5570 NW 44th St NW Unit 107a · Lauderhill, FL 33319

$80,500

1 bd · 2.0 ba · 833 sqft · Condo public records · 87 Days on market

Built 1980 $675/mo HOA · 39% of rent

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Why this score? — see what drove the D 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 +10.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1-bedroom, 1.5 baths condo with a garden view. Unit has a large living/dining area, large bedroom, 1 1/2 baths and a screen balcony. Property has lots of potential and is overall fair condition. Complex has lots of amenities to keep your potential buyer busy. Sold AS IS. BUYER SOLELY RESPONSIBLE TO VERIFY OF ANY ASSESSMENT, HOA FEES, VIOLATIONS ETC.

Key facts

• $675 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: HOA fee includes cable TV, insurance, sewer, trash, water, common areas, elevator, roof repairs, and pool service
• HOA & community: Association with amenities: parking, pool, community room; HOA fee paid monthly

Exterior

• Parking: One parking space; Asphalt parking
• Security: Security gate
• Utilities: Public water; Public sewer; Electricity available
• Home design: Condominium; One level; Entry level: 1; Faces north
• Construction: Concrete block with stucco construction; Flat roof; Slab foundation; Five-story building
• Exterior features: No waterfront; Entry foyer

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bath; One half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Unfurnished
• Laundry & utility: Laundry area in bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $-40 ($-483/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (8.8% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 827 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 35% of the median local income ($58k/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 $557 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 87 days — a 6% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; HOA is 39% of rent.

Recommended offer $73,390 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• 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: -28.5%
• Equity multiple: 0.11×
• Total profit: $-20,079
• Equity at exit: $12,003

10-year hold

• IRR: -99.2%
• Equity multiple: -0.68×
• Total profit: $-37,958
• Equity at exit: $6,960

Cash invested: $22,540 (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 33319

• Rents YoY: -1.4%
• Active inventory: 827
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$422
• Tax from tax record: −$260 /mo · $3,120/yr
• Insurance: −$34
• HOA: −$675
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-40

Break-even live

Break-even rent $1,760

Max offer price $73,390

Occupancy floor 97%

Sensitivity live

Price	-10% $5	-5% $-17	+0% $-40	+5% $-63	+10% $-86
Rent	-10% $-175	-5% $-108	+0% $-40	+5% $27	+10% $95
Rate	-1.0pp $0	-0.5pp $-20	base $-40	+0.5pp $-61	+1.0pp $-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: $20,125
• Closing costs: $2,415
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5860 NW 44th St #603 Lauderhill, FL	2.0	2.0	1100	$1,800	$1.64	20d	1	0.06mi
5900 NW 44th St #106 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	16d	1	0.12mi
4172 Inverrary Dr #306 Lauderhill, FL	1.0	1.5	783	$1,500	$1.92	12d	1	0.12mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	26d	1	0.14mi
4168 Inverrary Dr #408 Lauderhill, FL	2.0	2.0	1073	$1,750	$1.63	26d	1	0.15mi
4166 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	26d	1	0.18mi
4174 Inverrary Dr #903 Lauderhill, FL	2.0	2.0	972	$1,700	$1.75	22d	1	0.18mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	26d	1	0.18mi
4174 Inverrary Dr #1004 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	26d	1	0.18mi
4174 Inverrary Dr #811 Lauderhill, FL	1.0	1.5	783	$1,550	$1.98	26d	1	0.18mi
4174 Inverrary Dr #303 Lauderhill, FL	2.0	2.0	972	$1,675	$1.72	14d	1	0.18mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	26d	1	0.18mi
5530 NW 44th St Lauderhill, FL	2.0	2.0	1187	$2,050	$1.73	26d	2	0.18mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,625	$1.81	1d	2	0.19mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	26d	4	0.19mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,250	$1.42	26d	2	0.20mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	4d	1	0.20mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	12d	1	0.20mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	5d	1	0.21mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	5d	2	0.21mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	26d	2	0.22mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1044	$2,100	$2.01	9d	2	0.23mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	19d	2	0.23mi
4164 Inverrary Dr #806 Lauderhill, FL	1.0	1.5	783	$1,600	$2.04	26d	1	0.26mi
4164 Inverrary Dr #102 Lauderhill, FL	2.0	2.0	1120	$2,200	$1.96	17d	1	0.26mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	26d	1	0.33mi
6200 NW 44th St #109 Lauderhill, FL	2.0	2.0	1092	$1,850	$1.69	12d	1	0.34mi
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	26d	1	0.38mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	20d	3	0.40mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,450	$1.49	26d	3	0.41mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,300	$1.33	1d	3	0.41mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	7d	3	0.42mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	26d	1	0.42mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	16d	3	0.47mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	22d	2	0.47mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	5d	3	0.47mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	9d	1	0.48mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	26d	1	0.48mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	12d	5	0.49mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	17d	2	0.50mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $80,500 Active 87 DOM
2. 2026-06-18
   days on market $80,500 Active 84 DOM
3. 2026-06-17
   days on market $80,500 Active 83 DOM
4. 2026-06-16
   days on market $80,500 Active 82 DOM
5. 2026-06-15
   days on market $80,500 Active 81 DOM
6. 2026-06-13
   days on market $80,500 Active 79 DOM
7. 2026-06-09
   days on market $80,500 Active 75 DOM
8. 2026-06-08
   days on market $80,500 Active 74 DOM
9. 2026-06-07
   days on market $80,500 Active 73 DOM
10. 2026-06-04
    pricedays on market $80,500 Active 70 DOM
11. 2026-06-03
    days on market $84,800 Active 69 DOM
12. 2026-06-02
    days on market $84,800 Active 68 DOM
13. 2026-06-01
    days on market $84,800 Active 67 DOM
14. 2026-05-31
    days on market $84,800 Active 66 DOM
15. 2026-04-28
    price $84,800
16. 2026-03-25
    listed $89,250 Active
17. 2007-03-14
    soldstatus $105,000
18. 2005-01-26
    soldstatus $83,000
19. 2003-07-31
    soldstatus $57,000
20. 1981-02-01
    soldstatus $45,000

ⓘ 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: $3,120 · $260/mo
• Projected year-2 tax: $3,120 · $260/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: $20,513
• − Mortgage interest: −$4,509
• − Property taxes: −$3,120
• − Insurance: −$402
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − HOA: −$8,100
• − Depreciation: −$2,342
• Taxable loss: −$1,243
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $-185/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): 54,450
• Household income: $58,388
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 2809.0

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 0.58)
• Race & ethnicity: Black 61% Hispanic / Latino 17% White 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 1% Italian 1%
• Foreign-born: 46% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 15% 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: ▼ -202.84%
• Current HPI: 328.4307
• Rent YoY: ▼ -1.38%
• 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

+88.4% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $84,800 Beaches MLS
• 2026-03-25 Listed $89,250 Beaches MLS
• 2007-03-14 Sold (Public Records) $105,000 Public Records
• 2005-01-26 Sold (Public Records) $83,000 Public Records
• 2003-07-31 Sold (Public Records) $57,000 Public Records
• 1981-02-01 Sold (Public Records) $45,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $3,120 · +3.2% YoY. Source: county tax records.