3990 NW 42nd Ave #106 · Lauderdale Lakes, FL 33319

$89,921

2 bd · 2.0 ba · 1,142 sqft · Condo public records · 161 Days on market

Built 1975 $535/mo HOA · 29% of rent

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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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and well-maintained 2-bedroom, 2-bath corner unit located on the first floor with tile flooring throughout. Features include a bright living area, generous bedroom sizes, ample closet space, and a enclosed patio with peaceful garden and canal views. The kitchen features wood cabinetry and ample storage. The primary bathroom includes a walk-in tub. The community offers green spaces and water views. Conveniently located near shopping, dining, and major roadways. Property is being sold as-is with the right to inspect. Community features, association requirements, leasing restrictions, and any age restrictions are subject to association approval and must be independently verified by th

Key facts

• Screened patio
• Garden views
• Corner unit

Tags

• CORNER UNIT
• TILE FLOORING
• SCREENED PATIO
• GARDEN VIEWS
• CANAL VIEWS
• WOOD CABINETRY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, grounds maintenance, building maintenance and trash; Community amenities: elevator(s), fitness center, laundry, pool

Exterior

• Parking: Assigned parking (one covered space); One-car garage
• Security: Fenced complex
• Utilities: Cable available
• Home design: Attached property; 4-story building; First-floor entry
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Association pool; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Bedroom on main level; Closet cabinetry; First-floor entry; Living/dining room; Main-level primary; Tub with shower; Blinds on windows
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools C-, crime 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 (-1.4%/yr); 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% of the median local income ($58k/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 $622 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

• It's been on market 161 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; HOA is 29% of rent.

Recommended offer $79,130 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 2.06% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 4.0

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: -11.9%
• Equity multiple: 0.59×
• Total profit: $-10,247
• Equity at exit: $13,408

10-year hold

• IRR: -15.7%
• Equity multiple: 0.36×
• Total profit: $-16,083
• Equity at exit: $7,775

Cash invested: $25,178 (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 33319

• Rents YoY: -1.4%
• Active inventory: 821
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$472
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$37
• HOA: −$535
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $146

