4140 NW 44th Ave #411 · Lauderdale Lakes, FL 33319

$123,000

2 bd · 2.0 ba · 1,225 sqft · Condo public records · 3 Days on market

Built 1972 $558/mo HOA · 31% 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 +11.0/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 2-Bedroom, 2-Bathroom Condominium located in the Ruby Condo Community in Lauderdale Lakes. It is located in Oakland Estates Section which Claims to be an Adult Community 55+. This 1,044 square-foot unit offers comfortable living space with Tile/Carpet and Generously sized Bedrooms. The primary bedroom has a large walk-in closet, and an oversized vanity sink area. Bright Kitchen with room for a small table. Screened Patio with pull-down shutters. The Oakland Clubhouse offers a HUGE heated pool, tennis, shuffleboard, BBQ area, bocce courts and plenty of areas to enjoy. Inside has billiards, a fitness room and many gatherings with full-kitchen access.

Key facts

• Screened patio
• Walk-in closet
• Bbq area

Tags

• WALK-IN CLOSET
• OVERSIZED VANITY SINK
• SCREENED PATIO
• HEATED POOL
• FITNESS ROOM
• BBQ AREA

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($560); Association covers common areas, cable TV, laundry, and structure maintenance; Community amenities include clubhouse, laundry, and elevators; Senior community

Exterior

• Parking: Detached garage; 2 covered garage spaces; One additional parking space
• Security: Secured elevator
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on 4th level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Family/Dining room; Pantry; Elevator (building)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $123k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $114k (7.4% 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 23d 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 38% 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 $850 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $123k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,852 (7.4% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 5.6

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: -25.2%
• Equity multiple: 0.18×
• Total profit: $-28,157
• Equity at exit: $18,340

10-year hold

• IRR: -56.4%
• Equity multiple: -0.39×
• Total profit: $-47,726
• Equity at exit: $10,635

Cash invested: $34,440 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$645
• Tax from tax record: −$240 /mo · $2,880/yr
• Insurance: −$51
• HOA: −$558
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-52

Break-even live

Break-even rent $1,892

Max offer price $113,852

Occupancy floor 98%

Sensitivity live

Price	-10% $18	-5% $-17	+0% $-52	+5% $-87	+10% $-121
Rent	-10% $-196	-5% $-124	+0% $-52	+5% $20	+10% $92
Rate	-1.0pp $10	-0.5pp $-21	base $-52	+0.5pp $-84	+1.0pp $-116

