5733 Blueberry Ct · Lauderhill, FL 33313

$189,990

3 bd · 2.5 ba · 1,428 sqft · SingleFamily · 36 Days on market

Built 1974 Fair condition $133/sqft · 53% below area $381/mo HOA · 16% of rent ↓ 14% since listing

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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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors look no further, lowest priced unit in the complex. Spacious 2-bedroom, 2-bath condo in the desirable Blueberry Hill III community.

Key facts

• Parking
• Pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.2% 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); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 738 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,359/mo this rent would consume 61% of the median local household income ($46k/yr) (locally 21% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 6.7

CMA / ARV

• ARV (median comp): $400,853
• List price: $189,990
• Delta: -52.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 NW 60th Ter	0.20mi	4/2.0 (+1)	1,360 (-5%)	9mo	$440,000	$324	68
5510 NW 22nd St	0.38mi	3/2.5	1,348 (-6%)	13mo	$389,900	$289	62
6530 NW 29th St	0.57mi	3/2.0	1,392 (-2%)	10mo	$450,000	$323	59
6091 NW 19th St	0.47mi	3/2.0	1,549 (+8%)	10mo	$544,020	$351	54
6680 NW 24th Pl	0.54mi	3/2.0	1,292 (-10%)	4mo	$465,000	$360	54
6500 NW 27th St	0.51mi	3/2.0	1,282 (-10%)	6mo	$405,000	$316	52
6561 NW 22nd St	0.52mi	3/2.0	1,268 (-11%)	10mo	$395,000	$312	46
6641 NW 21st Ct	0.59mi	3/2.0	1,314 (-8%)	14mo	$445,000	$339	45
6368 NW 29th St	0.49mi	3/2.0	1,580 (+11%)	20mo	$375,000	$237	41
6921 NW 25th Ct	0.69mi	3/2.0	1,356 (-5%)	22mo	$419,000	$309	39
3143 Enclave Way	0.72mi	3/2.0	1,236 (-13%)	8mo	$350,000	$283	35
6731 NW 29th Ct	0.71mi	4/2.0 (+1)	1,537 (+8%)	18mo	$555,000	$361	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.51×
• Total profit: $-26,024
• Equity at exit: $28,328

10-year hold

• IRR: -12.1%
• Equity multiple: 0.39×
• Total profit: $-32,221
• Equity at exit: $16,427

Cash invested: $53,197 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 24 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $439,950 ($317/sqft)
• Median days on market: 77 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -11.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33313

• Rents YoY: 0.3%
• Active inventory: 738
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$381
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $170

Break-even live

Break-even rent $2,144

Max offer price $189,990

Occupancy floor 88%

Sensitivity live

Price	-10% $301	-5% $236	+0% $170	+5% $104	+10% $39
Rent	-10% $-16	-5% $77	+0% $170	+5% $263	+10% $356
Rate	-1.0pp $266	-0.5pp $218	base $170	+0.5pp $121	+1.0pp $71

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: $47,498
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	59d	1	0.06mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	73d	1	0.06mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,450	$1.89	73d	1	0.07mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,390	$1.84	39d	1	0.07mi
5728 Blueberry Ct Lauderhill, FL	3.0	2.5	1298	$2,300	$1.77	23d	1	0.07mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	57d	1	0.08mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	73d	1	0.08mi
5614 Blueberry Ct Lauderhill, FL	3.0	2.5	1428	$2,800	$1.96	21d	1	0.10mi
5614 Blueberry Ct Unit 5614 Lauderhill, FL	3.0	2.5	1428	$2,800	$1.96	21d	1	0.10mi
5614 Blueberry Ct #173 Lauderhill, FL	3.0	2.5	1428	$2,600	$1.82	3d	1	0.10mi
5614 Blueberry Ct Lauderhill, FL	3.0	2.5	1428	$2,900	$2.03	3d	1	0.10mi
5844 Blueberry Ct #68 Lauderhill, FL	4.0	2.5	1492	$2,800	$1.88	73d	1	0.10mi
2571 NW 56th Ave Unit G Lauderhill, FL	2.0	2.0	950	$1,895	$1.99	4d	1	0.11mi
2571 NW 56th Ave Unit G Lauderhill, FL	2.0	2.0	950	$1,895	$1.99	73d	1	0.11mi
5833 NW 22nd Ct Lauderhill, FL	2.0	1.0	900	$1,975	$2.19	73d	1	0.15mi
5953 NW 24th Ct Sunrise, FL	4.0	2.5	1704	$3,350	$1.97	27d	1	0.15mi
2262 NW 59th Way Unit 2262 Lauderhill, FL	2.0	1.5	1000	$2,222	$2.22	41d	1	0.15mi
5831 NW 22nd Ct Unit 5831 Lauderhill, FL	2.0	1.0	900	$2,085	$2.32	11d	1	0.15mi
2260 NW 59th Way Unit 2 Lauderhill, FL	2.0	1.5	1000	$2,300	$2.30	66d	1	0.16mi
2360 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	892	$1,857	$2.08	0d	8	0.16mi
5950 NW 25th Pl #233 Sunrise, FL	4.0	2.5	1520	$2,800	$1.84	32d	1	0.16mi
5950 NW 25th Pl #233 Sunrise, FL	4.0	2.5	1520	$3,000	$1.97	63d	1	0.16mi
2240 NW 59th Way Unit 1-3 Lauderhill, FL	2.0	1.5	1071	$1,950	$1.82	27d	1	0.17mi
2216 NW 59th Way Unit 63A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	28d	1	0.18mi
5975 NW 25th St Sunrise, FL	4.0	2.5	1704	$3,000	$1.76	11d	1	0.18mi
2235 NW 59th Way #2235 Lauderhill, FL	3.0	1.5	1024	$2,200	$2.15	3d	1	0.18mi
2235 NW 59th Way #2235 Lauderhill, FL	3.0	1.5	1024	$2,625	$2.56	70d	1	0.18mi
2220 NW 59th Ave Apt 36 Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	71d	1	0.19mi
2220 NW 59th Ave Unit 26 Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	71d	1	0.19mi
2220 NW 59th Ave Unit 32 Lauderhill, FL	2.0	1.5	1100	$1,699	$1.54	4d	1	0.19mi
2221 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	50d	1	0.20mi
2221 NW 58th Ter Unit 21 Lauderhill, FL	2.0	1.5	1100	$1,699	$1.54	16d	1	0.20mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	71d	1	0.20mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	59d	1	0.20mi
5958 NW 25th Ct #218 Sunrise, FL	3.0	2.5	1355	$2,600	$1.92	38d	1	0.20mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	1100	$1,625	$1.48	54d	1	0.21mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.5	1100	$1,699	$1.54	16d	1	0.21mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	52d	1	0.21mi
2219 NW 56th Ave Unit 2B Lauderhill, FL	2.0	1.5	940	$2,200	$2.34	2d	1	0.21mi
5963 NW 25th Ct #210 Sunrise, FL	3.0	2.5	1276	$2,600	$2.04	16d	1	0.22mi

