4800 NW 24th Ct Unit D107 · Lauderdale Lakes, FL 33313

$129,000

2 bd · 1.0 ba · 868 sqft · Condo public records · 274 Days on market

Built 1970 $465/mo HOA · 27% 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 +9.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and spacious 2 bedrooms, 1 bath, two walk-in closets in master bedroom, blind in all windows. ceiling fan, bathroom is just renovated in 2021, central A/C replaced in 2019, kitchen replaced in 2019. Community pool . The unit is equipped with gas range and hot water which included in the HOA fee. Great community and location. Must see!

Key facts

• Renovated bathroom
• Community pool
• Walk-in closets

Tags

• WALK-IN CLOSETS
• RENOVATED BATHROOM
• CENTRAL A/C
• COMMUNITY POOL
• GAS RANGE

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers hot water, grounds maintenance, structure maintenance, parking, pest control, pool(s), roof, sewer, trash and water; Association amenities: laundry, barbecue, picnic area, pool

Exterior

• Parking: One parking space; Parking included in association
• Security: Smoke detector(s); Complex fenced
• Utilities: Water included in association; Sewer included in association; Power: central systems
• Home design: Condo-conversion; 2 stories; Entry on level 1; Has attached property
• Construction: Block construction
• Exterior features: Barbecue; Exterior lighting; Complex fenced; Smoke detector(s); Association heated pool

Interior

• Kitchen: Gas range; Disposal; Refrigerator; Trash compactor
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Walk-in closet(s)
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-81 ($-974/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (11.1% below list).
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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 flat; 656 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).
• This rent runs 45% 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 $892 of loan paydown is wiped out by about $4k 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 274 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $113,520 (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 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 1.34% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 6.2

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: -25.7%
• Equity multiple: 0.16×
• Total profit: $-30,336
• Equity at exit: $19,234

10-year hold

• IRR: -48.8%
• Equity multiple: -0.37×
• Total profit: $-49,572
• Equity at exit: $11,154

Cash invested: $36,120 (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: 656
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$676
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$54
• HOA: −$465
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-81

Break-even live

Break-even rent $1,828

Max offer price $114,666

Occupancy floor 100%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	24d	1	0.11mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,725	$1.65	17d	3	0.14mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,675	$1.60	5d	4	0.14mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	24d	1	0.23mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	20d	2	0.25mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	4d	2	0.27mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	8d	2	0.28mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	17d	1	0.31mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	24d	1	0.32mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	24d	1	0.33mi
2306 NW 52nd Ave Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	17d	1	0.39mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	5d	1	0.40mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	14d	1	0.40mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	24d	1	0.41mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	17d	1	0.43mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	22d	1	0.44mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	24d	1	0.44mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	24d	1	0.44mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	4d	1	0.46mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	24d	1	0.47mi
5314 NW 24th St #143 Lauderhill, FL	2.0	1.0	829	$1,995	$2.41	21d	1	0.47mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	24d	1	0.48mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,025	$1.49	2d	39	0.48mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.49mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	24d	1	0.49mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.49mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	8d	1	0.50mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	0.50mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	0.50mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	0.50mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	0.50mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	4d	1	0.50mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	13d	1	0.52mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	5d	1	0.52mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,679	$2.30	2d	13	0.52mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	24d	1	0.52mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	24d	1	0.55mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	24d	1	0.55mi
3070 NW 48th Ter Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	8d	2	0.56mi
3070 NW 48th Ter #104 Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	24d	1	0.56mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 274 DOM
2. 2026-06-17
   days on market $129,000 Active 273 DOM
3. 2026-06-16
   days on market $129,000 Active 272 DOM
4. 2026-06-15
   days on market $129,000 Active 271 DOM
5. 2026-06-13
   days on market $129,000 Active 269 DOM
6. 2026-06-09
   days on market $129,000 Active 265 DOM
7. 2026-06-07
   days on market $129,000 Active 263 DOM
8. 2026-06-04
   days on market $129,000 Active 260 DOM
9. 2026-06-03
   days on market $129,000 Active 259 DOM
10. 2026-06-02
    days on market $129,000 Active 258 DOM
11. 2026-06-01
    days on market $129,000 Active 257 DOM
12. 2026-05-31
    days on market $129,000 Active 256 DOM
13. 2025-08-28
    listed $129,000 Active
14. 2025-05-20
    historical
15. 2024-06-27
    listed $175,000 Active
16. 2023-03-20
    soldstatus $130,000
17. 2021-12-30
    historical
18. 2021-09-17
    listed $144,999 Active
19. 1998-08-03
    soldstatus $25,000

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $249/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: $20,707
• − Mortgage interest: −$7,226
• − Property taxes: −$2,989
• − Insurance: −$645
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$5,580
• − Depreciation: −$3,753
• Taxable loss: −$2,799
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $-302/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
• 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: 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

+416.0% since first listed

7 events — show timeline

• 2025-08-28 Listed $129,000 MARMLS
• 2025-05-20 Listing Removed — MARMLS
• 2024-06-27 Listed $175,000 MARMLS
• 2023-03-20 Sold (Public Records) $130,000 Public Records
• 2021-12-30 Listing Removed — MARMLS
• 2021-09-17 Listed $144,999 MARMLS
• 1998-08-03 Sold (Public Records) $25,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,989 · -0.9% YoY. Source: county tax records.