8020 Hampton Blvd #202 · North Lauderdale, FL 33068

$169,000

2 bd · 2.0 ba · 1,350 sqft · Condo public records · 197 Days on market

Built 1985 $735/mo HOA · 30% 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).

• 1% rule +9.4/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge 2 bedrooms with Den/office area in the beautiful and gated community of Carlisle at Hampton West. Property features new kitchen and baths, porcelain tiles, new washer and dryer in the unit. Lake Views. Minutes from Shopping Centers, Schools, Highways. Well maintained, community offering many amenities: tennis, 2 pools, gym, Club House. HOA includes: pest control, water, trash, cable and internet with homeowner insurance. Great investment Property. Tenant occupied paying $1500/Month. Lease expired November 15 2020. Due to Covid-19 showings will be restricted. Call Listing agent for more information.

Key facts

• Gated community
• Quartz countertops
• Access to pools

Tags

• LAKE VIEW
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• UPGRADED APPLIANCES
• GATED COMMUNITY
• ACCESS TO POOLS

Property features AI

Finance

• Other: Waterfront view
• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes cable TV, hot water, internet, and grounds maintenance; Association amenities include cabana, clubhouse, pool, tennis courts, and elevators

Exterior

• Parking: Two covered parking spaces; Two-car garage
• Security: Complex fenced; Key card entry
• Utilities: Central cooling; Electric heating
• Home design: Attached property; 5-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Lakefront property; Fence; Storm/security shutters; Tennis court(s); Association pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Disposal; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Second floor entry; Elevator
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (15.8% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $142k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• Market conditions: Rents soft (-0.7%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,431/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 3073% 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 $1k of loan paydown is wiped out by about $5k 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 197 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.
• Current owner paid $135k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 30% of rent.

Recommended offer $142,372 (15.8% 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 197 days. Have you received any prior offers? Is the seller open to a 16% 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: 1.44% ✓
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 5.8

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: -28.9%
• Equity multiple: 0.08×
• Total profit: $-43,517
• Equity at exit: $25,198

10-year hold

• IRR: -72.7%
• Equity multiple: -0.59×
• Total profit: $-75,380
• Equity at exit: $14,612

Cash invested: $47,320 (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: 298
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,431 high
• Mortgage (P&I): −$886
• Tax from tax record: −$379 /mo · $4,550/yr
• Insurance: −$70
• HOA: −$735
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-151

Break-even live

Break-even rent $2,621

Max offer price $142,372

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• 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	24d	1	0.05mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	24d	1	0.10mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,364	$2.56	1d	35	0.16mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	24d	1	0.22mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	24d	1	0.29mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	24d	1	0.29mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	24d	1	0.33mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	11d	1	0.37mi
7516 NW 67th Ave Tamarac, FL	3.0	2.0	1647	$2,850	$1.73	24d	1	0.38mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	16d	1	0.40mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	24d	1	0.41mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	24d	1	0.42mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	24d	1	0.42mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	13d	1	0.44mi
6808 NW 75th St Tamarac, FL	1.0	1.0	1652	$1,650	$1.00	24d	1	0.44mi
6805 NW 75th Dr Fort Lauderdale, FL	2.0	1.0	1204	$2,200	$1.83	24d	1	0.44mi
7613 NW 67th Ave Tamarac, FL	2.0	2.0	1581	$3,000	$1.90	22d	1	0.44mi
7613 NW 67th Ave Tamarac, FL	2.0	2.0	1581	$3,000	$1.90	24d	1	0.44mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	5d	1	0.45mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	24d	1	0.46mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	15d	1	0.46mi
7613 NW 68th Ter Tamarac, FL	2.0	1.0	1224	$2,500	$2.04	7d	1	0.50mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	24d	1	0.50mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	20d	1	0.50mi
1204 Belmont Ln Unit 1204 North Lauderdale, FL	1.0	1.0	878	$1,800	$2.05	24d	1	0.51mi
1302 Belmont Ln #1302 North Lauderdale, FL	1.0	1.0	878	$1,850	$2.11	24d	1	0.51mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	17d	1	0.51mi
1002 Belmont Ln #1002 North Lauderdale, FL	1.0	1.0	878	$1,900	$2.16	24d	1	0.51mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	24d	1	0.51mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	7d	1	0.51mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	24d	1	0.51mi
2202 Belmont Ln Unit 2202 North Lauderdale, FL	1.0	1.0	878	$2,150	$2.45	14d	1	0.51mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	24d	1	0.51mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	24d	1	0.51mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	7d	1	0.52mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	24d	1	0.52mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	24d	1	0.54mi
7816 SW 7th Pl North Lauderdale, FL	3.0	2.0	1620	$3,500	$2.16	24d	1	0.54mi
8308 N Coral Cir Unit N/a North Lauderdale, FL	3.0	2.5	1755	$3,000	$1.71	24d	1	0.55mi
1800 SW 81st Ave Unit 1307 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	17d	1	0.55mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: watertrashinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $169,000 Active 197 DOM
2. 2026-06-17
   days on market $169,000 Active 196 DOM
3. 2026-06-16
   days on market $169,000 Active 195 DOM
4. 2026-06-15
   days on market $169,000 Active 194 DOM
5. 2026-06-13
   days on market $169,000 Active 192 DOM
6. 2026-06-09
   days on market $169,000 Active 188 DOM
7. 2026-06-07
   pricedays on market $169,000 Active 186 DOM
8. 2026-06-04
   days on market $170,000 Active 183 DOM
9. 2026-06-03
   days on market $170,000 Active 182 DOM
10. 2026-06-02
    days on market $170,000 Active 181 DOM
11. 2026-06-01
    days on market $170,000 Active 180 DOM
12. 2026-05-31
    days on market $170,000 Active 179 DOM
13. 2026-01-09
    price $170,000
14. 2025-12-02
    listed $175,000 Active
15. 2020-11-17
    soldstatus $135,000
16. 2020-11-06
    soldstatus $135,000 Closed 613-char remark

    Show marketing remark (613 chars)

    Huge 2 bedrooms with Den/office area in the beautiful and gated community of Carlisle at Hampton West. Property features new kitchen and baths, porcelain tiles, new washer and dryer in the unit. Lake Views. Minutes from Shopping Centers, Schools, Highways. Well maintained, community offering many amenities: tennis, 2 pools, gym, Club House. HOA includes: pest control, water, trash, cable and internet with homeowner insurance. Great investment Property. Tenant occupied paying $1500/Month. Lease expired November 15 2020. Due to Covid-19 showings will be restricted. Call Listing agent for more information.