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee

Exterior

• Parking: Guest parking
• Utilities: Public waterPublic sewer
• Home design: 2 storiesFaces westResale property
• Construction: Block constructionShingle roof
• Exterior features: PatioConcrete pool

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating
• Interior features: First floor entryUpper-level primary bedroomMetal and single-hung windowsUnfurnished
• Laundry & utility: WasherDryer

Listing history 27 events

1. 2026-07-10
   days on market $189,990 Active 36 DOM
2. 2026-07-09
   days on market $189,990 Active 35 DOM
3. 2026-07-07
   days on market $189,990 Active 33 DOM
4. 2026-07-06
   days on market $189,990 Active 32 DOM
5. 2026-07-06
   days on market $189,990 Active 31 DOM
6. 2026-07-05
   days on market $189,990 Active 30 DOM
7. 2026-07-03
   days on market $189,990 Active 29 DOM
8. 2026-07-02
   days on market $189,990 Active 28 DOM
9. 2026-07-01
   days on market $189,990 Active 27 DOM
10. 2026-06-30
    days on market $189,990 Active 26 DOM
11. 2026-06-29
    days on market $189,990 Active 25 DOM
12. 2026-06-28
    days on market $189,990 Active 24 DOM
13. 2026-06-27
    days on market $189,990 Active 23 DOM
14. 2026-06-26
    days on market $189,990 Active 22 DOM
15. 2026-06-24
    pricedays on market $189,990 Active 20 DOM
16. 2026-06-22
    days on market $199,990 Active 18 DOM
17. 2026-06-21
    days on market $199,990 Active 17 DOM
18. 2026-06-18
    price $199,990 Active 14 DOM
19. 2026-06-18
    days on market $219,990 Active 14 DOM
20. 2026-06-17
    days on market $219,990 Active 13 DOM
21. 2026-06-16
    days on market $219,990 Active 12 DOM
22. 2026-06-15
    days on market $219,990 Active 11 DOM
23. 2026-06-13
    days on market $219,990 Active 9 DOM
24. 2026-06-09
    days on market $219,990 Active 5 DOM
25. 2026-06-08
    days on market $219,990 Active 4 DOM
26. 2026-06-07
    remarks 141-char remark
27. 2026-06-07
    listed $219,990 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,313
• − Mortgage interest: −$10,642
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$4,572
• − Depreciation: −$5,527
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $2,221/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab Est. rehab $35,700–$64,260 screening

This property requires moderate repairs to the kitchen and exterior, with maintenance needed throughout. Upgrades to the exterior and interior will significantly enhance its value.

Repairs flagged

• Major Exposed ceiling in kitchen — Structural damage
• Major Damaged cabinets in kitchen — Structural damage

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Improves living space and value ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Endeavour Primary Learning Center F FL #2,130/2,144 Nat'l #36,039/41,679 Middle Nova Middle School C- FL #274/571 Nat'l #3,846/14,009 High College Academy At Broward College

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

B Composite livability gradescore 79/100

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 · 2,207,033 people
• City population: 62,807
• 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: 21% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee

Exterior

• Parking: Guest parking
• Utilities: Public waterPublic sewer
• Home design: 2 storiesFaces westResale property
• Construction: Block constructionShingle roof
• Exterior features: PatioConcrete pool

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating
• Interior features: First floor entryUpper-level primary bedroomMetal and single-hung windowsUnfurnished
• Laundry & utility: WasherDryer

Price history

-13.6% since first listed

3 events — show timeline

• 2026-06-22 Price Changed $189,990 MARMLS
• 2026-06-18 Price Changed $199,990 MARMLS
• 2026-06-04 Listed $219,990 MARMLS