
• Taxable loss: −$3,328
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $-213/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): 36,364
• Household income: $77,363
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1753.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 38% Hispanic / Latino 32% White 21% Two or more races 19% Asian 5%
• Hispanic origin (detail): Puerto Rican 5% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 7% Romanian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 57% English-only · Spanish 29% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -238.70%
• Current HPI: 395.4292
• Rent YoY: ▲ 0.90%
• 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

+351.4% since first listed

4 events — show timeline

• 2025-12-26 Price Changed $158,000 Beaches MLS
• 2025-11-23 Listed $165,000 Beaches MLS
• 1997-07-03 Sold (Public Records) $35,500 Public Records
• 1987-06-16 Sold (Public Records) $35,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,832 · +2.2% YoY. Source: county tax records.