3001 NW 46th Ave #204 · Lauderdale Lakes, FL 33313

$70,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 98 Days on market

Built 1971 $493/mo HOA · 31% 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 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

Condo 1 bedroom, 1.5 bathrooms, located on the second floor, enjoy the view of the canal and BBQ area. Come furnish, laundry on each floor, 50 years certification has been completed. This is a 55+ community. good location close to main road, stores, restaurants, airport and beach. No location the first year and seasonal rental only 6 months per year on season.

Key facts

• Bbq area
• View of the canal
• $493 HOA

Tags

• VIEW OF THE CANAL
• BBQ AREA
• LAUNDRY ON EACH FLOOR

Property features AI

Finance

• Other: Pets not allowed; Land is not leased
• HOA & community: Association: Avalon; Monthly HOA fee of $493; HOA covers insurance, pest control, security, sewer, trash, water, common areas, elevator, roof repairs and pool service; Community amenities include billiard room, clubhouse, elevators, fitness center, laundry, picnic area, parking, pool, sauna, shuffleboard court, storage, courtesy bus, heated pool, pickleball courts, security, maintenance and recreation facilities; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Detached garage; 1 open parking space (1 total parking)
• Security: Smoke detector(s); Security patrol
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Resale; 4-story building; Entry level: 2; Faces east
• Construction: CBS construction; Other roof
• Exterior features: Wrap-around porch; Porch; Storage; Security fencing; Road surfaced with asphalt and paved; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished
• Laundry & utility: Laundry room with multiple locations

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.6% in Lauderdale Lakes — 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 81/100 on livability (#100 in FL, #1,527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment 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; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% 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 $484 of loan paydown is wiped out by about $2k 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 98 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 31% 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1971 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.25% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 3.7

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-3,321
• Equity at exit: $10,437

10-year hold

• IRR: -2.4%
• Equity multiple: 0.87×
• Total profit: $-2,480
• Equity at exit: $6,052

Cash invested: $19,600 (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: 664
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$367
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$29
• HOA: −$493
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $186

Break-even live

Break-even rent $1,337

Max offer price $70,000

Occupancy floor 83%

Sensitivity live

Price	-10% $226	-5% $206	+0% $186	+5% $167	+10% $147
Rent	-10% $62	-5% $124	+0% $186	+5% $248	+10% $311
Rate	-1.0pp $222	-0.5pp $204	base $186	+0.5pp $168	+1.0pp $150

