5641 NW 15th St · Lauderhill, FL 33313

$140,000

4 bd · 3.0 ba · 2,240 sqft · MultiFamily public records · 5 Days on market

Built 1969 7,012 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

EXCELLENT PROPERTY CLOSE TO BUS STOP AND OTHER SHOPPING AREAS. APPROXIMATELY 3 MIN. FROM TURNPIKE. AND VERY CLOSE TO SCHOOL. PROPERTY HAS POTENTIAL FOR FURTHER INCREASES IN RENT.

Key facts

• 7,012 sq ft lot
• 6 parking spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Cap rate 19.1% vs local median 4.3% in Lauderhill — 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 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: 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: Royal Palm Elementary School (math 24% / reading 27%, grade F, #2,025 of 2,144 statewide, top 95%, 745 students, 88% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 80% FRL vs 51% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 48% district-wide (-29 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,116/mo this rent would consume 81% of the median local household income ($46k/yr) (locally 5692% 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 $968 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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

• 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 $140,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.23% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.73%
• DSCR: 3.03
• 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: 39.8%
• Equity multiple: 2.64×
• Total profit: $64,140
• Equity at exit: $20,874

10-year hold

• IRR: 44.8%
• Equity multiple: 4.73×
• Total profit: $146,075
• Equity at exit: $12,105

Cash invested: $39,200 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,116 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $1,494

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 47%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5804 NW 14th St Sunrise, FL	3.0	2.0	1682	$3,450	$2.05	24d	1	0.22mi
5941 NW 14th Ct Unit 1 Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	11d	1	0.29mi
5941 NW 14th Ct Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	4d	1	0.29mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	24d	1	0.33mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	24d	1	0.33mi
1101 NW 55th Ave Lauderhill, FL	4.0	2.0	2443	$2,800	$1.15	20d	1	0.36mi
1815 NW 56th Ter #15 Lauderhill, FL	3.0	2.5	2100	$3,200	$1.52	24d	1	0.38mi
1817 NW 58th Ave #22 Lauderhill, FL	3.0	2.5	2100	$3,190	$1.52	15d	1	0.40mi
1321 NW 50th Ave Lauderhill, FL	3.0	2.0	2030	$2,700	$1.33	5d	1	0.48mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,650	$2.00	14d	10	0.50mi
1530 NW 47th Ave Lauderhill, FL	3.0	2.0	1439	$3,000	$2.08	24d	1	0.82mi
2208 NW 63rd Ave Sunrise, FL	3.0	2.0	1625	$3,449	$2.12	24d	1	0.91mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	11d	1	0.95mi
5844 Blueberry Ct #68 Lauderhill, FL	4.0	2.5	1492	$2,800	$1.88	24d	1	0.95mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	7d	1	0.97mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	24d	1	0.97mi
6856 NW 12th St Plantation, FL	4.0	2.0	1600	$2,850	$1.78	24d	1	0.98mi
4360 NW 15th St Lauderhill, FL	5.0	2.0	2000	$4,300	$2.15	24d	1	1.00mi
4350 NW 14th St Lauderhill, FL	3.0	3.0	1590	$3,500	$2.20	24d	1	1.02mi
4350 NW 14th St Lauderhill, FL	3.0	3.0	1590	$3,000	$1.89	4d	1	1.02mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	10d	1	1.02mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	14d	1	1.02mi
5958 NW 24th Ct Unit 1 Sunrise, FL	5.0	2.5	1704	$3,000	$1.76	18d	1	1.04mi
913 NW 45th Ter Unit 913 Plantation, FL	3.0	2.5	1616	$3,525	$2.18	24d	1	1.09mi
5950 NW 25th Pl #233 Sunrise, FL	4.0	2.5	1520	$3,000	$1.97	5d	1	1.12mi
5950 NW 25th Pl #233 Sunrise, FL	4.0	2.5	1520	$3,000	$1.97	14d	1	1.12mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,500	$1.84	1d	39	1.13mi
1130 NW 43rd Ter Lauderhill, FL	5.0	2.0	1580	$4,695	$2.97	7d	1	1.16mi
4530 NW 23rd St Unit 4530 Lauderhill, FL	3.0	3.0	1830	$3,200	$1.75	15d	1	1.19mi
4393 NW 9th St Unit 4393 Plantation, FL	3.0	2.5	1616	$3,500	$2.17	24d	1	1.19mi
7000 Plantation Rd Plantation, FL	4.0	2.5	1996	$4,500	$2.25	24d	1	1.20mi
4384 NW 9th St Unit 4384 Plantation, FL	3.0	2.5	1616	$3,550	$2.20	24d	1	1.21mi
4511 NW 23rd St Lauderhill, FL	3.0	2.0	2004	$3,600	$1.80	24d	1	1.23mi
4410 NW 22nd St Lauderhill, FL	4.0	2.0	2450	$2,995	$1.22	24d	1	1.25mi
2761 NW 55th Way Lauderhill, FL	3.0	2.5	1712	$3,250	$1.90	24d	1	1.26mi
7231 NW 20th St Sunrise, FL	4.0	2.0	1624	$3,200	$1.97	24d	1	1.26mi
6560 NW 25th St Sunrise, FL	3.0	2.0	1537	$3,200	$2.08	15d	1	1.26mi
2698 NW 60th Way #165 Sunrise, FL	4.0	2.5	1440	$2,890	$2.01	3d	1	1.28mi
2698 NW 60th Way #165 Sunrise, FL	4.0	2.5	1440	$2,890	$2.01	14d	1	1.28mi
5950 NW 27th Pl #157 Sunrise, FL	4.0	2.5	1520	$3,000	$1.97	14d	1	1.29mi

