2100 NE 38th St #141 · Lighthouse Point, FL 33064

$81,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 122 Days on market

Built 1966 $514/mo HOA · 25% of rent

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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 +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unit 141 at Tarelton Manor is a 1-bedroom, 1.5-bath first-floor condo offering convenient, no-stairs access in a quiet, well-maintained community. While the unit could benefit from updates, it provides a functional layout with a spacious bedroom, a full bath, and an additional half bath for guests. Ideal for those seeking value and accessibility, this ground-level home is close to parking and offers a great opportunity to personalize and make it your own. Buyer responsible for upgrading windows to hurricane glass per condo association requirments.

Key facts

• First-floor condo
• Spacious bedroom
• Full bath

Tags

• FIRST-FLOOR CONDO
• NO-STAIRS ACCESS
• QUIET COMMUNITY
• FUNCTIONAL LAYOUT
• SPACIOUS BEDROOM
• FULL BATH

Property features AI

Finance

• Financial info: Pets not allowed; Property is part of a senior community
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, pool, shuffleboard court, picnic area, parking, bike storage, community room, library, and laundry; HOA covers grounds maintenance, sewer, trash, water, common areas, common real estate tax, and recreation facility

Exterior

• Parking: Assigned parking; Association-managed parking
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Condominium; Single-story; Resale condition; Faces east
• Construction: Concrete construction
• Exterior features: Screened patio; Patio; Fenced

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable built-in interior features listed; Storm windows
• Laundry & utility: Community laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $81k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.4% in Lighthouse Point — 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 71/100 on livability (#384 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, commute F, cost of living 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 rising (+1.8%/yr); 591 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).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $560 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 25% of rent.
• Climate carrying-cost: major flood risk; 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 $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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.
9. 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.
10. 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: 2.50% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.65%
• DSCR: 2.05
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.58×
• Total profit: $13,228
• Equity at exit: $12,077

10-year hold

• IRR: 22.3%
• Equity multiple: 2.75×
• Total profit: $39,730
• Equity at exit: $7,003

Cash invested: $22,680 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$425
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$34
• HOA: −$514
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $447

Break-even live

Break-even rent $1,456

Max offer price $81,000

Occupancy floor 73%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700 NE 22nd Ave Unit 3720-11 Lighthouse Point, FL	1.0	1.0	650	$1,825	$2.81	24d	1	0.06mi
3850 NE 21st Way #53 Lighthouse Point, FL	2.0	2.0	780	$1,900	$2.44	24d	1	0.12mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	11d	1	0.13mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	24d	1	0.13mi
2120 NE 41st St Unit C Lighthouse Point, FL	1.0	1.0	650	$1,675	$2.58	24d	1	0.30mi
3837 NE 17th Ave Pompano Beach, FL	1.0	1.0	800	$2,100	$2.62	10d	1	0.40mi
1671 NE 33rd St Unit 3 Pompano Beach, FL	2.0	2.0	750	$2,200	$2.93	24d	1	0.49mi
1671 NE 33rd St Apt 1 Pompano Beach, FL	1.0	1.0	750	$1,650	$2.20	24d	1	0.49mi
2121 NE 42nd Ct Unit 103C Lighthouse Point, FL	2.0	2.0	960	$1,795	$1.87	24d	1	0.50mi
2115 NE 42nd Ct Unit 206N Lighthouse Point, FL	1.0	1.0	560	$1,600	$2.86	24d	1	0.53mi
1530 NE 33rd St Unit 1530 Pompano Beach, FL	2.0	1.0	893	$2,100	$2.35	24d	1	0.61mi
1751 NE 31st St Pompano Beach, FL	1.0	1.0	642	$1,595	$2.48	14d	1	0.61mi
1480 E Sample Rd #207 Pompano Beach, FL	1.0	1.0	640	$1,600	$2.50	24d	1	0.61mi
1480 E Sample Rd Pompano Beach, FL	1.0	1.0	640	$1,550	$2.42	14d	2	0.61mi
4411 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1039	$1,939	$1.87	1d	20	0.62mi
1510 NE 32nd Pl Pompano Beach, FL	2.0	1.0	893	$2,650	$2.97	24d	1	0.66mi
4500 N Federal Hwy Unit 316B Lighthouse Point, FL	2.0	2.0	984	$1,950	$1.98	24d	1	0.67mi
4350 NE 18th Ave Pompano Beach, FL	2.0	1.0	920	$2,500	$2.72	16d	1	0.67mi
1901 NE 29th St #2 Lighthouse Point, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.69mi
4502 N Federal Hwy Unit 167H Lighthouse Point, FL	2.0	2.0	984	$2,800	$2.85	11d	1	0.69mi
4502 N Federal Hwy Unit 336D Lighthouse Point, FL	2.0	2.0	984	$2,830	$2.88	24d	1	0.69mi
2900 NE 17th Ave Pompano Beach, FL	1.0	1.0	650	$1,745	$2.68	11d	1	0.71mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,110	$2.18	1d	9	0.80mi
2731 NE 28th Ct Unit 3 Lighthouse Point, FL	2.0	2.0	1000	$3,200	$3.20	24d	1	0.81mi
1911 NE 27th Ct Unit 3 Lighthouse Point, FL	2.0	1.0	900	$2,000	$2.22	24d	1	0.82mi
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	24d	1	0.86mi
1035 Hillsboro Mile #31 Hillsboro Beach, FL	2.0	2.0	850	$6,500	$7.65	24d	1	0.88mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	22d	1	0.90mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,650	$1.99	24d	1	0.91mi
1051 Hillsboro Mile Unit 507E Hillsboro Beach, FL	2.0	2.0	1000	$2,900	$2.90	24d	1	0.93mi
1051 Hillsboro Mile Unit 407E Hillsboro Beach, FL	2.0	2.0	1000	$4,950	$4.95	14d	1	0.93mi
1512 NE 28th St Pompano Beach, FL	2.0	1.0	624	$2,500	$4.01	24d	1	0.94mi
2755 NE 28th Ave Unit C1 Lighthouse Point, FL	2.0	2.0	890	$2,690	$3.02	5d	1	0.95mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	14d	1	0.96mi
1069 Hillsboro Mile #507 Hillsboro Beach, FL	2.0	2.0	1026	$3,100	$3.02	24d	1	0.98mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	24d	1	0.98mi
2748 NE 28th Ave #2 Lighthouse Point, FL	2.0	2.0	850	$2,550	$3.00	24d	1	0.99mi
2933 NE 12th Ter Pompano Beach, FL	2.0	1.0	824	$2,700	$3.28	24d	1	1.00mi
1433 NE 27th St Pompano Beach, FL	2.0	1.0	816	$2,900	$3.55	24d	1	1.01mi
2757 NE 29th Ave #4 Lighthouse Point, FL	2.0	2.0	1100	$2,800	$2.55	12d	1	1.01mi

