125 San Remo Blvd · North Lauderdale, FL 33068

$280,000

3 bd · 3.0 ba · 1,403 sqft · SingleFamily public records · 72 Days on market

Built 1984 Est $404k · 31% under $145/mo HOA · 5% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +5.4/10.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated 3 bedrooms 2.5 baths townhouse with private covered patio. Close to diversified plaza/shopping. Brand new kitchen with quartz countertops and huge island. Washer and dryer inside. Freshly Painted - Corner Unit with water view.

Key facts

• $145 HOA
• Garage
• Built 1984

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $145; Association amenities include elevator(s)

Exterior

• Parking: Assigned parking; Covered parking (1 space); 1-car garage
• Security: No security features provided
• Utilities: Cooling: Central Air
• Home design: Attached property; Entry level: ground floor; Resale property
• Construction: Stucco construction
• Exterior features: Fenced yard; Patio; Canal-front waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Ceramic tile; Parquet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Breakfast area; Combined living and dining room; Tub with shower; Upper-level primary bedroom
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $8 ($91/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.3% in North Lauderdale — 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 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 300 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,905/mo this rent would consume 54% 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 $2k of loan paydown is wiped out by about $8k 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 72 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $280k implies a 312% 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 $263,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $404,064
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6502 Boulevard Of Champions	0.21mi	3/2.0	1,300 (-7%)	2mo	$409,000	$315	72
739 Holly St	0.23mi	3/2.0	1,470 (+5%)	8mo	$424,000	$288	71
6490 SW 8th St	0.71mi	2/2.0 (-1)	1,267 (-10%)	15mo	$360,000	$284	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-53,142
• Equity at exit: $41,749

10-year hold

• IRR: -23.5%
• Equity multiple: 0.01×
• Total profit: $-77,494
• Equity at exit: $24,209

Cash invested: $78,400 (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 33068

• Rents YoY: -0.7%
• Active inventory: 300
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,905 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$557 /mo · $6,685/yr
• Insurance: −$117
• HOA: −$145
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $8

Break-even live

Break-even rent $2,895

Max offer price $280,000

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $87	+0% $8	+5% $-72	+10% $-151
Rent	-10% $-222	-5% $-107	+0% $8	+5% $122	+10% $237
Rate	-1.0pp $149	-0.5pp $79	base $8	+0.5pp $-65	+1.0pp $-139

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	26d	1	0.00mi
1368 Seaview North Lauderdale, FL	4.0	3.0	1492	$3,400	$2.28	26d	1	0.09mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	26d	1	0.09mi
1358 Silverado North Lauderdale, FL	4.0	2.5	1380	$3,475	$2.52	23d	1	0.12mi
253 San Remo Blvd #253 North Lauderdale, FL	3.0	2.5	1403	$2,300	$1.64	26d	1	0.13mi
6511 SW 15th Ct Pompano Beach, FL	4.0	2.0	1190	$3,250	$2.73	26d	1	0.19mi
915 E Maple St North Lauderdale, FL	3.0	2.0	1470	$3,350	$2.28	15d	1	0.25mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	26d	1	0.30mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	6d	1	0.32mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	13d	1	0.35mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	15d	1	0.38mi
6533 Harbour Rd North Lauderdale, FL	4.0	2.0	1180	$3,850	$3.26	26d	1	0.40mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	9d	1	0.41mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	26d	1	0.41mi
5413 SW 14th St North Lauderdale, FL	3.0	2.5	1462	$3,000	$2.05	26d	1	0.48mi
6473 SW 19th St Pompano Beach, FL	4.0	2.0	1484	$2,800	$1.89	26d	1	0.48mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$2,795	$3.13	20d	3	0.51mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	26d	1	0.51mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	6d	1	0.51mi
1937 SW 60th Ter #1937 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	26d	1	0.55mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	19d	1	0.55mi
6009 SW 19th St Unit 6009 North Lauderdale, FL	4.0	2.5	1640	$2,900	$1.77	0d	1	0.55mi
6009 SW 19th St Unit 6009 North Lauderdale, FL	4.0	2.5	1640	$2,900	$1.77	19d	1	0.55mi
6870 SW 18th Ct #6870 Pompano Beach, FL	4.0	2.0	1346	$3,700	$2.75	26d	1	0.56mi
1407 S Santa Catalina Cir North Lauderdale, FL	2.0	2.5	1224	$2,140	$1.75	26d	1	0.56mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	26d	1	0.57mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	5d	1	0.57mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	19d	1	0.57mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	18d	1	0.57mi
1200 SW 52nd Ave North Lauderdale, FL	3.0	2.0	1027	$2,100	$2.04	26d	1	0.58mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	14d	1	0.58mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	26d	1	0.59mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,450	$1.49	0d	1	0.59mi
6481 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1728	$3,650	$2.11	26d	1	0.59mi
1304 N Santa Catalina Cir #1304 North Lauderdale, FL	2.0	2.5	1224	$2,100	$1.72	26d	1	0.59mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	18d	1	0.60mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	12d	1	0.60mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	23d	1	0.60mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	26d	1	0.61mi
1700 S State Road 7 North Lauderdale, FL	1.0–3.0	1.0–2.0	1118	$3,335	$2.98	0d	15	0.63mi

HOA detail

• Monthly dues: $145 · $1,740/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-21
   days on market $280,000 Active 72 DOM
2. 2026-06-18
   days on market $280,000 Active 69 DOM
3. 2026-06-17
   days on market $280,000 Active 68 DOM
4. 2026-06-16
   days on market $280,000 Active 67 DOM
5. 2026-06-15
   days on market $280,000 Active 66 DOM
6. 2026-06-13
   days on market $280,000 Active 64 DOM
7. 2026-06-09
   days on market $280,000 Active 60 DOM
8. 2026-06-08
   days on market $280,000 Active 59 DOM
9. 2026-06-07
   days on market $280,000 Active 58 DOM
10. 2026-06-04
    days on market $280,000 Active 55 DOM
11. 2026-06-03
    days on market $280,000 Active 54 DOM
12. 2026-06-02
    days on market $280,000 Active 53 DOM
13. 2026-06-01
    days on market $280,000 Active 52 DOM
14. 2026-05-31
    days on market $280,000 Active 51 DOM
15. 2026-04-10
    listed $280,000 Active
16. 2013-04-15
    soldstatus $68,000
17. 2004-10-11
    soldstatus $110,000
18. 1996-06-14
    soldstatus $69,900
19. 1984-08-01
    soldstatus $65,000

ⓘ 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: $6,685 · $557/mo
• Projected year-2 tax: $6,685 · $557/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 ≥106°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: $34,856
• − Mortgage interest: −$15,684
• − Property taxes: −$6,685
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − HOA: −$1,740
• − Depreciation: −$8,145
• Taxable loss: −$4,376
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $1,141/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

+330.8% since first listed

5 events — show timeline

• 2026-04-10 Listed $280,000 MARMLS
• 2013-04-15 Sold (Public Records) $68,000 Public Records
• 2004-10-11 Sold (Public Records) $110,000 Public Records
• 1996-06-14 Sold (Public Records) $69,900 Public Records
• 1984-08-01 Sold (Public Records) $65,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $6,685 · +7.8% YoY. Source: county tax records.