8030 Hampton Blvd #106 · North Lauderdale, FL 33068

$194,999

3 bd · 2.0 ba · 1,480 sqft · Condo public records · 164 Days on market

Built 1984 $707/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 +9.3/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bed, 2-bath corner unit in peaceful North Lauderdale! This spacious 1st-floor condo offers 1,480 sqft of living space, a sunroom with serene lake views, and a master suite with a huge walk-in closet. Washer & dryer included. Seller is willing to include all furniture—just move right in! Built in 1984 and well maintained. HOA includes cable & water. Comes with a covered parking spot valued at $5K. Quiet location, far from main roads. Priced to sell quickly! Don't miss this rare find—schedule your showing today!

Key facts

• Master suite
• Huge walk-in closet
• Lake views

Tags

• CORNER UNIT
• SUNROOM
• LAKE VIEWS
• MASTER SUITE
• HUGE WALK-IN CLOSET
• COVERED PARKING SPOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (12.9% below list).
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $170k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.3% in North Lauderdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, 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.
• Zoned schools: Pinewood Elementary School (math 59% / reading 53%, grade C+, #832 of 2,144 statewide, top 40%, 666 students, 76% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 300 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 164 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $195k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 27% of rent.
• 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 $169,851 (12.9% 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 164 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.35% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 6.2

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: -27.1%
• Equity multiple: 0.12×
• Total profit: $-47,789
• Equity at exit: $29,075

10-year hold

• IRR: -60.8%
• Equity multiple: -0.48×
• Total profit: $-80,708
• Equity at exit: $16,860

Cash invested: $54,600 (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 33068

• Rents YoY: -0.7%
• Active inventory: 300
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$407 /mo · $4,882/yr
• Insurance: −$81
• HOA: −$707
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-142

Break-even live

Break-even rent $2,807

Max offer price $169,851

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-87	+0% $-142	+5% $-198	+10% $-253
Rent	-10% $-350	-5% $-246	+0% $-142	+5% $-39	+10% $65
Rate	-1.0pp $-44	-0.5pp $-93	base $-142	+0.5pp $-193	+1.0pp $-244

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8030 Hampton Blvd #414 North Lauderdale, FL	2.0	2.0	1350	$1,950	$1.44	26d	1	0.03mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	26d	1	0.03mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,413	$2.61	0d	35	0.21mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	26d	1	0.23mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	26d	1	0.25mi
1349 Sussex Dr #1349 North Lauderdale, FL	2.0	2.5	1350	$2,250	$1.67	0d	1	0.25mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	26d	1	0.28mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	13d	1	0.31mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	26d	1	0.34mi
7516 NW 67th Ave Tamarac, FL	3.0	2.0	1647	$2,850	$1.73	26d	1	0.35mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	18d	1	0.36mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	26d	1	0.38mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	7d	1	0.39mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	26d	1	0.40mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	17d	1	0.40mi
7613 NW 67th Ave Tamarac, FL	2.0	2.0	1581	$3,000	$1.90	23d	1	0.41mi
7613 NW 67th Ave Tamarac, FL	2.0	2.0	1581	$3,000	$1.90	26d	1	0.41mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$2,205	$2.45	0d	6	0.41mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	15d	1	0.41mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	26d	1	0.42mi
6805 NW 75th Dr Fort Lauderdale, FL	2.0	1.0	1204	$2,200	$1.83	26d	1	0.43mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	26d	1	0.45mi
7931 SW 7th Pl #7931 North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	15d	1	0.46mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	18d	1	0.46mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	17d	1	0.46mi
7613 NW 68th Ter Tamarac, FL	2.0	1.0	1224	$2,500	$2.04	9d	1	0.47mi
7816 SW 7th Pl North Lauderdale, FL	3.0	2.0	1620	$3,500	$2.16	26d	1	0.48mi
7966 SW 7th Ct North Lauderdale, FL	4.0	2.5	1709	$3,100	$1.81	7d	1	0.49mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	26d	1	0.54mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	26d	1	0.55mi
8210 SW 7th St North Lauderdale, FL	3.0	2.0	1247	$2,950	$2.37	26d	1	0.56mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	26d	1	0.57mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	22d	1	0.57mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	9d	1	0.57mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	26d	1	0.57mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	26d	1	0.57mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	19d	1	0.57mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	26d	1	0.57mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	26d	1	0.57mi
6808 NW 70th St Tamarac, FL	2.0	1.0	984	$2,100	$2.13	26d	1	0.59mi

HOA detail condo

• Monthly dues: $707 · $8,484/yr
• Likely covers: watercable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-03-11
   status Pending
2. 2026-02-16
   status Pending
3. 2026-02-03
   status Active
4. 2026-01-30
   historical
5. 2025-12-19
   status Active
6. 2025-11-15
   status Pending
7. 2025-11-05
   price $194,999
8. 2025-09-12
   price $204,999
9. 2025-08-25
   price $209,999
10. 2025-07-30
    listed $215,000 Active
11. 2025-07-30
    historical $215,000
12. 1988-09-20
    soldstatus $51,000

ⓘ 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: $4,882 · $407/mo
• Projected year-2 tax: $4,882 · $407/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 · 28 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: $31,524
• − Mortgage interest: −$10,923
• − Property taxes: −$4,882
• − Insurance: −$975
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$8,484
• − Depreciation: −$5,673
• Taxable loss: −$4,457
• Est. tax savings @ 24.0%: +$1,070
• After-tax cash flow: $-639/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 — North Lauderdale

• Score: 76/100
• State rank: #230
• US rank: #3635

Category grades

Amenities F Commute C- 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: North Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% 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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+282.4% since first listed

12 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2026-02-16 Pending — Beaches MLS
• 2026-02-03 Relisted — Beaches MLS
• 2026-01-30 Listing Removed — Beaches MLS
• 2025-12-19 Relisted — Beaches MLS
• 2025-11-15 Pending — Beaches MLS
• 2025-11-05 Price Changed $194,999 Beaches MLS
• 2025-09-12 Price Changed $204,999 Beaches MLS
• 2025-08-25 Price Changed $209,999 Beaches MLS
• 2025-07-30 Listed $215,000 Beaches MLS
• 2025-07-30 Coming Soon $215,000 Beaches MLS
• 1988-09-20 Sold (Public Records) $51,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $4,882 · -1.6% YoY. Source: county tax records.