HOA detail condo

• Monthly dues: $514 · $6,168/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $81,000 Active 122 DOM
2. 2026-06-17
   days on market $81,000 Active 121 DOM
3. 2026-06-16
   days on market $81,000 Active 120 DOM
4. 2026-06-15
   days on market $81,000 Active 119 DOM
5. 2026-06-13
   days on market $81,000 Active 117 DOM
6. 2026-06-09
   days on market $81,000 Active 113 DOM
7. 2026-06-07
   days on market $81,000 Active 111 DOM
8. 2026-06-04
   days on market $81,000 Active 108 DOM
9. 2026-06-03
   days on market $81,000 Active 107 DOM
10. 2026-06-02
    days on market $81,000 Active 106 DOM
11. 2026-06-01
    days on market $81,000 Active 105 DOM
12. 2026-05-31
    days on market $81,000 Active 104 DOM
13. 2026-04-21
    price $81,000
14. 2026-02-16
    listed $100,000 Active
15. 2025-12-16
    historical
16. 2025-06-16
    listed $125,000 Active
17. 2019-05-02
    historical
18. 2019-04-03
    listed $82,000 Active
19. 2017-10-17
    historical
20. 2017-06-21
    status Active
21. 2017-06-19
    status Pending
22. 2017-04-24
    price $66,000
23. 2016-10-14
    status Active
24. 2016-10-14
    status Pending
25. 2016-10-03
    price $69,700
26. 2016-05-26
    listed $74,900 Active

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 6/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,258
• − Mortgage interest: −$4,537
• − Property taxes: −$2,129
• − Insurance: −$405
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − HOA: −$6,168
• − Depreciation: −$2,356
• Taxable income: $4,781
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $4,217/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 — Lighthouse Point

• Score: 71/100
• State rank: #384
• US rank: #6803

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lighthouse Point, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+8.1% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $81,000 Beaches MLS
• 2026-02-16 Listed $100,000 Beaches MLS
• 2025-12-16 Listing Removed — Beaches MLS
• 2025-06-16 Listed $125,000 Beaches MLS
• 2019-05-02 Listing Removed — Beaches MLS
• 2019-04-03 Listed $82,000 Beaches MLS
• 2017-10-17 Listing Removed — MARMLS
• 2017-06-21 Relisted — MARMLS
• 2017-06-19 Pending — MARMLS
• 2017-04-24 Price Changed $66,000 MARMLS
• 2016-10-14 Relisted — MARMLS
• 2016-10-14 Pending — MARMLS
• 2016-10-03 Price Changed $69,700 MARMLS
• 2016-05-26 Listed $74,900 MARMLS

Property tax history

+24.9%/yr

Latest (2025): $2,129 · +13.1% YoY. Source: county tax records.