2999 NW 48th Ave #246 · Lauderdale Lakes, FL 33313

$95,000

1 bd · 1.0 ba · 705 sqft · Condo public records · 25 Days on market

Built 1973 $393/mo HOA · 26% 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 +18.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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 MLS

This can be your cozy 1 bedroom 1 bath condo in a 55 plus community. It affords you your space with added amenities of the complex. Meet at the clubhouse or mingle at the pool. It is located near many shopping plazas, malls, restaurants, Hard Rock and the airport. You can also be on the beach in minutes. Do not hesitate. CHECK IT OUT!!

Key facts

• Laundry facilities
• Guest parking
• Natural light

Tags

• LAUNDRY FACILITIES
• GUEST PARKING
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association fee includes management, hot water, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, sewer and water; Community amenities: Clubhouse, Laundry, Pool, Elevator(s)

Exterior

• Parking: Guest parking; One assigned space
• Security: Complex fenced; Secured elevator
• Utilities: Electric service; Water included in association; Sewer included in association
• Home design: Block construction; 4-story building; Entry on level 2; Attached property
• Construction: Block construction
• Exterior features: Zero lot line; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Casement windows; Bedroom on main level; Second-floor entry; Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.6% in Lauderdale Lakes — 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 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: schools C-, crime 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; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% 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 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 5.3

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-13,709
• Equity at exit: $14,165

10-year hold

• IRR: -16.4%
• Equity multiple: 0.27×
• Total profit: $-19,431
• 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: 664
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$498
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$40
• HOA: −$393
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $85

Break-even live

Break-even rent $1,397

Max offer price $95,000

Occupancy floor 89%

Sensitivity live

Price	-10% $139	-5% $112	+0% $85	+5% $58	+10% $31
Rent	-10% $-34	-5% $26	+0% $85	+5% $145	+10% $204
Rate	-1.0pp $133	-0.5pp $109	base $85	+0.5pp $61	+1.0pp $36

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
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	25d	1	0.02mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.02mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.02mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	25d	1	0.02mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.02mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	25d	1	0.02mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	25d	1	0.03mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	6d	1	0.24mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	25d	1	0.24mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	25d	2	0.24mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.25mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	18d	2	0.29mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	13d	1	0.31mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	11d	2	0.36mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	0.40mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	0.40mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	25d	1	0.41mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	0.44mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	18d	3	0.46mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	25d	1	0.54mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	25d	1	0.56mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	25d	1	0.57mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	23d	1	0.74mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	16d	6	0.80mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	25d	8	0.80mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	23d	7	0.80mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	5d	8	0.80mi
2800 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	965	$1,250	$1.30	0d	8	0.80mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.81mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	25d	3	0.91mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	0d	3	0.91mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,585	$1.72	0d	20	0.94mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,480	$2.03	0d	12	0.97mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	12d	5	0.99mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	18d	1	1.03mi
3541 NW 30th Pl Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	865	$1,739	$2.01	0d	16	1.06mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	25d	1	1.14mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	0d	43	1.16mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	6d	3	1.16mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	25d	1	1.18mi

HOA detail condo

• Monthly dues: $393 · $4,716/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $95,000 Active 25 DOM
2. 2026-06-18
   days on market $95,000 Active 22 DOM
3. 2026-06-17
   days on market $95,000 Active 21 DOM
4. 2026-06-16
   days on market $95,000 Active 20 DOM
5. 2026-06-15
   days on market $95,000 Active 19 DOM
6. 2026-06-13
   days on market $95,000 Active 17 DOM
7. 2026-06-09
   days on market $95,000 Active 13 DOM
8. 2026-06-08
   days on market $95,000 Active 12 DOM
9. 2026-06-07
   days on market $95,000 Active 11 DOM
10. 2026-06-04
    days on market $95,000 Active 8 DOM
11. 2026-06-03
    days on market $95,000 Active 7 DOM
12. 2026-06-02
    days on market $95,000 Active 6 DOM
13. 2026-06-01
    days on market $95,000 Active 5 DOM
14. 2026-05-31
    days on market $95,000 Active 4 DOM
15. 2026-05-27
    listed $95,000 Active
16. 2024-01-22
    soldstatus $80,000
17. 2024-01-19
    soldstatus $80,000 Closed 337-char remark

