8120 SW 24th St #212 · North Lauderdale, FL 33068

$90,000

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 62 Days on market

Built 1973 $767/mo HOA · 36% 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 +23.9/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• 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

This 55+ community is nestled in the heart of North Lauderdale; Secure lobby entry with elevator access and dedicated extra storage space. Offers a flexible and inviting layout perfect for a variety of lifestyles. One of the bedrooms features an accordion-style door that opens to the living room, creating an airy, open-concept space ideal for entertaining, a home office, or a den. When privacy is needed, the space can easily be converted back into a fully enclosed bedroom. Located minutes from diverse shopping, dining, and medical facilities, with easy access to major South Florida roadways. No-pet and no-rental permitted

Key facts

• $767 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets not allowed; Senior community
• HOA & community: Has association: Oakbrook Condo Association; HOA fee paid monthly; HOA fee covers cable TV, insurance, internet, pest control, sewer, trash, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility, pool service; Community amenities include billiard room, clubhouse, elevators, fitness center, laundry, management, pool (heated), storage, tennis courts, on-site manager, trash chute, internet included, library, lobby and recreation facilities

Exterior

• Parking: 1 parking space; Asphalt open parking
• Security: Smoke detectors; Secure elevator
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available; Sewer available
• Home design: Condominium; One level; 3-story building; West-facing
• Construction: Stucco and CBS construction
• Exterior features: No waterfront; Flat roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (main level)
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Partially furnished
• Laundry & utility: Laundry room in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Pinewood Elementary School (math 59% / reading 53%, grade C+, #832 of 2,144 statewide, top 40%, 666 students, 76% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 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).
• This rent runs 40% 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 $622 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 62 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 36% of rent.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.36% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 3.5

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: -10.6%
• Equity multiple: 0.64×
• Total profit: $-9,104
• Equity at exit: $13,419

10-year hold

• IRR: -15.8%
• Equity multiple: 0.39×
• Total profit: $-15,337
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$472
• Tax from tax record: −$229 /mo · $2,744/yr
• Insurance: −$38
• HOA: −$767
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $175

Break-even live

Break-even rent $1,905

Max offer price $90,000

Occupancy floor 87%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	4d	3	0.10mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	24d	4	0.10mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	7d	3	0.11mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	24d	2	0.11mi
8103 SW 24th St Unit B-32 North Lauderdale, FL	2.0	2.0	1530	$2,400	$1.57	24d	1	0.14mi
6070 NW 64th Ave #204 Fort Lauderdale, FL	2.0	2.0	880	$1,700	$1.93	2d	1	0.16mi
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	15d	2	0.18mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	1d	3	0.19mi
5713 NW 65th Ter Tamarac, FL	2.0	1.0	884	$2,200	$2.49	24d	1	0.20mi
5718 NW 66th Ave Unit n/a Tamarac, FL	2.0	1.0	1118	$2,700	$2.42	24d	1	0.22mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	24d	1	0.24mi
2306 SW 82nd Ter Unit 2306 North Lauderdale, FL	2.0	2.5	1332	$2,300	$1.73	24d	1	0.27mi
8140 SW 22nd St North Lauderdale, FL	3.0	2.0	1084	$2,750	$2.54	20d	1	0.29mi
6710 NW 58th Ct Tamarac, FL	2.0	2.0	1287	$2,450	$1.90	24d	1	0.36mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	2d	30	0.38mi
6717 NW 59th St Tamarac, FL	3.0	2.0	1587	$3,700	$2.33	20d	1	0.41mi
1820 N Lauderdale Ave #3117 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.43mi
1820 N Lauderdale Ave #3416 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	21d	1	0.43mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	24d	1	0.44mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	7d	1	0.47mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.47mi
1810 SW 81st Ave Unit 2209 North Lauderdale, FL	2.0	2.0	1000	$1,700	$1.70	20d	1	0.47mi
1810 SW 81st Ave #2314 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	13d	1	0.47mi
1800 SW 81st Ave Unit 1307 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	17d	1	0.49mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	24d	1	0.50mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	24d	1	0.51mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	7d	1	0.52mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	7d	1	0.58mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	24d	1	0.58mi
1302 Belmont Ln #1302 North Lauderdale, FL	1.0	1.0	878	$1,850	$2.11	24d	1	0.58mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	17d	1	0.58mi
1002 Belmont Ln #1002 North Lauderdale, FL	1.0	1.0	878	$1,900	$2.16	24d	1	0.58mi
1204 Belmont Ln Unit 1204 North Lauderdale, FL	1.0	1.0	878	$1,800	$2.05	24d	1	0.58mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	24d	1	0.58mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	24d	1	0.58mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	24d	1	0.58mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	24d	1	0.58mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	20d	1	0.58mi
2202 Belmont Ln Unit 2202 North Lauderdale, FL	1.0	1.0	878	$2,150	$2.45	14d	1	0.58mi
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	24d	1	0.62mi

HOA detail condo

• Monthly dues: $767 · $9,204/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 62 DOM
2. 2026-06-17
   days on market $90,000 Active 61 DOM
3. 2026-06-16
   days on market $90,000 Active 60 DOM
4. 2026-06-15
   days on market $90,000 Active 59 DOM
5. 2026-06-13
   days on market $90,000 Active 57 DOM
6. 2026-06-09
   days on market $90,000 Active 53 DOM
7. 2026-06-08
   days on market $90,000 Active 52 DOM
8. 2026-06-07
   days on market $90,000 Active 51 DOM
9. 2026-06-04
   days on market $90,000 Active 48 DOM
10. 2026-06-03
    days on market $90,000 Active 47 DOM
11. 2026-06-02
    days on market $90,000 Active 46 DOM
12. 2026-06-01
    days on market $90,000 Active 45 DOM
13. 2026-05-31
    days on market $90,000 Active 44 DOM
14. 2026-04-17
    listed $90,000 Active
15. 2026-03-13
    historical
16. 2025-05-09
    listed $77,500 Active
17. 2018-05-10
    soldstatus $62,500
18. 2004-07-08
    soldstatus $50,000
19. 1974-02-01
    soldstatus $24,500

ⓘ 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: $2,744 · $229/mo
• Projected year-2 tax: $2,744 · $229/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: $25,519
• − Mortgage interest: −$5,041
• − Property taxes: −$2,744
• − Insurance: −$450
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − HOA: −$9,204
• − Depreciation: −$2,618
• Taxable income: $1,378
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $1,768/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: 55,466
• 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

+267.3% since first listed

6 events — show timeline

• 2026-04-17 Listed $90,000 Beaches MLS
• 2026-03-13 Listing Removed — Beaches MLS
• 2025-05-09 Listed $77,500 Beaches MLS
• 2018-05-10 Sold (Public Records) $62,500 Public Records
• 2004-07-08 Sold (Public Records) $50,000 Public Records
• 1974-02-01 Sold (Public Records) $24,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,744 · +1.5% YoY. Source: county tax records.