2442 NW 55th Ter · Lauderhill, FL 33313

$179,000

2 bd · 1.0 ba · 849 sqft · SingleFamily public records · 363 Days on market

Built 1983

---

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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• 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

Great Investment opportunity!! NO RENTAL RESTRICTRION; Low HOA

Key facts

• 2 parking spots
• Built 1983
• Listed 363 days

Property features AI

Finance

• Financial info: Pets are not allowed
• HOA & community: Monthly association fee of 87 (includes structure maintenance)

Exterior

• Parking: Two or more parking spaces
• Home design: Single-story; Entry level: 1
• Construction: Resale property
• Exterior features: Property attached (multi-unit or attached structure)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Attic and storage room noted
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; First-floor entry; Living/dining room; Attic (storage)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 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 363 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $45k; list at $179k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $113,766
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2481 NW 56th Ave Unit 8-16	0.31mi	1/1.0 (-1)	745 (-12%)	2mo	$100,000	$134	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-20,009
• Equity at exit: $26,689

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-18,952
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$939
• Tax from tax record: −$271 /mo · $3,251/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $221

Break-even live

Break-even rent $1,626

Max offer price $179,000

Occupancy floor 83%

Sensitivity live

Price	-10% $322	-5% $271	+0% $221	+5% $170	+10% $119
Rent	-10% $70	-5% $145	+0% $221	+5% $296	+10% $371
Rate	-1.0pp $311	-0.5pp $266	base $221	+0.5pp $174	+1.0pp $127

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2427 NW 55th Ter Unit 2427 Lauderhill, FL	2.0	1.0	849	$2,400	$2.83	25d	1	0.07mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	25d	1	0.09mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	4d	1	0.12mi
5314 NW 24th St #143 Lauderhill, FL	2.0	1.0	829	$1,995	$2.41	21d	1	0.13mi
2580 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1007	$2,053	$2.04	2d	11	0.18mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	6d	1	0.18mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	14d	1	0.18mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	18d	1	0.18mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	4d	1	0.19mi
2306 NW 52nd Ave Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	17d	1	0.20mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	13d	1	0.22mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	6d	1	0.22mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	25d	1	0.22mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	25d	1	0.22mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	25d	1	0.22mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	25d	1	0.23mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$2,650	$2.87	3d	22	0.23mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	25d	1	0.24mi
2814 NW 55th Ave Unit 1B Lauderhill, FL	2.0	2.0	1070	$1,800	$1.68	25d	1	0.25mi
2571 NW 56th Ave Unit G Lauderhill, FL	2.0	2.0	950	$1,895	$1.99	25d	1	0.27mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.27mi
2810 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,000	$1.89	8d	1	0.28mi
2591 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,995	$2.46	25d	1	0.28mi
2561 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,925	$2.37	25d	1	0.30mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	3d	8	0.33mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	25d	8	0.33mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	5d	8	0.33mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	16d	6	0.33mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	22d	7	0.33mi
2148 NW 57th Ave Unit 14E Lauderhill, FL	3.0	2.0	1080	$2,300	$2.13	25d	1	0.34mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	2d	8	0.34mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	17d	1	0.34mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	25d	1	0.34mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	11d	1	0.34mi
2982 NW 55th Ave Unit 2C Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	25d	1	0.36mi
2914 NW 55th Ave Lauderhill, FL	1.0	2.0	840	$1,600	$1.90	13d	1	0.36mi
2914 NW 55th Ave Unit 1D Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	18d	1	0.36mi
2481 NW 56th Ave Unit 105 Lauderhill, FL	1.0	1.5	800	$1,400	$1.75	25d	1	0.38mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	8d	1	0.38mi
2900 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1030	$1,975	$1.92	25d	1	0.39mi

Listing history 21 events

1. 2026-06-09
   days on market $179,000 Active 363 DOM
2. 2026-06-07
   days on market $179,000 Active 361 DOM
3. 2026-06-04
   days on market $179,000 Active 358 DOM
4. 2026-06-03
   days on market $179,000 Active 357 DOM
5. 2026-06-02
   days on market $179,000 Active 356 DOM
6. 2026-06-01
   days on market $179,000 Active 355 DOM
7. 2026-05-31
   days on market $179,000 Active 354 DOM
8. 2025-06-11
   listed $179,000 Active
9. 2022-03-02
   listed $164,900 Active
10. 2021-12-10
    historical
11. 2021-11-30
    status Active
12. 2021-08-23
    status Active
13. 2021-07-07
    listed $149,900 Active
14. 2019-12-31
    historical
15. 2019-10-26
    status Active
16. 2019-10-22
    historical
17. 2019-07-08
    listed $109,900 Active
18. 2015-10-06
    soldstatus $45,300
19. 2003-09-09
    soldstatus $65,000
20. 1995-01-09
    soldstatus $37,000
21. 1984-11-01
    soldstatus $49,900

ⓘ 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: $3,251 · $271/mo
• Projected year-2 tax: $3,251 · $271/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 · 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: $22,857
• − Mortgage interest: −$10,027
• − Property taxes: −$3,251
• − Insurance: −$895
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,207
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,690/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

+258.7% since first listed

14 events — show timeline

• 2025-06-11 Listed $179,000 MARMLS
• 2022-03-02 Listed $164,900 MARMLS
• 2021-12-10 Listing Removed — MARMLS
• 2021-11-30 Relisted — MARMLS
• 2021-08-23 Relisted — MARMLS
• 2021-07-07 Listed $149,900 MARMLS
• 2019-12-31 Listing Removed — MARMLS
• 2019-10-26 Relisted — MARMLS
• 2019-10-22 Listing Removed — MARMLS
• 2019-07-08 Listed $109,900 MARMLS
• 2015-10-06 Sold (Public Records) $45,300 Public Records
• 2003-09-09 Sold (Public Records) $65,000 Public Records
• 1995-01-09 Sold (Public Records) $37,000 Public Records
• 1984-11-01 Sold (Public Records) $49,900 Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,251 · +4.7% YoY. Source: county tax records.