8260 SW 24th St #6210 · North Lauderdale, FL 33068

$82,000

1 bd · 1.0 ba · 850 sqft · Condo public records · 136 Days on market

Built 1978 $672/mo HOA · 38% of rent

---

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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort and convenience in this delightful 1-bedroom, 1.5-bathroom apartment, ideally located in the heart of Oakbrook. This well-maintained home boasts rich wood and tile flooring, a spacious walk-in closet, and a large master bedroom that easily accommodates a king-size bed with plenty of room to spare. Enjoy the outdoors from the screened patio, Titan water heater install 2024 complete with roll-down shutters for added privacy and protection. The well-lit kitchen is equipped with a dishwasher and a Frigidaire refrigerator, offering both style and functionality. Located close to hospitals and major highways, this 55+ community offers a peaceful and amenityrich lifestyle. A pe

Key facts

• Screened patio
• Titan water heater
• Walk-in closet

Tags

• WALK-IN CLOSET
• SCREENED PATIO
• TITAN WATER HEATER
• ROLL-DOWN SHUTTERS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association includes common areas, cable TV, insurance, laundry, grounds maintenance, structure maintenance, parking, recreation facilities, roof, and trash; Community amenities include clubhouse, fitness center, laundry, storage, transportation service, and elevator(s); Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Secured elevator; Intercom
• Utilities: Has cooling; Has heating
• Home design: Condo/Apartment (attached property); 4-story building; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Enclosed porch; Porch; Screened porch

Interior

• Kitchen: Dishwasher; Disposal
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Dining area; Entrance foyer; Elevator; Living/Dining room; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $82k.

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 $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.3% in North Lauderdale — 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 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, 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 soft (-0.7%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% of the median local income ($64k/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 $567 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 136 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $59k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1978 — 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. 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: 2.15% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 3.9

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: -9.7%
• Equity multiple: 0.67×
• Total profit: $-7,675
• Equity at exit: $12,226

10-year hold

• IRR: -11.6%
• Equity multiple: 0.50×
• Total profit: $-11,552
• Equity at exit: $7,090

Cash invested: $22,960 (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 33068

• Rents YoY: -0.7%
• Active inventory: 298
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$430
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$34
• HOA: −$672
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $162

Break-even live

Break-even rent $1,555

Max offer price $82,000

Occupancy floor 86%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5718 NW 66th Ave Unit n/a Tamarac, FL	2.0	1.0	1118	$2,700	$2.42	24d	1	0.12mi
5713 NW 65th Ter Tamarac, FL	2.0	1.0	884	$2,200	$2.49	24d	1	0.17mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	8d	1	0.27mi
8140 SW 22nd St North Lauderdale, FL	2.0	2.0	833	$1,832	$2.20	11d	1	0.29mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	17d	2	0.29mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	19d	1	0.29mi
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	21d	1	0.31mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	4d	3	0.32mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	24d	4	0.32mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	24d	2	0.33mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	8d	3	0.33mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	2d	3	0.36mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	24d	1	0.36mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	24d	1	0.37mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	3d	1	0.37mi
6070 NW 64th Ave #204 Fort Lauderdale, FL	2.0	2.0	880	$1,700	$1.93	3d	1	0.37mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	24d	1	0.39mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.41mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	2d	1	0.41mi
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	15d	2	0.42mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	24d	1	0.47mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	24d	2	0.49mi
1820 SW 81st Ave Unit 3301 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	24d	1	0.52mi
1820 N Lauderdale Ave #3117 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.53mi
1820 N Lauderdale Ave #3416 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	22d	1	0.53mi
1810 SW 81st Ave Unit 2106 North Lauderdale, FL	1.0	1.0	810	$1,375	$1.70	15d	1	0.55mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.55mi
1810 SW 81st Ave Unit 2401 North Lauderdale, FL	1.0	1.5	830	$1,525	$1.84	22d	1	0.55mi
1810 SW 81st Ave Unit 2209 North Lauderdale, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	0.55mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	8d	1	0.55mi
1810 SW 81st Ave #2314 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	14d	1	0.55mi
7313 NW 57th Ct Tamarac, FL	2.0	1.0	1082	$2,600	$2.40	24d	1	0.57mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	24d	1	0.59mi
1800 SW 81st Ave Unit 1400 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	24d	1	0.59mi
1800 SW 81st Ave Unit 1100 North Lauderdale, FL	1.0	1.5	830	$1,550	$1.87	1d	1	0.59mi
1800 SW 81st Ave Unit 1112 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	1d	1	0.59mi
1800 SW 81st Ave Unit 1307 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	18d	1	0.59mi
1800 SW 81st Ave Unit 1100 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	5d	1	0.59mi
1800 N Lauderdale Ave #1205 North Lauderdale, FL	1.0	1.0	810	$1,475	$1.82	20d	1	0.59mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$1,784	$1.65	3d	30	0.61mi

HOA detail condo

• Monthly dues: $672 · $8,064/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $82,000 Active 136 DOM
2. 2026-06-17
   days on market $82,000 Active 135 DOM
3. 2026-06-16
   days on market $82,000 Active 134 DOM
4. 2026-06-15
   days on market $82,000 Active 133 DOM
5. 2026-06-13
   days on market $82,000 Active 131 DOM
6. 2026-06-09
   days on market $82,000 Active 127 DOM
7. 2026-06-07
   days on market $82,000 Active 125 DOM
8. 2026-06-04
   days on market $82,000 Active 122 DOM
9. 2026-06-03
   days on market $82,000 Active 121 DOM
10. 2026-06-02
    days on market $82,000 Active 120 DOM
11. 2026-06-01
    days on market $82,000 Active 119 DOM
12. 2026-05-31
    days on market $82,000 Active 118 DOM
13. 2026-02-02
    listed $82,000 Active
14. 2026-01-26
    historical
15. 2025-08-27
    price $85,000
16. 2025-04-15
    price $90,000
17. 2025-01-27
    listed $99,000 Active
18. 2021-08-02
    soldstatus $59,000
19. 2021-04-23
    historical
20. 2021-03-25
    price $59,000
21. 2021-02-27
    price $64,000
22. 2021-01-13
    listed $65,000 Active
23. 2015-06-02
    soldstatus $21,500
24. 2013-03-27
    soldstatus $18,500

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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: $21,132
• − Mortgage interest: −$4,593
• − Property taxes: −$1,112
• − Insurance: −$410
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$8,064
• − Depreciation: −$2,385
• Taxable income: $1,186
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $1,663/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 — North Lauderdale

• Score: 76/100
• State rank: #230
• US rank: #3635

Category grades

Amenities F Commute C- 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: North Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% 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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+343.2% since first listed

12 events — show timeline

• 2026-02-02 Listed $82,000 MARMLS
• 2026-01-26 Listing Removed — MARMLS
• 2025-08-27 Price Changed $85,000 MARMLS
• 2025-04-15 Price Changed $90,000 MARMLS
• 2025-01-27 Listed $99,000 MARMLS
• 2021-08-02 Sold (Public Records) $59,000 Public Records
• 2021-04-23 Listing Removed — Beaches MLS
• 2021-03-25 Price Changed $59,000 Beaches MLS
• 2021-02-27 Price Changed $64,000 Beaches MLS
• 2021-01-13 Listed $65,000 Beaches MLS
• 2015-06-02 Sold (Public Records) $21,500 Public Records
• 2013-03-27 Sold (Public Records) $18,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,112 · +1.2% YoY. Source: county tax records.