4898 NW 29th Ct #412 · Lauderdale Lakes, FL 33313

$59,900

1 bd · 1.0 ba · 705 sqft · Condo public records · 62 Days on market

Built 1974 $481/mo HOA · 31% 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 +29.7/30.0
• 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

Listing remarks

* HIDDEN GEM OF BROWARD COUNTY * PEACEFUL PARK-LIKE SETTING AMID COURTYARD STYLE BLDGS * COMMUNITY POOL, GRACEFUL TREES and WALKING PATHS * TOP FLOOR SEMI-UPDATED CONDO IN MOVE-IN CONDITION * Close to elevator, laundry room w/ view of parking spot from your front door * Freshly painted with NO wallpaper & NO carpet * Private, spacious screened patio overlooking garden & treetops * Some updates including vanity in bathroom, flooring and NO plastic ceiling in kitchen * Water Heater 2022 * Reasonable monthly fee includes extended cable, reserves & more * Pick-up trucks permitted but only (1) vehicle/unit * 700+ credit score all buyers * No income requ

Key facts

• Screened patio
• Water heater 2022
• Community pool

Tags

• COMMUNITY POOL
• WALKING PATHS
• SCREENED PATIO
• GARDEN VIEW
• WATER HEATER 2022

Property features AI

Finance

• Other: Senior community
• HOA & community: Has association; Monthly HOA fee; Association amenities include billiard room, clubhouse, picnic area, pool, storage, trash chute, and maintenance; HOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, elevator, reserves, roof repairs, and pool service

Exterior

• Parking: Assigned parking (total 189 spaces)
• Utilities: Cable available
• Home design: Condominium; Resale unit; 4-story building; South-facing
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Laminate; Tile; Other
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Drapes and rods

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.6% in Lauderdale Lakes — 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 81/100 on livability (#100 in FL, #1,527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment 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: Castle Hill Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 562 students, 86% 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 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 48% district-wide (-30 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 17d 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 40% of the median local income ($46k/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 $414 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $11k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 31% of rent.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1974 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.55% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 3.3

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $453
• Equity at exit: $8,931

10-year hold

• IRR: 4.1%
• Equity multiple: 1.23×
• Total profit: $3,864
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$314
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$25
• HOA: −$481
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $218

Break-even live

Break-even rent $1,254

Max offer price $59,900

Occupancy floor 81%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	16d	1	0.14mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.23mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	17d	2	0.24mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	7d	1	0.28mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	0.28mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	0.28mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	0.28mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	0.28mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	24d	2	0.28mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.28mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.28mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	10d	2	0.30mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	11d	1	0.46mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	16d	3	0.52mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	24d	8	0.54mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	2d	8	0.54mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	4d	8	0.54mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	15d	6	0.54mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	21d	7	0.54mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	24d	1	0.56mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.61mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	1d	2	0.65mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	0.66mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,435	$1.55	2d	22	0.69mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	13d	1	0.69mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	16d	1	0.77mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	24d	1	0.78mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	24d	1	0.79mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	21d	1	0.83mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	10d	5	0.84mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	1d	44	0.94mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	24d	1	0.94mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,490	$2.04	1d	13	0.97mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	1d	42	0.99mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	5d	3	1.01mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	24d	3	1.02mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	7d	2	1.02mi
3760 Inverrary Dr Unit 3M Lauderhill, FL	—	1.0	450	$1,800	$4.00	24d	1	1.03mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	7d	3	1.03mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	14d	2	1.03mi

HOA detail condo

• Monthly dues: $481 · $5,772/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-13
   status Pending
2. 2026-04-21
   price $59,900
3. 2026-03-19
   price $65,000
4. 2025-11-15
   listed $70,900 Active
5. 2018-09-28
   soldstatus $41,000
6. 2017-11-10
   historical
7. 2017-05-13
   listed $44,000 Active
8. 2005-05-16
   soldstatus $52,000
9. 1998-09-29
   soldstatus $10,000
10. 1998-09-29
    soldstatus $10,000
11. 1994-08-19
    soldstatus $20,000

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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: $18,356
• − Mortgage interest: −$3,355
• − Property taxes: −$2,044
• − Insurance: −$300
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$5,772
• − Depreciation: −$1,743
• Taxable income: $2,206
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $2,087/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 — Lauderdale Lakes

• Score: 81/100
• State rank: #100
• US rank: #1527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderdale Lakes, 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

+199.5% since first listed

11 events — show timeline

• 2026-05-13 Pending — Beaches MLS
• 2026-04-21 Price Changed $59,900 Beaches MLS
• 2026-03-19 Price Changed $65,000 Beaches MLS
• 2025-11-15 Listed $70,900 Beaches MLS
• 2018-09-28 Sold (Public Records) $41,000 Public Records
• 2017-11-10 Listing Removed — MARMLS
• 2017-05-13 Listed $44,000 MARMLS
• 2005-05-16 Sold (Public Records) $52,000 Public Records
• 1998-09-29 Sold (Public Records) $10,000 Public Records
• 1998-09-29 Sold (Public Records) $10,000 Public Records
• 1994-08-19 Sold (Public Records) $20,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,044 · +4.6% YoY. Source: county tax records.