Break-even live

Break-even rent $1,668

Max offer price $89,921

Occupancy floor 87%

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: $22,480
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4191 NW 41st St #418 Lauderdale Lakes, FL	2.0	2.0	1088	$1,700	$1.56	24d	1	0.13mi
4140 NW 44th Ave #411 Lauderdale Lakes, FL	2.0	2.0	1044	$1,500	$1.44	24d	1	0.18mi
4141 NW 44th Ave Lauderdale Lakes, FL	2.0	2.0	1136	$1,850	$1.63	24d	2	0.24mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	5d	9	0.40mi
3852 NW 34th St Lauderdale Lakes, FL	1.0	1.0	1443	$950	$0.66	14d	1	0.51mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	12d	1	0.71mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	21d	1	0.75mi
5039 NW 42nd St Lauderdale Lakes, FL	2.0	2.0	1330	$2,200	$1.65	24d	1	0.76mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$2,150	$2.87	17d	3	0.76mi
3540 NW 34th Ter Lauderdale Lakes, FL	2.0	1.0	1056	$1,200	$1.14	17d	1	0.76mi
3030 NW 43rd Ave Unit 3030-A Lauderdale Lakes, FL	2.0	1.5	1500	$2,000	$1.33	24d	1	0.77mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	0.78mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	3d	1	0.78mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	2d	2	0.78mi
3700 Pacific Point Pl Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1030	$2,344	$2.28	2d	19	0.79mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	24d	1	0.79mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	22d	1	0.79mi
3430 NW 34th St Lauderdale Lakes, FL	2.0	2.0	1259	$2,306	$1.83	14d	1	0.80mi
4709 NW 47th Ave Unit 4709 Tamarac, FL	2.0	2.0	1318	$1,800	$1.37	13d	1	0.81mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	3d	1	0.83mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	4d	2	0.83mi
2980 NW 43rd Ter #207 Lauderdale Lakes, FL	2.0	2.0	890	$1,800	$2.02	24d	1	0.83mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	5d	1	0.85mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,100	$2.06	24d	1	0.85mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	24d	1	0.88mi
3441 NW 44th St #104 Lauderdale Lakes, FL	2.0	2.0	1020	$1,975	$1.94	8d	1	0.88mi
3621 NW 30th Ct Oakland Park, FL	2.0	2.5	1104	$2,695	$2.44	14d	1	0.89mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.90mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.90mi
3401 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,000	$1.82	3d	1	0.90mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	22d	1	0.90mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	24d	1	0.90mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	24d	2	0.90mi
3541 NW 30th Pl Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	865	$2,076	$2.40	2d	14	0.90mi
3445 NW 44th St #206 Lauderdale Lakes, FL	2.0	2.0	1096	$2,100	$1.92	12d	1	0.93mi
3684 NW 29th Ct Lauderdale Lakes, FL	3.0	2.5	1478	$2,700	$1.83	24d	1	0.94mi
3430 NW 52nd Ave #210 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	24d	1	0.95mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	861	$1,750	$2.03	24d	2	0.96mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	850	$1,750	$2.06	15d	1	0.96mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.98mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $89,921 Active 161 DOM
2. 2026-06-17
   days on market $89,921 Active 160 DOM
3. 2026-06-16
   days on market $89,921 Active 159 DOM
4. 2026-06-15
   days on market $89,921 Active 158 DOM
5. 2026-06-13
   days on market $89,921 Active 156 DOM
6. 2026-06-09
   days on market $89,921 Active 152 DOM
7. 2026-06-07
   days on market $89,921 Active 150 DOM
8. 2026-06-04
   days on market $89,921 Active 147 DOM
9. 2026-06-03
   days on market $89,921 Active 146 DOM
10. 2026-06-02
    days on market $89,921 Active 145 DOM
11. 2026-06-01
    days on market $89,921 Active 144 DOM
12. 2026-05-31
    days on market $89,921 Active 143 DOM
13. 2026-04-27
    price $89,921
14. 2026-04-07
    price $99,921
15. 2026-01-28
    price $119,921
16. 2026-01-08
    listed $129,921 Active
17. 2025-09-18
    historical
18. 2025-07-03
    price $135,000
19. 2025-06-04
    price $145,000
20. 2025-03-18
    historical
21. 2025-03-18
    listed $150,000 Active
22. 2025-03-17
    price $150,000
23. 2025-03-17
    historical
24. 2024-12-23
    listed $135,000 Active
25. 2024-03-01
    status Active
26. 2024-01-15
    status Active
27. 2023-12-07
    status Active
28. 2023-10-17
    historical Active Under Contract
29. 2023-10-12
    listed $120,000 Active
30. 2004-12-30
    soldstatus $65,000
31. 1975-03-01
    soldstatus $35,400

ⓘ 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: $3,286 · $274/mo
• Projected year-2 tax: $3,286 · $274/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,236
• − Mortgage interest: −$5,037
• − Property taxes: −$3,286
• − Insurance: −$450
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$6,420
• − Depreciation: −$2,616
• Taxable income: $870
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $1,543/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): 54,450
• Household income: $58,388
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 2809.0

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 0.58)
• Race & ethnicity: Black 61% Hispanic / Latino 17% White 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 1% Italian 1%
• Foreign-born: 46% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 15% 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: ▼ -202.84%
• Current HPI: 328.4307
• Rent YoY: ▼ -1.38%
• 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

+154.0% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $89,921 MARMLS
• 2026-04-07 Price Changed $99,921 MARMLS
• 2026-01-28 Price Changed $119,921 MARMLS
• 2026-01-08 Listed $129,921 MARMLS
• 2025-09-18 Listing Removed — MARMLS
• 2025-07-03 Price Changed $135,000 MARMLS
• 2025-06-04 Price Changed $145,000 MARMLS
• 2025-03-18 Listing Removed — MARMLS
• 2025-03-18 Listed $150,000 MARMLS
• 2025-03-17 Price Changed $150,000 MARMLS
• 2025-03-17 Coming Soon — MARMLS
• 2024-12-23 Listed $135,000 MARMLS
• 2024-03-01 Relisted — MARMLS
• 2024-01-15 Relisted — MARMLS
• 2023-12-07 Relisted — MARMLS
• 2023-10-17 Contingent — MARMLS
• 2023-10-12 Listed $120,000 MARMLS
• 2004-12-30 Sold (Public Records) $65,000 Public Records
• 1975-03-01 Sold (Public Records) $35,400 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,286 · +18.6% YoY. Source: county tax records.