2600 NW 49th Ave #409 · Lauderdale Lakes, FL 33313

$72,500

1 bd · 1.0 ba · 705 sqft · Condo public records · 47 Days on market

Built 1976 $550/mo HOA · 36% of rent

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Why this score? — see what drove the B- 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 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

Spacious 1/1 unit in CYPRESS CHASE ( a 55 + community) Enjoy the view and the big garden area. Gate community. Conveniently located near BRAND NEW PUBLIX PLAZA, WAL MART, MEDICAL FACILITIES, HIGHWAYS, SAWGRASS MALL, BEACHES AND MORE Fantastic amenities include: Elevators, Laundry facilities, clubhouse Submit all offers via MLS offers Condo approval required per association there is not minimum credit score, however, they do look at credit and income to confirm purchase is within the buyer's budget. a background check is also performed.

Key facts

• $550 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions and size limits
• HOA & community: Has association; Monthly HOA fee (about $550.45); HOA covers maintenance of grounds and structure, security, sewer, trash, water, common areas, elevator, roof repairs, recreation facility, and pool service

Exterior

• Parking: 1 parking space; Community parking
• Security: Gated
• Utilities: Public water; Public sewer; Electricity available; Water connected; Sewer available
• Home design: Condominium; 4 total stories; Faces west; Resale
• Construction: CBS construction; Shingle roof
• Exterior features: Not waterfront; Community amenities: billiard room, clubhouse, game room, picnic area, pool, shuffleboard court, community room, courtesy bus, heated pool, kitchen facilities, pickleball court(s), sidewalks, street lights, gated community, maintenance

Interior

• Kitchen: ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; Electric range
• Bedrooms: 4 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $72k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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: Castle Hill Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 562 students, 86% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 48% district-wide (-30 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; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 $501 of loan paydown is wiped out by about $2k 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 47 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $100k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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.
8. 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.
9. 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: 2.12% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 3.9

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: -3.2%
• Equity multiple: 0.89×
• Total profit: $-2,301
• Equity at exit: $10,810

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $361
• Equity at exit: $6,268

Cash invested: $20,300 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$380
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$30
• HOA: −$550
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $208

Break-even live

Break-even rent $1,277

Max offer price $72,500

Occupancy floor 82%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	16d	1	0.09mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.30mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	0.34mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	0.34mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	7d	1	0.34mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	0.35mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	0.35mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	17d	2	0.38mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	24d	2	0.41mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.41mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.41mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	10d	2	0.44mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.49mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	4d	8	0.56mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	21d	7	0.56mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	2d	8	0.56mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	15d	6	0.56mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	24d	8	0.56mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	11d	1	0.58mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,435	$1.55	2d	22	0.63mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	16d	3	0.65mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	1d	2	0.69mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	24d	1	0.70mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	0.70mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	13d	1	0.73mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	16d	1	0.73mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	21d	1	0.74mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	24d	1	0.76mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	24d	1	0.79mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	1d	44	0.84mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,490	$2.04	1d	13	0.85mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	24d	1	0.88mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	24d	3	0.94mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	7d	2	0.94mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	24d	1	0.94mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	10d	5	0.95mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	2d	1	0.95mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	1d	42	0.98mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.05mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	1.06mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $72,500 Active 47 DOM
2. 2026-06-17
   days on market $72,500 Active 46 DOM
3. 2026-06-16
   days on market $72,500 Active 45 DOM
4. 2026-06-15
   days on market $72,500 Active 44 DOM
5. 2026-06-13
   days on market $72,500 Active 42 DOM
6. 2026-06-09
   days on market $72,500 Active 38 DOM
7. 2026-06-08
   days on market $72,500 Active 37 DOM
8. 2026-06-07
   days on market $72,500 Active 36 DOM
9. 2026-06-04
   days on market $72,500 Active 33 DOM
10. 2026-06-03
    days on market $72,500 Active 32 DOM
11. 2026-06-02
    days on market $72,500 Active 31 DOM
12. 2026-06-01
    days on market $72,500 Active 30 DOM
13. 2026-05-31
    days on market $72,500 Active 29 DOM
14. 2026-05-04
    price $72,500
15. 2026-05-02
    listed $172,500 Active
16. 2022-08-16
    soldstatus $69,900
17. 2022-08-10
    soldstatus $69,900 Closed 553-char remark

    Show marketing remark (553 chars)

    Spacious 1/1 unit in CYPRESS CHASE ( a 55 + community) Enjoy the view and the big garden area. Gate community. Conveniently located near BRAND NEW PUBLIX PLAZA, WAL MART, MEDICAL FACILITIES, HIGHWAYS, SAWGRASS MALL, BEACHES AND MORE Fantastic amenities include: Elevators, Laundry facilities, clubhouse Submit all offers via MLS offers Condo approval required per association there is not minimum credit score, however, they do look at credit and income to confirm purchase is within the buyer's budget. a background check is also performed.

18. 2022-07-21
    status Pending 553-char remark

    Show marketing remark (553 chars)

    Spacious 1/1 unit in CYPRESS CHASE ( a 55 + community) Enjoy the view and the big garden area. Gate community. Conveniently located near BRAND NEW PUBLIX PLAZA, WAL MART, MEDICAL FACILITIES, HIGHWAYS, SAWGRASS MALL, BEACHES AND MORE Fantastic amenities include: Elevators, Laundry facilities, clubhouse Submit all offers via MLS offers Condo approval required per association there is not minimum credit score, however, they do look at credit and income to confirm purchase is within the buyer's budget. a background check is also performed.

19. 2022-06-05
    listed $79,900 Active 553-char remark

    Show marketing remark (553 chars)

    Spacious 1/1 unit in CYPRESS CHASE ( a 55 + community) Enjoy the view and the big garden area. Gate community. Conveniently located near BRAND NEW PUBLIX PLAZA, WAL MART, MEDICAL FACILITIES, HIGHWAYS, SAWGRASS MALL, BEACHES AND MORE Fantastic amenities include: Elevators, Laundry facilities, clubhouse Submit all offers via MLS offers Condo approval required per association there is not minimum credit score, however, they do look at credit and income to confirm purchase is within the buyer's budget. a background check is also performed.

20. 2019-01-03
    soldstatus $41,500
21. 2004-10-05
    soldstatus $40,000
22. 2003-04-03
    soldstatus $34,000
23. 1998-09-04
    soldstatus $15,000
24. 1976-12-01
    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: $577 · $48/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: +$25/yr (+$2/mo · 4.3%)

ⓘ 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 · 25 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: $18,477
• − Mortgage interest: −$4,061
• − Property taxes: −$577
• − Insurance: −$362
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − HOA: −$6,600
• − Depreciation: −$2,109
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,061/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

+202.1% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $72,500 Beaches MLS
• 2026-05-02 Listed $172,500 Beaches MLS
• 2022-08-16 Sold (Public Records) $69,900 Public Records
• 2022-08-10 Sold (MLS) $69,900 MARMLS
• 2022-07-21 Pending — MARMLS
• 2022-06-05 Listed $79,900 MARMLS
• 2019-01-03 Sold (Public Records) $41,500 Public Records
• 2004-10-05 Sold (Public Records) $40,000 Public Records
• 2003-04-03 Sold (Public Records) $34,000 Public Records
• 1998-09-04 Sold (Public Records) $15,000 Public Records
• 1976-12-01 Sold (Public Records) $24,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $577 · +1.5% YoY. Source: county tax records.