4341 NW 16th St #101 · Lauderhill, FL 33313

$95,000

2 bd · 2.0 ba · 867 sqft · Condo public records · 132 Days on market

Built 1969 $475/mo HOA · 28% 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).

• Cash flow +15.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

Back on the market with major updates completed! Wind insurance is now in place, and the brand-new roof—previously holding up the sale—has been fully completed. This bright corner-unit condo features an updated kitchen and tastefully renovated bathrooms, offering spacious rooms filled with abundant natural light throughout. Enjoy resort-style amenities including two pools (one heated), a fully equipped gym, and a quiet library. Golf enthusiasts will appreciate the nearby golf courses just minutes away. The community also offers on-site janitorial and maintenance staff available throughout the week for added convenience. Ideally located close to a wide variety of international di

Key facts

• Quiet library
• Renovated bathrooms
• Nearby golf courses

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOMS
• TWO POOLS
• FULLY EQUIPPED GYM
• QUIET LIBRARY
• NEARBY GOLF COURSES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $475; HOA covers common areas, insurance, recreation facilities, trash and water; Association amenities include barbecue, picnic area, pool and elevator(s); Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Security guard
• Utilities: Cable available
• Home design: Attached property; 4 stories; Entry on level 1; Effective year built
• Construction: Block construction
• Exterior features: Open porch; Porch with barbecue area; Association pool

Interior

• Kitchen: Electric range; Microwave; Disposal
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fan(s)
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $39 ($464/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 24d 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 44% of the median local income ($46k/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 $657 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 132 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 7y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.77% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 4.7

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: -19.2%
• Equity multiple: 0.36×
• Total profit: $-17,029
• Equity at exit: $14,165

10-year hold

• IRR: -30.8%
• Equity multiple: -0.03×
• Total profit: $-27,504
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$498
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$40
• HOA: −$475
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $39

Break-even live

Break-even rent $1,633

Max offer price $95,000

Occupancy floor 93%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	24d	1	0.06mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	17d	1	0.06mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	7d	1	0.08mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.08mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	19d	1	0.12mi
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.13mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	0.17mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	24d	1	0.17mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	21d	1	0.18mi
1310 NW 43rd Ave #303 Lauderhill, FL	1.0	1.0	950	$1,400	$1.47	24d	1	0.23mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,679	$2.30	1d	13	0.27mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	24d	1	0.28mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	4d	1	0.32mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	16d	1	0.32mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,025	$1.49	1d	39	0.33mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	1d	10	0.38mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	24d	1	0.47mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	24d	1	0.47mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	24d	3	0.47mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	7d	2	0.47mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	24d	1	0.49mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	21d	1	0.51mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	3d	2	0.53mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	19d	2	0.57mi
4401 NW 10th Ct Plantation, FL	1.0–2.0	1.0	860	$1,696	$1.97	1d	16	0.62mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	7d	2	0.62mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	24d	1	0.68mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	24d	1	0.68mi
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	20d	1	0.78mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	5d	1	0.80mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	20d	1	0.81mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	21d	1	0.81mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,750	$1.84	24d	2	0.81mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.81mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.82mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	24d	1	0.84mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	24d	1	0.85mi
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	24d	1	0.86mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	24d	1	0.86mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	24d	1	0.86mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $95,000 Active 132 DOM
2. 2026-06-17
   days on market $95,000 Active 131 DOM
3. 2026-06-16
   days on market $95,000 Active 130 DOM
4. 2026-06-15
   days on market $95,000 Active 129 DOM
5. 2026-06-13
   days on market $95,000 Active 127 DOM
6. 2026-06-09
   days on market $95,000 Active 123 DOM
7. 2026-06-07
   days on market $95,000 Active 121 DOM
8. 2026-06-04
   days on market $95,000 Active 118 DOM
9. 2026-06-03
   days on market $95,000 Active 117 DOM
10. 2026-06-02
    days on market $95,000 Active 116 DOM
11. 2026-06-01
    days on market $95,000 Active 115 DOM
12. 2026-05-31
    days on market $95,000 Active 114 DOM
13. 2026-03-11
    price $95,000
14. 2026-02-06
    listed $115,000 Active
15. 2026-01-22
    historical
16. 2025-11-18
    price $119,000
17. 2025-09-29
    price $119,500
18. 2025-09-29
    price $19,500
19. 2025-09-09
    listed $120,000 Active
20. 2025-08-31
    historical
21. 2024-08-05
    price $129,900
22. 2024-07-02
    price $139,949
23. 2024-06-11
    listed $139,999 Active
24. 2024-05-13
    historical
25. 2024-02-14
    listed $146,900 Active
26. 2024-01-23
    historical $1,800
27. 2024-01-22
    historical
28. 2023-12-15
    listed $1,800
29. 2023-10-24
    listed $149,900 Active
30. 2023-09-29
    status Pending
31. 2023-09-29
    historical
32. 2023-08-22
    status Active
33. 2023-08-22
    price $148,000
34. 2023-08-21
    historical
35. 2023-03-20
    listed $159,900 Active
36. 2022-04-05
    soldstatus $115,000
37. 2022-03-25
    soldstatus $115,000 Closed
38. 2022-02-03
    historical Active Under Contract
39. 2022-01-18
    price $115,000
40. 2022-01-06
    status Active
41. 2022-01-06
    price $124,500
42. 2021-05-19
    status Pending
43. 2021-03-23
    listed $88,500 Active
44. 2021-03-23
    historical
45. 2019-06-20
    status Active
46. 2019-06-17
    status Pending
47. 2019-04-30
    status Active
48. 2019-04-13
    status Pending
49. 2019-03-05
    listed $89,900 Active
50. 2007-12-20
    soldstatus $55,000

