5003 NW 35th St #405 · Lauderdale Lakes, FL 33319

$90,000

1 bd · 1.0 ba · 684 sqft · Condo public records · 117 Days on market

Built 1973 $558/mo HOA · 37% 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 +10.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 1-bedroom, 1-bath first-floor condo featuring a lovely lake view and convenient parking right in front of the unit. This 55+ community offers a spacious walk-in closet and an enclosed patio that can be used as a den or home office. Enjoy a wide range of amenities including a swimming pool, fitness center, shuffleboard, billiards room, and a large clubhouse with a full kitchen. Ideally located near shopping, medical centers, the Turnpike, and Oakland Park Blvd. Quiet and well-maintained community.

Key facts

• Fitness center
• Lake view
• Swimming pool

Tags

• LAKE VIEW
• CONVENIENT PARKING
• SPACIOUS WALK-IN CLOSET
• ENCLOSED PATIO
• SWIMMING POOL
• FITNESS CENTER

Property features AI

Finance

• Financial info: Lease considered; Pets conditionally allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, structure maintenance, parking, pool(s), reserve fund, roof, sewer, trash and water; Community amenities: clubhouse, fitness center, billiard room, library, storage, elevators, laundry, pool, trash service

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Water included in association fees; Sewer included in association fees; Trash included in association fees
• Home design: Attached property; 3 stories; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Barbecue; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-55 ($-655/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (10.7% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $80k (10.7% below list) — sets the bar for cash-flow.

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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% 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 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 827 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 31% of the median local income ($58k/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 $622 of loan paydown is wiped out by about $3k 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 117 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 6567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $51k; list at $90k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $80,360 (10.7% 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 117 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 1.67% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.12×
• Total profit: $-22,066
• Equity at exit: $13,419

10-year hold

• IRR: -75.5%
• Equity multiple: -0.55×
• Total profit: $-39,092
• Equity at exit: $7,782

Cash invested: $25,200 (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 33319

• Rents YoY: -1.4%
• Active inventory: 827
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$472
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$38
• HOA: −$558
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-55

Break-even live

Break-even rent $1,574

Max offer price $80,360

Occupancy floor 99%

Sensitivity live

Price	-10% $-4	-5% $-29	+0% $-55	+5% $-80	+10% $-106
Rent	-10% $-173	-5% $-114	+0% $-55	+5% $5	+10% $64
Rate	-1.0pp $-9	-0.5pp $-32	base $-55	+0.5pp $-78	+1.0pp $-102

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	26d	1	0.03mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	18d	3	0.11mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	12d	2	0.25mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	26d	1	0.31mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	7d	1	0.31mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	26d	2	0.31mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	13d	1	0.31mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	19d	2	0.31mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	26d	1	0.53mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.54mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	26d	1	0.54mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	26d	1	0.54mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.54mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	26d	1	0.54mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.54mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	12d	5	0.58mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.67mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	26d	1	0.68mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	7d	3	0.74mi
3760 Inverrary Dr Unit 3M Lauderhill, FL	—	1.0	450	$1,800	$4.00	26d	1	0.76mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	26d	8	0.77mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	23d	7	0.77mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	6d	8	0.77mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	17d	6	0.77mi
2800 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	965	$1,250	$1.30	0d	8	0.77mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	0.78mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	0.78mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	26d	1	0.78mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	0.81mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	4d	3	0.83mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	15d	3	0.83mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	16d	2	0.88mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	9d	3	0.88mi
3680 Inverrary Dr Unit 2M Lauderhill, FL	—	1.0	420	$1,300	$3.10	26d	1	0.91mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	9d	3	0.95mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	19d	2	0.95mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	26d	1	1.03mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	26d	1	1.04mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	1.08mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	3d	2	1.08mi

HOA detail condo

• Monthly dues: $558 · $6,696/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $90,000 Active 117 DOM
2. 2026-06-18
   days on market $90,000 Active 114 DOM
3. 2026-06-17
   days on market $90,000 Active 113 DOM
4. 2026-06-16
   days on market $90,000 Active 112 DOM
5. 2026-06-15
   days on market $90,000 Active 111 DOM
6. 2026-06-13
   days on market $90,000 Active 109 DOM
7. 2026-06-09
   days on market $90,000 Active 105 DOM
8. 2026-06-07
   days on market $90,000 Active 103 DOM
9. 2026-06-04
   days on market $90,000 Active 100 DOM
10. 2026-06-03
    days on market $90,000 Active 99 DOM
11. 2026-06-02
    days on market $90,000 Active 98 DOM
12. 2026-06-01
    days on market $90,000 Active 97 DOM
13. 2026-05-31
    days on market $90,000 Active 96 DOM
14. 2026-04-28
    historical $1,350
15. 2026-02-25
    listed $1,350
16. 2026-02-24
    listed $90,000 Active
17. 2025-05-23
    historical $1,200
18. 2025-05-03
    listed $1,200
19. 2025-05-02
    historical
20. 2025-02-18
    price $95,000
21. 2025-01-06
    listed $102,000 Active
22. 2025-01-04
    historical $1,300
23. 2024-11-09
    listed $1,300
24. 2024-10-21
    historical $1,380
25. 2024-08-09
    listed $1,380
26. 2019-09-10
    soldstatus $51,000
27. 1984-04-01
    soldstatus $33,000
28. 1977-12-01
    soldstatus $24,000

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,113 · $176/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: $18,061
• − Mortgage interest: −$5,041
• − Property taxes: −$2,113
• − Insurance: −$450
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$6,696
• − Depreciation: −$2,618
• Taxable loss: −$1,748
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $-235/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
• City population: 105,666
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,450
• Household income: $58,388
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 2809.0

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 0.58)
• Race & ethnicity: Black 61% Hispanic / Latino 17% White 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 1% Italian 1%
• Foreign-born: 46% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 15% 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: ▼ -202.84%
• Current HPI: 328.4307
• Rent YoY: ▼ -1.38%
• 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

-94.4% since first listed

15 events — show timeline

• 2026-04-28 Rental Removed $1,350 MARMLS
• 2026-02-25 Listed for Rent $1,350 MARMLS
• 2026-02-24 Listed $90,000 MARMLS
• 2025-05-23 Rental Removed $1,200 MARMLS
• 2025-05-03 Listed for Rent $1,200 MARMLS
• 2025-05-02 Listing Removed — MARMLS
• 2025-02-18 Price Changed $95,000 MARMLS
• 2025-01-06 Listed $102,000 MARMLS
• 2025-01-04 Rental Removed $1,300 MARMLS
• 2024-11-09 Listed for Rent $1,300 MARMLS
• 2024-10-21 Rental Removed $1,380 MARMLS
• 2024-08-09 Listed for Rent $1,380 MARMLS
• 2019-09-10 Sold (Public Records) $51,000 Public Records
• 1984-04-01 Sold (Public Records) $33,000 Public Records
• 1977-12-01 Sold (Public Records) $24,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,113 · +8.5% YoY. Source: county tax records.