17. 2020-09-28
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Huge 2 bedrooms with Den/office area in the beautiful and gated community of Carlisle at Hampton West. Property features new kitchen and baths, porcelain tiles, new washer and dryer in the unit. Lake Views. Minutes from Shopping Centers, Schools, Highways. Well maintained, community offering many amenities: tennis, 2 pools, gym, Club House. HOA includes: pest control, water, trash, cable and internet with homeowner insurance. Great investment Property. Tenant occupied paying $1500/Month. Lease expired November 15 2020. Due to Covid-19 showings will be restricted. Call Listing agent for more information.

18. 2020-08-17
    listed $138,000 Active 613-char remark

    Show marketing remark (613 chars)

    Huge 2 bedrooms with Den/office area in the beautiful and gated community of Carlisle at Hampton West. Property features new kitchen and baths, porcelain tiles, new washer and dryer in the unit. Lake Views. Minutes from Shopping Centers, Schools, Highways. Well maintained, community offering many amenities: tennis, 2 pools, gym, Club House. HOA includes: pest control, water, trash, cable and internet with homeowner insurance. Great investment Property. Tenant occupied paying $1500/Month. Lease expired November 15 2020. Due to Covid-19 showings will be restricted. Call Listing agent for more information.

19. 2020-03-31
    soldstatus $115,000
20. 2020-03-20
    soldstatus $115,000 Closed 504-char remark

    Show marketing remark (504 chars)

    Huge 2 Bedrooms 2 Bathrooms with a Den/Office area in the beautiful and gated community of Carlisle at Hampton West. Property Features new kitchen and baths, porcelain tiles, new washer and dryer in the unit. Lake Views. Minutes from Shopping Centers, Schools, Highways. Well maintained community offering many amenities: tennis, 2 pools, gym, Club House. HOA includes: pest control, water, trash, cable and internet with homeowner insurance. Great Investment Property. Tenant Occupied paying $1500/Month

21. 2020-01-13
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Huge 2 Bedrooms 2 Bathrooms with a Den/Office area in the beautiful and gated community of Carlisle at Hampton West. Property Features new kitchen and baths, porcelain tiles, new washer and dryer in the unit. Lake Views. Minutes from Shopping Centers, Schools, Highways. Well maintained community offering many amenities: tennis, 2 pools, gym, Club House. HOA includes: pest control, water, trash, cable and internet with homeowner insurance. Great Investment Property. Tenant Occupied paying $1500/Month

22. 2020-01-08
    listed $135,000 Active 504-char remark

    Show marketing remark (504 chars)

    Huge 2 Bedrooms 2 Bathrooms with a Den/Office area in the beautiful and gated community of Carlisle at Hampton West. Property Features new kitchen and baths, porcelain tiles, new washer and dryer in the unit. Lake Views. Minutes from Shopping Centers, Schools, Highways. Well maintained community offering many amenities: tennis, 2 pools, gym, Club House. HOA includes: pest control, water, trash, cable and internet with homeowner insurance. Great Investment Property. Tenant Occupied paying $1500/Month

23. 2016-11-17
    soldstatus $79,000 Sold
24. 2016-08-26
    status Pending
25. 2016-07-14
    status Active
26. 2016-06-23
    status Pending
27. 2016-05-26
    listed $79,900 Active
28. 1998-09-28
    soldstatus $58,500
29. 1984-11-01
    soldstatus $59,000
30. 1984-11-01
    soldstatus $59,000

ⓘ 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: $4,550 · $379/mo
• Projected year-2 tax: $4,550 · $379/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: $29,167
• − Mortgage interest: −$9,467
• − Property taxes: −$4,550
• − Insurance: −$845
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − HOA: −$8,820
• − Depreciation: −$4,916
• Taxable loss: −$4,098
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $-825/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

+188.1% since first listed

18 events — show timeline

• 2026-01-09 Price Changed $170,000 MARMLS
• 2025-12-02 Listed $175,000 MARMLS
• 2020-11-17 Sold (Public Records) $135,000 Public Records
• 2020-11-06 Sold (MLS) $135,000 MARMLS
• 2020-09-28 Pending — MARMLS
• 2020-08-17 Listed $138,000 MARMLS
• 2020-03-31 Sold (Public Records) $115,000 Public Records
• 2020-03-20 Sold (MLS) $115,000 MARMLS
• 2020-01-13 Pending — MARMLS
• 2020-01-08 Listed $135,000 MARMLS
• 2016-11-17 Sold (MLS) $79,000 MARMLS
• 2016-08-26 Pending — MARMLS
• 2016-07-14 Relisted — MARMLS
• 2016-06-23 Pending — MARMLS
• 2016-05-26 Listed $79,900 MARMLS
• 1998-09-28 Sold (Public Records) $58,500 Public Records
• 1984-11-01 Sold (Public Records) $59,000 Public Records
• 1984-11-01 Sold (Public Records) $59,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $4,550 · -1.5% YoY. Source: county tax records.