Listing history 15 events

1. 2026-03-11
   status Pending
2. 2019-12-23
   soldstatus $135,000
3. 2019-01-30
   status Pending
4. 2019-01-25
   listed $140,000 Active
5. 2017-10-24
   historical
6. 2017-08-31
   status Active
7. 2016-11-10
   status Pending
8. 2016-10-28
   listed $140,000 Active
9. 2013-09-22
   historical 178-char remark

   Show marketing remark (178 chars)

   EXCELLENT PROPERTY CLOSE TO BUS STOP AND OTHER SHOPPING AREAS. APPROXIMATELY 3 MIN. FROM TURNPIKE. AND VERY CLOSE TO SCHOOL. PROPERTY HAS POTENTIAL FOR FURTHER INCREASES IN RENT.

10. 2003-12-11
    listed $220,000 178-char remark

    Show marketing remark (178 chars)

    EXCELLENT PROPERTY CLOSE TO BUS STOP AND OTHER SHOPPING AREAS. APPROXIMATELY 3 MIN. FROM TURNPIKE. AND VERY CLOSE TO SCHOOL. PROPERTY HAS POTENTIAL FOR FURTHER INCREASES IN RENT.

11. 2001-06-20
    soldstatus $135,000
12. 2000-09-11
    soldstatus $110,000
13. 1984-05-01
    soldstatus $76,000
14. 1981-07-01
    soldstatus $99,000
15. 1980-09-01
    soldstatus $83,400

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,387
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$4,073
• Taxable income: $16,690
• Est. tax owed @ 24.0%: −$4,006
• After-tax cash flow: $13,920/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
• 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

+61.9% since first listed

15 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2019-12-23 Sold (Public Records) $135,000 Public Records
• 2019-01-30 Pending — Beaches MLS
• 2019-01-25 Listed $140,000 Beaches MLS
• 2017-10-24 Listing Removed — MARMLS
• 2017-08-31 Relisted — MARMLS
• 2016-11-10 Pending — MARMLS
• 2016-10-28 Listed $140,000 MARMLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2003-12-11 Listed $220,000 Beaches MLS
• 2001-06-20 Sold (Public Records) $135,000 Public Records
• 2000-09-11 Sold (Public Records) $110,000 Public Records
• 1984-05-01 Sold (Public Records) $76,000 Public Records
• 1981-07-01 Sold (Public Records) $99,000 Public Records
• 1980-09-01 Sold (Public Records) $83,400 Public Records

Property tax history

+11.4%/yr

Latest (2025): $12,530 · +6.0% YoY. Source: county tax records.