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4140 NW 44th Ave #411 Lauderdale Lakes, FL	2.0	2.0	1044	$1,500	$1.44	26d	1	0.03mi
4141 NW 44th Ave Lauderdale Lakes, FL	2.0	2.0	1136	$1,850	$1.63	26d	2	0.09mi
4191 NW 41st St #418 Lauderdale Lakes, FL	2.0	2.0	1088	$1,700	$1.56	26d	1	0.09mi
4141 NW 44th Ave #117 Lauderdale Lakes, FL	2.0	2.0	1088	$1,950	$1.79	0d	1	0.09mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	6d	9	0.47mi
5039 NW 42nd St Lauderdale Lakes, FL	2.0	2.0	1330	$2,200	$1.65	26d	1	0.61mi
4709 NW 47th Ave Unit 4709 Tamarac, FL	2.0	2.0	1318	$1,800	$1.37	14d	1	0.63mi
3852 NW 34th St Lauderdale Lakes, FL	1.0	1.0	1443	$950	$0.66	15d	1	0.69mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$2,150	$2.87	18d	3	0.74mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	13d	1	0.74mi
3700 Pacific Point Pl Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1030	$2,344	$2.28	0d	21	0.76mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	4d	1	0.80mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	0d	1	0.80mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	22d	1	0.80mi
4804 NW 49th Ct Tamarac, FL	1.0	1.0	1354	$1,300	$0.96	26d	1	0.83mi
3429 NW 44th St #201 Lauderdale Lakes, FL	1.0	1.0	872	$1,754	$2.01	0d	1	0.83mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	26d	1	0.85mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	23d	1	0.85mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	26d	1	0.87mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,100	$2.06	26d	1	0.87mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	7d	1	0.87mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	5d	2	0.89mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	4d	1	0.89mi
3441 NW 44th St #104 Lauderdale Lakes, FL	2.0	2.0	1020	$1,975	$1.94	9d	1	0.90mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	26d	1	0.91mi
3030 NW 43rd Ave Unit 3030-A Lauderdale Lakes, FL	2.0	1.5	1500	$2,000	$1.33	26d	1	0.91mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	0.92mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	0.92mi
3430 NW 52nd Ave #210 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	26d	1	0.92mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	26d	1	0.92mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	7d	1	0.92mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	23d	1	0.93mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	26d	2	0.93mi
3540 NW 34th Ter Lauderdale Lakes, FL	2.0	1.0	1056	$1,200	$1.14	19d	1	0.93mi
3445 NW 44th St #206 Lauderdale Lakes, FL	2.0	2.0	1096	$2,100	$1.92	13d	1	0.95mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	26d	1	0.95mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	4d	1	0.96mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	26d	1	0.96mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	23d	1	0.96mi
4505 Treehouse Ln Unit 8-H Tamarac, FL	3.0	2.0	1167	$1,900	$1.63	26d	1	0.96mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-21
   remarks 672-char remark
2. 2026-06-21
   pricedays on marketlisting id $123,000 Active 3 DOM
3. 2026-06-13
   days on market $128,000 Active 17 DOM
4. 2026-06-09
   days on market $128,000 Active 13 DOM
5. 2026-06-08
   days on market $128,000 Active 12 DOM
6. 2026-06-07
   days on market $128,000 Active 11 DOM
7. 2026-06-04
   days on market $128,000 Active 8 DOM
8. 2026-06-03
   days on market $128,000 Active 7 DOM
9. 2026-06-02
   days on market $128,000 Active 6 DOM
10. 2026-06-01
    days on market $128,000 Active 5 DOM
11. 2026-05-31
    days on market $128,000 Active 4 DOM
12. 2026-05-29
    price $128,000
13. 2026-05-28
    historical $1,500
14. 2026-05-26
    listed $130,000 Active
15. 2026-05-21
    listed $1,500
16. 2026-04-01
    historical
17. 2026-01-16
    historical $1,800
18. 2026-01-01
    listed $1,800
19. 2025-12-21
    historical $1,800
20. 2025-12-18
    listed $1,800
21. 2025-11-22
    historical $1,800
22. 2025-11-01
    price $1,800
23. 2025-11-01
    listed $135,000 Active
24. 2025-09-09
    listed $2,000
25. 2002-12-23
    soldstatus $53,000

ⓘ 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: $2,880 · $240/mo
• Projected year-2 tax: $2,880 · $240/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 9/10 Extreme 2 d/yr ≥105°F today · 6 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: $21,912
• − Mortgage interest: −$6,890
• − Property taxes: −$2,880
• − Insurance: −$615
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$6,696
• − Depreciation: −$3,578
• Taxable loss: −$2,254
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $-81/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

+141.5% since first listed

14 events — show timeline

• 2026-05-29 Price Changed $128,000 MARMLS
• 2026-05-28 Rental Removed $1,500 MARMLS
• 2026-05-26 Listed $130,000 MARMLS
• 2026-05-21 Listed for Rent $1,500 MARMLS
• 2026-04-01 Listing Removed — MARMLS
• 2026-01-16 Rental Removed $1,800 MARMLS
• 2026-01-01 Listed for Rent $1,800 MARMLS
• 2025-12-21 Rental Removed $1,800 MARMLS
• 2025-12-18 Listed for Rent $1,800 MARMLS
• 2025-11-22 Rental Removed $1,800 MARMLS
• 2025-11-01 Price Changed $1,800 MARMLS
• 2025-11-01 Listed $135,000 MARMLS
• 2025-09-09 Listed for Rent $2,000 MARMLS
• 2002-12-23 Sold (Public Records) $53,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,880 · +5.6% YoY. Source: county tax records.