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	25d	1	0.10mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	25d	1	0.10mi
2861 NW 47th Ter Unit 201A Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	0d	1	0.10mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	25d	1	0.10mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.11mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.11mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	25d	1	0.11mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	25d	1	0.11mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.11mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	25d	1	0.11mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	25d	1	0.15mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	25d	1	0.18mi
3070 NW 48th Ter #405 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	4d	1	0.26mi
3070 NW 48th Ter #104 Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	25d	1	0.26mi
3070 NW 48th Ter Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	9d	2	0.26mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	0.27mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	0.27mi
2980 NW 43rd Ter #207 Lauderdale Lakes, FL	2.0	2.0	890	$1,800	$2.02	25d	1	0.28mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	25d	1	0.28mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	0.31mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	23d	1	0.32mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	25d	1	0.32mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	6d	1	0.32mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	25d	2	0.32mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	13d	1	0.33mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.34mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	4d	1	0.38mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	19d	2	0.39mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	25d	1	0.45mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	25d	1	0.45mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	11d	2	0.46mi
5111 W Oakland Park Blvd #301 Lauderdale Lakes, FL	2.0	2.0	944	$1,700	$1.80	6d	1	0.49mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	25d	1	0.50mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	18d	3	0.52mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	6d	9	0.52mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,550	$1.48	18d	3	0.56mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,450	$1.39	6d	4	0.56mi
5151 W Oakland Park Blvd #303 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	25d	1	0.58mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	9d	1	0.59mi
2700 NW 39th Way Lauderdale Lakes, FL	2.0–3.0	1.0–1.5	858	$1,750	$2.04	0d	6	0.59mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $70,000 Active 98 DOM
2. 2026-06-18
   days on market $70,000 Active 95 DOM
3. 2026-06-17
   days on market $70,000 Active 94 DOM
4. 2026-06-16
   days on market $70,000 Active 93 DOM
5. 2026-06-15
   days on market $70,000 Active 92 DOM
6. 2026-06-13
   days on market $70,000 Active 90 DOM
7. 2026-06-09
   days on market $70,000 Active 86 DOM
8. 2026-06-08
   days on market $70,000 Active 85 DOM
9. 2026-06-07
   days on market $70,000 Active 84 DOM
10. 2026-06-04
    days on market $70,000 Active 81 DOM
11. 2026-06-03
    days on market $70,000 Active 80 DOM
12. 2026-06-02
    days on market $70,000 Active 79 DOM
13. 2026-06-01
    days on market $70,000 Active 78 DOM
14. 2026-05-31
    days on market $70,000 Active 77 DOM
15. 2026-05-18
    price $70,000
16. 2026-03-11
    listed $80,000 Active
17. 2025-12-04
    historical
18. 2025-06-12
    price $105,000
19. 2025-06-07
    listed $10,500 Active
20. 2025-06-04
    historical
21. 2025-05-31
    historical $2,000
22. 2025-02-13
    price $99,900
23. 2025-01-16
    price $105,000
24. 2024-12-05
    listed $2,000
25. 2024-12-02
    price $112,000
26. 2024-08-08
    price $109,000
27. 2024-04-19
    price $114,000
28. 2024-04-01
    status Active
29. 2024-03-31
    historical
30. 2024-01-22
    price $115,000
31. 2023-11-21
    price $119,999
32. 2023-09-12
    price $124,999
33. 2023-07-01
    listed $130,000 Active
34. 2020-03-02
    soldstatus $45,000
35. 1995-08-24
    soldstatus $18,000
36. 1972-01-01
    soldstatus $20,200

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,873
• − Mortgage interest: −$3,921
• − Property taxes: −$2,003
• − Insurance: −$350
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − HOA: −$5,916
• − Depreciation: −$2,036
• Taxable income: $1,627
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $1,845/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 — Lauderdale Lakes

• Score: 81/100
• State rank: #100
• US rank: #1527

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderdale Lakes, FL
• County: Broward County · 1,963,430 people
• 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

+246.5% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $70,000 Beaches MLS
• 2026-03-11 Listed $80,000 Beaches MLS
• 2025-12-04 Listing Removed — MARMLS
• 2025-06-12 Price Changed $105,000 MARMLS
• 2025-06-07 Listed $10,500 MARMLS
• 2025-06-04 Listing Removed — MARMLS
• 2025-05-31 Rental Removed $2,000 MARMLS
• 2025-02-13 Price Changed $99,900 MARMLS
• 2025-01-16 Price Changed $105,000 MARMLS
• 2024-12-05 Listed for Rent $2,000 MARMLS
• 2024-12-02 Price Changed $112,000 MARMLS
• 2024-08-08 Price Changed $109,000 MARMLS
• 2024-04-19 Price Changed $114,000 MARMLS
• 2024-04-01 Relisted — MARMLS
• 2024-03-31 Listing Removed — MARMLS
• 2024-01-22 Price Changed $115,000 MARMLS
• 2023-11-21 Price Changed $119,999 MARMLS
• 2023-09-12 Price Changed $124,999 MARMLS
• 2023-07-01 Listed $130,000 MARMLS
• 2020-03-02 Sold (Public Records) $45,000 Public Records
• 1995-08-24 Sold (Public Records) $18,000 Public Records
• 1972-01-01 Sold (Public Records) $20,200 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,003 · +6.0% YoY. Source: county tax records.