    Show marketing remark (337 chars)

    This can be your cozy 1 bedroom 1 bath condo in a 55 plus community. It affords you your space with added amenities of the complex. Meet at the clubhouse or mingle at the pool. It is located near many shopping plazas, malls, restaurants, Hard Rock and the airport. You can also be on the beach in minutes. Do not hesitate. CHECK IT OUT!!

18. 2023-12-14
    historical Active Under Contract 337-char remark

    Show marketing remark (337 chars)

    This can be your cozy 1 bedroom 1 bath condo in a 55 plus community. It affords you your space with added amenities of the complex. Meet at the clubhouse or mingle at the pool. It is located near many shopping plazas, malls, restaurants, Hard Rock and the airport. You can also be on the beach in minutes. Do not hesitate. CHECK IT OUT!!

19. 2023-11-14
    status Pending 337-char remark

    Show marketing remark (337 chars)

    This can be your cozy 1 bedroom 1 bath condo in a 55 plus community. It affords you your space with added amenities of the complex. Meet at the clubhouse or mingle at the pool. It is located near many shopping plazas, malls, restaurants, Hard Rock and the airport. You can also be on the beach in minutes. Do not hesitate. CHECK IT OUT!!

20. 2023-11-08
    listed $75,000 Active 337-char remark

    Show marketing remark (337 chars)

    This can be your cozy 1 bedroom 1 bath condo in a 55 plus community. It affords you your space with added amenities of the complex. Meet at the clubhouse or mingle at the pool. It is located near many shopping plazas, malls, restaurants, Hard Rock and the airport. You can also be on the beach in minutes. Do not hesitate. CHECK IT OUT!!

21. 2023-07-08
    historical
22. 2023-05-18
    listed $89,900 Active
23. 2023-05-09
    historical
24. 2023-05-08
    status Active
25. 2023-04-12
    status Pending
26. 2023-03-29
    price $89,900
27. 2022-12-21
    listed $114,900 Active
28. 2022-10-20
    soldstatus $68,900
29. 2022-10-03
    soldstatus $68,900 Closed
30. 2022-08-30
    status Pending
31. 2022-08-24
    status Active
32. 2022-08-24
    status Pending
33. 2022-08-19
    listed $68,900 Active
34. 1974-01-01
    soldstatus $20,000

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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: $18,062
• − Mortgage interest: −$5,321
• − Property taxes: −$2,078
• − Insurance: −$475
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$4,716
• − Depreciation: −$2,764
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,066/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
• 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

+375.0% since first listed

20 events — show timeline

• 2026-05-27 Listed $95,000 MARMLS
• 2024-01-22 Sold (Public Records) $80,000 Public Records
• 2024-01-19 Sold (MLS) $80,000 MARMLS
• 2023-12-14 Contingent — MARMLS
• 2023-11-14 Pending — MARMLS
• 2023-11-08 Listed $75,000 MARMLS
• 2023-07-08 Listing Removed — MARMLS
• 2023-05-18 Listed $89,900 MARMLS
• 2023-05-09 Listing Removed — MARMLS
• 2023-05-08 Relisted — MARMLS
• 2023-04-12 Pending — MARMLS
• 2023-03-29 Price Changed $89,900 MARMLS
• 2022-12-21 Listed $114,900 MARMLS
• 2022-10-20 Sold (Public Records) $68,900 Public Records
• 2022-10-03 Sold (MLS) $68,900 MARMLS
• 2022-08-30 Pending — MARMLS
• 2022-08-24 Relisted — MARMLS
• 2022-08-24 Pending — MARMLS
• 2022-08-19 Listed $68,900 MARMLS
• 1974-01-01 Sold (Public Records) $20,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,078 · -0.5% YoY. Source: county tax records.