8250 NW 52nd St · Lauderhill, FL 33351

$5,000

3 bd · 2.0 ba · 1,845 sqft · SingleFamily public records · 6 Days on market

Built 1979 7,405 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.7/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 24, 2026 at 10:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Lauderhill community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story; Residential property; Zoned RS-4
• Construction: Construction materials: see remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One total room (studio/open layout); Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $560,880 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 3.3% vs local median 4.3% in Lauderhill — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,139/mo this rent would consume 49% of the median local household income ($77k/yr) (locally 1753% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 168.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.67%
• DSCR: 0.53
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $560,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 NW 52nd Ct	0.17mi	3/2.0	1,876 (+2%)	7mo	$570,000	$304	83
8200 NW 52nd Ct	0.09mi	3/2.0	1,828 (-1%)	22mo	$555,000	$304	76
8230 NW 52nd Ct	0.05mi	3/2.0	1,744 (-6%)	20mo	$480,000	$275	71
5101 NW 87th Ave	0.34mi	3/2.0	1,843 (-0%)	16mo	$568,500	$308	71
9201 NW 54th St	0.71mi	4/2.5 (+1)	1,815 (-2%)	17mo	$550,000	$303	43

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -37.9%
• Equity multiple: -0.19×
• Total profit: $-186,248
• Equity at exit: $83,629

10-year hold

• IRR: -71.9%
• Equity multiple: -0.92×
• Total profit: $-302,039
• Equity at exit: $48,495

Cash invested: $157,046 (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: 191
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,139 high
• Mortgage (P&I): −$2,941
• Tax est. 1.5%: −$701 /mo · $8,413/yr
• Insurance: −$234
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $-1,396

Break-even live

Break-even rent $4,906

Max offer price $358,878

Occupancy floor —

Sensitivity live

Price	-10% $-1,008	-5% $-1,202	+0% $-1,396	+5% $-1,590	+10% $-1,784
Rent	-10% $-1,644	-5% $-1,520	+0% $-1,396	+5% $-1,272	+10% $-1,148
Rate	-1.0pp $-1,114	-0.5pp $-1,253	base $-1,396	+0.5pp $-1,541	+1.0pp $-1,689

