None · Lauderhill, FL 33313

$135,900

1 bd · 1.5 ba · 960 sqft · Condo · 102 Days on market

Built 1974 Good condition $315/mo HOA · 18% of rent ↓ 8% since listing

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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 +19.8/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1bed-1.5 bath condo, fully renovated and move-in ready. Freshly painted with new vinyl flooring, this home features a modern kitchen, stainless steel appliances, sleek white cabinetry, and beautifully updated bathrooms. The large walk-in closet and enclosed patio with peaceful garden views. One assigned parking, plenty of guest spaces. Amenities including a pool, hot tub, tennis courts, and more—perfect for relaxation and recreation. Ideally located near major hospitals, shopping malls, great restaurants, and easy highway access. Very low HOA includes water, excellent reserves and recent inspections. See attached docs. PRICED TO SELL FAST, MOTIVATED SELLERS. EASY TO SHOW.

Key facts

• Updated bathrooms
• Large walk-in closet
• Modern kitchen

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• SLEEK WHITE CABINETRY
• UPDATED BATHROOMS
• LARGE WALK-IN CLOSET
• ENCLOSED PATIO

Property features AI

Finance

• HOA & community: Monthly HOA fee (includes insurance, grounds maintenance, sewer, trash, water, common areas, elevator, pool service); Community amenities: Parking, Pool, Bike storage

Exterior

• Parking: 1-car garage; 1 covered space; 1 open/guest parking space
• Security: Smoke detector(s); Entry phone/intercom
• Utilities: Cable available
• Home design: Condominium; Updated/remodeled condition; 4-story building; Entry level: 1
• Construction: Block construction
• Exterior features: Privacy fencing; First-floor entry with foyer; Elevator access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $136k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $124k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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: Mirror Lake Elementary School (math 33% / reading 48%, grade F, #1,471 of 2,144 statewide, top 69%, 610 students, 68% FRL); Plantation Middle School (math 20% / reading 39%, grade F, #469 of 571 statewide, top 84%, 572 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 70% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 664 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).
• At $1,793/mo this rent would consume 46% 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 $940 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

• It's been on market 102 days — a 9% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,669 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.32% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 6.3

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-16,266
• Equity at exit: $20,263

10-year hold

• IRR: -9.4%
• Equity multiple: 0.51×
• Total profit: $-18,637
• Equity at exit: $11,750

Cash invested: $38,052 (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: 664
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,038/yr
• Insurance: −$57
• HOA: −$315
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $162

Break-even live

Break-even rent $1,588

Max offer price $135,900

Occupancy floor 86%

Sensitivity live

Price	-10% $256	-5% $209	+0% $162	+5% $115	+10% $69
Rent	-10% $21	-5% $92	+0% $162	+5% $233	+10% $304
Rate	-1.0pp $231	-0.5pp $197	base $162	+0.5pp $127	+1.0pp $91

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	0d	43	0.04mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	4d	1	0.08mi
5944 NW 21st St Unit 51C Lauderhill, FL	2.0	2.0	868	$1,850	$2.13	0d	1	0.19mi
2229 NW 59th Ave Unit 70C Lauderhill, FL	2.0	2.0	868	$2,000	$2.30	25d	1	0.19mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,100	$2.22	25d	1	0.20mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	3d	1	0.20mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	15d	1	0.20mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	25d	1	0.21mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	1100	$1,625	$1.48	6d	1	0.22mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	4d	1	0.22mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	23d	1	0.22mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	12d	2	0.23mi
2221 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	2d	1	0.24mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	0d	9	0.24mi
2220 NW 59th Ave Apt 36 Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	23d	1	0.25mi
2220 NW 59th Ave Unit 26 Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	23d	1	0.25mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	25d	1	0.28mi
5833 NW 22nd Ct Lauderhill, FL	2.0	1.0	900	$1,975	$2.19	25d	1	0.29mi
2216 NW 59th Way Unit 63A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	6d	1	0.31mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	25d	1	0.32mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	23d	1	0.33mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	11d	1	0.33mi
2260 NW 59th Way Unit 2 Lauderhill, FL	2.0	1.5	1000	$2,300	$2.30	18d	1	0.34mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,500	$1.94	25d	1	0.35mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,500	$2.10	25d	1	0.39mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	25d	1	0.40mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.40mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,585	$1.72	0d	20	0.40mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	25d	1	0.40mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	14d	1	0.40mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	6d	1	0.40mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	25d	1	0.41mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	25d	1	0.42mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,500	$1.87	25d	1	0.43mi
2561 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,925	$2.37	25d	1	0.44mi
2481 NW 56th Ave Unit 105 Lauderhill, FL	1.0	1.5	800	$1,400	$1.75	25d	1	0.46mi
2571 NW 56th Ave Unit G Lauderhill, FL	2.0	2.0	950	$1,895	$1.99	25d	1	0.46mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	25d	1	0.47mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	18d	1	0.47mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	11d	1	0.47mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $135,900 Active 102 DOM
2. 2026-06-18
   days on market $135,900 Active 99 DOM
3. 2026-06-17
   days on market $135,900 Active 98 DOM
4. 2026-06-16
   days on market $135,900 Active 97 DOM
5. 2026-06-15
   days on market $135,900 Active 96 DOM
6. 2026-06-13
   days on market $135,900 Active 94 DOM
7. 2026-06-09
   days on market $135,900 Active 90 DOM
8. 2026-06-07
   days on market $135,900 Active 88 DOM
9. 2026-06-04
   days on market $135,900 Active 85 DOM
10. 2026-06-03
    days on market $135,900 Active 84 DOM
11. 2026-06-02
    days on market $135,900 Active 83 DOM
12. 2026-06-01
    days on market $135,900 Active 82 DOM
13. 2026-05-31
    days on market $135,900 Active 81 DOM
14. 2026-05-11
    price $135,900
15. 2026-04-09
    price $145,000
16. 2026-03-05
    listed $147,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $21,518
• − Mortgage interest: −$7,613
• − Property taxes: −$2,038
• − Insurance: −$680
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − HOA: −$3,780
• − Depreciation: −$3,953
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,947/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This fully renovated and move-in ready condo is in excellent condition with modern updates and a great location.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — provides a move-in ready experience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — provides a move-in ready experience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

-7.6% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $135,900 Beaches MLS
• 2026-04-09 Price Changed $145,000 Beaches MLS
• 2026-03-05 Listed $147,000 Beaches MLS