1758 NW 55 #101 · Lauderhill, FL 33313

$114,500

2 bd · 2.0 ba · 1,003 sqft · Condo public records · 81 Days on market

Built 1976 $537/mo HOA · 24% 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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• 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

Listing remarks

INVESTOR SPECIAL!!!NO rental restriction! Water and sewer included! It can be rented the first day you own! HOUSING VOUCHERS WELCOME - Fully remodeled 2-bedroom, 2-bath condo in Lauderhill, Broward County featuring granite countertops, stainless steel appliances, modern finishes, and a private laundry room with washer/dryer hookups. Clean, spacious layout with upgraded kitchen and bathrooms. Move-in ready. Convenient location near schools, shopping, public transportation, and major roads. CASH ONLY, NO RESERVERSE.

Key facts

• Fully remodeled
• Upgraded kitchen
• Granite countertops

Tags

• FULLY REMODELED
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE LAUNDRY ROOM
• UPGRADED KITCHEN
• UPGRADED BATHROOMS

Property features AI

Finance

• Other: Building area listed from assessor; Living area reported as 1,003
• Financial info: No land lease; Pets not allowed (per multi-family info)
• HOA & community: Monthly HOA fee of $537; HOA covers sewer, water, and pool service; Community picnic area; Community parking

Exterior

• Parking: Assigned parking; 2 parking spaces; Secured garage/parking
• Security: Secured garage/parking
• Utilities: Public water; Public sewer
• Home design: Condominium; Resale condition; First-floor entry; Faces east; 3 total stories
• Construction: Block construction; Concrete roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Clay flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,207/mo this rent would consume 57% 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 $792 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 81 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 5926% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $114k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
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: 1.93% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 4.3

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-8,031
• Equity at exit: $17,072

10-year hold

• IRR: -4.5%
• Equity multiple: 0.77×
• Total profit: $-7,531
• Equity at exit: $9,900

Cash invested: $32,060 (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: 664
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$600
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$48
• HOA: −$537
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $251

Break-even live

Break-even rent $1,889

Max offer price $114,500

Occupancy floor 84%

Sensitivity live

Price	-10% $316	-5% $283	+0% $251	+5% $218	+10% $186
Rent	-10% $77	-5% $164	+0% $251	+5% $338	+10% $425
Rate	-1.0pp $309	-0.5pp $280	base $251	+0.5pp $221	+1.0pp $191

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	25d	1	0.06mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	8d	1	0.06mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	0d	1	0.06mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	25d	1	0.07mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	25d	1	0.07mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	25d	1	0.07mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	25d	1	0.07mi
1790-1796 NW 52nd Ave Lauderhill, FL	3.0	1.0	1000	$2,100	$2.10	0d	1	0.08mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	25d	1	0.08mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	23d	1	0.10mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	25d	1	0.11mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	5d	1	0.13mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	25d	1	0.13mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	25d	1	0.18mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.21mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	13d	1	0.25mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	12d	2	0.38mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	25d	1	0.44mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	0d	9	0.46mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$3,174	$3.91	3d	44	0.46mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	8d	1	0.47mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	21d	1	0.47mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.50mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	8d	2	0.50mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	4d	1	0.52mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	25d	1	0.53mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	25d	1	0.53mi
2240 NW 51st Ave Lauderhill, FL	2.0	2.0	1385	$3,400	$2.45	21d	1	0.55mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	25d	1	0.55mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	6d	1	0.55mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	13d	1	0.55mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	25d	1	0.56mi
5911 NW 19th Ct Unit 11 Lauderhill, FL	3.0	1.0	1200	$2,300	$1.92	16d	1	0.57mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	21d	2	0.58mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	25d	1	0.59mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	15d	1	0.60mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	4d	2	0.60mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,200	$1.66	15d	10	0.60mi
1530 NW 47th Ave Unit 1 Lauderhill, FL	1.0	1.0	1439	$1,400	$0.97	25d	1	0.60mi
1530 NW 47th Ave Lauderhill, FL	3.0	2.0	1439	$3,000	$2.08	25d	1	0.60mi

HOA detail condo

• Monthly dues: $537 · $6,444/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-01
   status $114,500 Pending 81 DOM
2. 2026-05-31
   days on market $114,500 Active 81 DOM
3. 2026-05-11
   listed $1,900
4. 2026-04-11
   price $114,500
5. 2026-04-10
   historical $1,950
6. 2026-03-25
   listed $1,950
7. 2026-03-24
   historical $1,950
8. 2026-03-16
   price $1,950
9. 2026-03-15
   price $129,500
10. 2026-02-09
    listed $2,250
11. 2026-02-06
    listed $135,000 Active
12. 2019-12-10
    soldstatus $25,000
13. 1987-10-21
    soldstatus $25,000
14. 1987-10-01
    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: $3,685 · $307/mo
• Projected year-2 tax: $3,685 · $307/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 · 26 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: $26,479
• − Mortgage interest: −$6,414
• − Property taxes: −$3,685
• − Insurance: −$572
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − HOA: −$6,444
• − Depreciation: −$3,331
• Taxable income: $1,796
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,580/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): 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

-92.4% since first listed

12 events — show timeline

• 2026-05-11 Listed for Rent $1,900 RMLSFL
• 2026-04-11 Price Changed $114,500 Beaches MLS
• 2026-04-10 Rental Removed $1,950 RMLSFL
• 2026-03-25 Listed for Rent $1,950 RMLSFL
• 2026-03-24 Rental Removed $1,950 GFLMLS
• 2026-03-16 Price Changed $1,950 GFLMLS
• 2026-03-15 Price Changed $129,500 Beaches MLS
• 2026-02-09 Listed for Rent $2,250 GFLMLS
• 2026-02-06 Listed $135,000 Beaches MLS
• 2019-12-10 Sold (Public Records) $25,000 Public Records
• 1987-10-21 Sold (Public Records) $25,000 Public Records
• 1987-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,685 · -12.6% YoY. Source: county tax records.