2461 NW 56th Ave #105 · Lauderhill, FL 33313

$155,000

2 bd · 2.0 ba · 980 sqft · Condo · 96 Days on market

Built 1984 $550/mo HOA · 29% 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).

• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bed 2 bath unit is an excellent investment opportunity. Bright living room and master bedroom with direct garden view. Covered patio. Walk-in closet in master bedroom. Washer and dryer in unit. Parking space right in front of the unit and plenty of guest parking. It includes a large storage closet right outside the unit. Supermarkets, schools, and restaurants near by. The unit is currently rented for $1,800 per month.

Key facts

• Large storage closet
• Garden view
• Walk-in closet

Tags

• GARDEN VIEW
• COVERED PATIO
• WALK-IN CLOSET
• WASHER AND DRYER
• LARGE STORAGE CLOSET

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $550; Association covers common areas and grounds maintenance

Exterior

• Parking: 1-car garage; Guest parking available; 1 covered space
• Security: Complex fenced
• Home design: Attached property; 2 stories; Entry level: 1
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Enclosed porch; Patio; Screened porch; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Bedroom on main level; First floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (10.8% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $138k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.3% in Lauderhill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 656 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 $1,905/mo this rent would consume 49% 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 $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 96 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $138,216 (10.8% 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 96 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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. 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: 1.23% ✓
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 6.8

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: -26.3%
• Equity multiple: 0.14×
• Total profit: $-37,250
• Equity at exit: $23,111

10-year hold

• IRR: -48.1%
• Equity multiple: -0.39×
• Total profit: $-60,320
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$550
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-116

Break-even live

Break-even rent $2,052

Max offer price $138,216

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	24d	1	0.03mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	10d	1	0.03mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	16d	1	0.03mi
2481 NW 56th Ave Unit 105 Lauderhill, FL	1.0	1.5	800	$1,400	$1.75	24d	1	0.04mi
2561 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,925	$2.37	24d	1	0.08mi
2431 NW 56th Ave Unit 5-201 Lauderhill, FL	2.0	2.0	855	$1,800	$2.11	24d	1	0.09mi
2591 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,995	$2.46	24d	1	0.10mi
2571 NW 56th Ave Unit G Lauderhill, FL	2.0	2.0	950	$1,895	$1.99	24d	1	0.10mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$2,650	$2.87	2d	22	0.18mi
5833 NW 22nd Ct Lauderhill, FL	2.0	1.0	900	$1,975	$2.19	24d	1	0.21mi
2260 NW 59th Way Unit 2 Lauderhill, FL	2.0	1.5	1000	$2,300	$2.30	16d	1	0.22mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	24d	1	0.22mi
2216 NW 59th Way Unit 63A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	5d	1	0.24mi
2235 NW 59th Way #2235 Lauderhill, FL	3.0	1.5	1024	$2,625	$2.56	20d	1	0.24mi
2220 NW 59th Ave Unit 26 Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	21d	1	0.26mi
2220 NW 59th Ave Apt 36 Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	21d	1	0.26mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	21d	1	0.26mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	10d	1	0.26mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,138	$2.31	1d	42	0.26mi
2221 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	1d	1	0.26mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	21d	1	0.27mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	2d	1	0.27mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	1100	$1,625	$1.48	5d	1	0.27mi
2580 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1007	$2,053	$2.04	1d	11	0.28mi
2148 NW 57th Ave Unit 14E Lauderhill, FL	3.0	2.0	1080	$2,300	$2.13	24d	1	0.30mi
2427 NW 55th Ter Unit 2427 Lauderhill, FL	2.0	1.0	849	$2,400	$2.83	24d	1	0.30mi
2229 NW 59th Ave Unit 70C Lauderhill, FL	2.0	2.0	868	$2,000	$2.30	24d	1	0.31mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	21d	7	0.34mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	4d	8	0.34mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	24d	8	0.34mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	15d	6	0.34mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	2d	8	0.34mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	2d	1	0.35mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,100	$2.22	24d	1	0.35mi
2900 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1030	$1,975	$1.92	24d	1	0.39mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	24d	1	0.40mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.43mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	3d	1	0.44mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	24d	1	0.45mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	1d	8	0.46mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-04
   days on market $155,000 Active 96 DOM
2. 2026-06-03
   days on market $155,000 Active 95 DOM
3. 2026-06-02
   days on market $155,000 Active 94 DOM
4. 2026-06-01
   days on market $155,000 Active 93 DOM
5. 2026-05-31
   days on market $155,000 Active 92 DOM
6. 2026-04-24
   price $155,000
7. 2026-02-21
   listed $165,000 Active
8. 2024-10-26
   historical $1,800
9. 2024-10-02
   listed $1,800
10. 2023-10-12
    historical $1,750
11. 2023-10-10
    price $1,750
12. 2023-09-29
    listed $1,850
13. 2023-09-22
    historical $1,850
14. 2023-09-09
    price $1,850
15. 2023-08-29
    listed $1,950

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,863
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$6,600
• − Depreciation: −$4,509
• Taxable loss: −$3,686
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $-507/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

+7848.7% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $155,000 MARMLS
• 2026-02-21 Listed $165,000 MARMLS
• 2024-10-26 Rental Removed $1,800 MARMLS
• 2024-10-02 Listed for Rent $1,800 MARMLS
• 2023-10-12 Rental Removed $1,750 MARMLS
• 2023-10-10 Price Changed $1,750 MARMLS
• 2023-09-29 Listed for Rent $1,850 MARMLS
• 2023-09-22 Rental Removed $1,850 MARMLS
• 2023-09-09 Price Changed $1,850 MARMLS
• 2023-08-29 Listed for Rent $1,950 MARMLS