2800 NW 56th Ave Unit E401 · Lauderhill, FL 33313

$114,999

1 bd · 1.0 ba · 735 sqft · Condo public records · 16 Days on market

Built 1973 $308/mo HOA · 21% 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 +12.2/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and spacious 4th-floor corner condo in Brookfield Square. Features 1 bed, 1 bath, tile floors throughout, a screened balcony with garden views, and a large walk-in closet. Phenomenal investment opportunity or perfect primary home! Great central location close to Oakland Park Blvd, Sawgrass Mills, major highways, shopping, and schools. Vacant, move-in ready, and easy to show.

Key facts

• Close to schools
• Screened balcony
• Central location

Tags

• SCREENED BALCONY
• GARDEN VIEWS
• LARGE WALK-IN CLOSET
• CENTRAL LOCATION
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($308) covering water, sewer and trash; Association amenities: Laundry, Pool, Trash service, Elevators

Exterior

• Parking: One assigned parking space; Guest parking available
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee
• Home design: Condominium / attached property; 4-story building; Entry on 4th level
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining room; Other
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-24 ($-289/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (3.7% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% 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 $795 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 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,749 (3.7% 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. Built in 1973 — 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. 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?
7. 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?
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: 1.28% ✓
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 6.5

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: -22.3%
• Equity multiple: 0.26×
• Total profit: $-23,866
• Equity at exit: $17,147

10-year hold

• IRR: -32.4%
• Equity multiple: -0.15×
• Total profit: $-37,075
• Equity at exit: $9,943

Cash invested: $32,200 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$603
• Tax from tax record: −$232 /mo · $2,786/yr
• Insurance: −$48
• HOA: −$308
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-24

Break-even live

Break-even rent $1,508

Max offer price $110,749

Occupancy floor 97%

Sensitivity live

Price	-10% $41	-5% $8	+0% $-24	+5% $-57	+10% $-89
Rent	-10% $-141	-5% $-82	+0% $-24	+5% $34	+10% $93
Rate	-1.0pp $34	-0.5pp $5	base $-24	+0.5pp $-54	+1.0pp $-84

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	26d	8	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	6d	8	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	17d	6	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	24d	7	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	965	$1,250	$1.30	1d	8	0.01mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	18d	1	0.33mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,585	$1.72	1d	20	0.36mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	0d	43	0.45mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	26d	1	0.55mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	26d	1	0.60mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	13d	5	0.61mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	12d	2	0.62mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	9d	3	0.62mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	17d	2	0.62mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	19d	2	0.62mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.65mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	19d	2	0.66mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	9d	3	0.66mi
3680 Inverrary Dr Unit 2M Lauderhill, FL	—	1.0	420	$1,300	$3.10	26d	1	0.70mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	26d	2	0.72mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	7d	3	0.72mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	26d	1	0.72mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	7d	1	0.72mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	16d	3	0.72mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	5d	3	0.72mi
3760 Inverrary Dr Unit 3M Lauderhill, FL	—	1.0	450	$1,800	$4.00	26d	1	0.73mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	0d	43	0.73mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	26d	1	0.76mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	26d	1	0.78mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	5d	1	0.79mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	26d	1	0.81mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	4d	2	0.81mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	26d	2	0.81mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.82mi
3501 Inverrary Blvd Fort Lauderdale, FL	—	1.0	400	$1,349	$3.37	5d	1	0.83mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	18d	3	0.83mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	1d	1	0.83mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.83mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	26d	1	0.83mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	26d	1	0.83mi

HOA detail condo

• Monthly dues: $308 · $3,696/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $114,999 Active 16 DOM
2. 2026-06-18
   days on market $114,999 Active 13 DOM
3. 2026-06-17
   days on market $114,999 Active 12 DOM
4. 2026-06-16
   days on market $114,999 Active 11 DOM
5. 2026-06-15
   days on market $114,999 Active 10 DOM
6. 2026-06-13
   days on market $114,999 Active 8 DOM
7. 2026-06-09
   days on market $114,999 Active 4 DOM
8. 2026-06-08
   days on market $114,999 Active 3 DOM
9. 2026-06-07
   remarks 384-char remark
10. 2026-06-07
    listed $114,999 Active 2 DOM

ⓘ 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: $2,786 · $232/mo
• Projected year-2 tax: $2,786 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 26 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: $17,728
• − Mortgage interest: −$6,442
• − Property taxes: −$2,786
• − Insurance: −$575
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$3,696
• − Depreciation: −$3,345
• Taxable loss: −$1,953
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $180/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
• 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

+180.5% since first listed

24 events — show timeline

• 2026-06-05 Listed $114,999 MARMLS
• 2026-02-22 Rental Removed $1,300 MARMLS
• 2026-01-01 Listed for Rent $1,300 MARMLS
• 2025-12-21 Rental Removed $1,300 MARMLS
• 2025-12-18 Listed for Rent $1,300 MARMLS
• 2025-11-30 Rental Removed $1,300 MARMLS
• 2025-11-02 Listed for Rent $1,300 MARMLS
• 2024-01-20 Rental Removed $1,350 MARMLS
• 2023-11-27 Listed for Rent $1,350 MARMLS
• 2023-09-01 Pending — MARMLS
• 2023-08-28 Listing Removed — MARMLS
• 2023-08-18 Price Changed $129,000 MARMLS
• 2023-08-18 Relisted — MARMLS
• 2023-04-18 Pending — MARMLS
• 2023-04-04 Relisted — MARMLS
• 2023-04-02 Pending — MARMLS
• 2023-03-27 Price Changed $120,000 MARMLS
• 2023-03-14 Price Changed $130,000 MARMLS
• 2023-02-27 Listed $139,000 MARMLS
• 2012-02-27 Listing Removed — Beaches MLS
• 2011-11-09 Listed $10,000 Beaches MLS
• 2006-10-09 Sold (Public Records) $110,000 Public Records
• 1999-01-22 Sold (Public Records) $23,500 Public Records
• 1980-11-01 Sold (Public Records) $41,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,786 · +2.0% YoY. Source: county tax records.