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $3,328 · $277/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 · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,185
• − Mortgage interest: −$5,321
• − Property taxes: −$3,328
• − Insurance: −$475
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$5,700
• − Depreciation: −$2,764
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $616/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

+564.3% since first listed

40 events — show timeline

• 2026-03-11 Price Changed $95,000 MARMLS
• 2026-02-06 Listed $115,000 MARMLS
• 2026-01-22 Listing Removed — MARMLS
• 2025-11-18 Price Changed $119,000 MARMLS
• 2025-09-29 Price Changed $119,500 MARMLS
• 2025-09-29 Price Changed $19,500 MARMLS
• 2025-09-09 Listed $120,000 MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2024-08-05 Price Changed $129,900 MARMLS
• 2024-07-02 Price Changed $139,949 MARMLS
• 2024-06-11 Listed $139,999 MARMLS
• 2024-05-13 Listing Removed — MARMLS
• 2024-02-14 Listed $146,900 MARMLS
• 2024-01-23 Rental Removed $1,800 MARMLS
• 2024-01-22 Listing Removed — MARMLS
• 2023-12-15 Listed for Rent $1,800 MARMLS
• 2023-10-24 Listed $149,900 MARMLS
• 2023-09-29 Pending — MARMLS
• 2023-09-29 Listing Removed — MARMLS
• 2023-08-22 Relisted — MARMLS
• 2023-08-22 Price Changed $148,000 MARMLS
• 2023-08-21 Listing Removed — MARMLS
• 2023-03-20 Listed $159,900 MARMLS
• 2022-04-05 Sold (Public Records) $115,000 Public Records
• 2022-03-25 Sold (MLS) $115,000 MARMLS
• 2022-02-03 Contingent — MARMLS
• 2022-01-18 Price Changed $115,000 MARMLS
• 2022-01-06 Relisted — MARMLS
• 2022-01-06 Price Changed $124,500 MARMLS
• 2021-05-19 Pending — MARMLS
• 2021-03-23 Listing Removed — MARMLS
• 2021-03-23 Listed $88,500 MARMLS
• 2019-06-20 Relisted — MARMLS
• 2019-06-17 Pending — MARMLS
• 2019-04-30 Relisted — MARMLS
• 2019-04-13 Pending — MARMLS
• 2019-03-05 Listed $89,900 MARMLS
• 2007-12-20 Sold (Public Records) $55,000 Public Records
• 2007-12-05 Sold (MLS) $55,000 MARMLS
• 1968-12-01 Sold (Public Records) $14,300 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,328 · +1.2% YoY. Source: county tax records.