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: $140,220
• Closing costs: $16,826
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8521 NW 53rd St Lauderhill, FL	3.0	2.0	1682	$3,700	$2.20	9d	1	0.19mi
8521 NW 53rd St Lauderhill, FL	3.0	2.0	1682	$3,700	$2.20	25d	1	0.19mi
8521 NW 53rd St Lauderhill, FL	3.0	2.0	1682	$3,700	$2.20	3d	1	0.19mi
8060 NW 51st Ct Unit 8060 Lauderhill, FL	3.0	2.0	2004	$3,700	$1.85	25d	1	0.27mi
4931 NW 86th Ave Lauderhill, FL	4.0	2.0	2118	$3,690	$1.74	25d	1	0.33mi
5155 NW 87th Ter Lauderhill, FL	3.0	2.5	1548	$1,300	$0.84	25d	1	0.36mi
8211 NW 45th Ct Lauderhill, FL	3.0	2.0	1511	$3,450	$2.28	25d	1	0.54mi
8858 NW 48th St #8858 Sunrise, FL	3.0	2.5	1512	$2,750	$1.82	25d	1	0.56mi
4728 NW 90th Ave Sunrise, FL	3.0	2.5	1512	$2,500	$1.65	22d	1	0.58mi
5541 NW 90th Ter #5541 Sunrise, FL	3.0	2.5	1396	$3,000	$2.15	4d	1	0.60mi
5541 NW 90th Ter Sunrise, FL	3.0	3.0	1396	$3,000	$2.15	0d	1	0.60mi
8502 NW 59th St Tamarac, FL	2.0	2.0	1305	$2,900	$2.22	15d	1	0.68mi
5747 Isles Cir #5747 Tamarac, FL	2.0	2.5	1428	$2,500	$1.75	25d	1	0.72mi
9283 NW 54th St Sunrise, FL	3.0	2.5	1815	$3,500	$1.93	4d	1	0.74mi
9283 NW 54th St Sunrise, FL	3.0	2.5	1815	$3,600	$1.98	13d	1	0.74mi
9056 Plymouth Pl Tamarac, FL	3.0	2.5	1777	$2,800	$1.58	9d	1	0.75mi
8968 Lancaster St Tamarac, FL	3.0	2.5	1555	$3,100	$1.99	4d	1	0.76mi
9312 NW 54th St Unit 9312 Sunrise, FL	3.0	2.0	1237	$2,800	$2.26	25d	1	0.77mi
9075 Plymouth Pl Tamarac, FL	3.0	2.0	1417	$2,600	$1.83	25d	1	0.78mi
9057 Preston Pl Tamarac, FL	3.0	2.5	1776	$2,800	$1.58	25d	1	0.80mi
9076 Preston Pl #9076 Tamarac, FL	3.0	2.5	1777	$3,250	$1.83	25d	1	0.80mi
5910 Royal Way Tamarac, FL	3.0	2.5	1555	$3,300	$2.12	25d	1	0.83mi
9141 W Commercial Blvd Sunrise, FL	3.0	2.0	1428	$3,520	$2.46	25d	1	0.85mi
7363 NW 49th Ct Unit 7363 Lauderhill, FL	4.0	2.0	2138	$4,000	$1.87	25d	1	0.88mi
5450 NW 94th Ter Sunrise, FL	4.0	2.5	1815	$3,750	$2.07	25d	1	0.91mi
8481 Springtree Dr Unit 301B Sunrise, FL	2.0	2.0	1350	$1,950	$1.44	3d	1	0.93mi
5901 Manchester Way Tamarac, FL	3.0	2.5	1486	$2,600	$1.75	25d	1	0.93mi
9471 NW 52nd St Sunrise, FL	3.0	2.0	1494	$3,299	$2.21	25d	1	0.93mi
9349 NW 47th St Sunrise, FL	3.0	2.0	1783	$4,000	$2.24	0d	1	0.94mi
9349 NW 47th St Sunrise, FL	3.0	2.0	1783	$4,000	$2.24	16d	1	0.94mi
8461 Springtree Dr Unit 204A Sunrise, FL	2.0	2.0	1350	$1,885	$1.40	9d	1	0.94mi
8461 Springtree Dr Unit 303A Sunrise, FL	2.0	2.0	1350	$1,900	$1.41	3d	1	0.94mi
8445 Springtree Dr Unit 207A Sunrise, FL	2.0	2.0	1390	$1,885	$1.36	25d	1	0.95mi
8445 Springtree Dr Unit 206A Sunrise, FL	2.0	2.0	1350	$1,885	$1.40	19d	1	0.95mi
8445 Springtree Dr Unit 101B Sunrise, FL	2.0	2.0	1400	$1,900	$1.36	18d	1	0.95mi
8445 Springtree Dr Unit 109A Sunrise, FL	2.0	2.0	1350	$1,885	$1.40	18d	1	0.95mi
8445 Springtree Dr Unit 202A Sunrise, FL	2.0	2.0	1390	$2,400	$1.73	25d	1	0.95mi
8445 Springtree Dr Unit 106B Sunrise, FL	2.0	2.0	1350	$1,885	$1.40	23d	1	0.95mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	0d	1	0.97mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	3d	1	0.97mi

Listing history 5 events

1. 2026-06-21
   days on market $5,000 Active 6 DOM
2. 2026-06-18
   days on market $5,000 Active 3 DOM
3. 2026-06-17
   days on market $5,000 Active 2 DOM
4. 2026-06-15
   remarks 298-char remark
5. 2026-06-15
   listed $5,000 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 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 · 28 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: $37,673
• − Mortgage interest: −$31,418
• − Property taxes: −$8,413
• − Insurance: −$2,804
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − Depreciation: −$16,317
• Taxable loss: −$27,307
• Est. tax savings @ 24.0%: +$6,554
• After-tax cash flow: $-10,198/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

-95.5% since first listed

3 events — show timeline

• 2026-06-15 Listed $5,000 HAOR as distributed by MLS GRID
• 1995-02-24 Sold (Public Records) $115,000 Public Records
• 1986-09-08 Sold (Public Records) $112,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $11,911 · +5.8% YoY. Source: county tax records.