1754 NW 55th Ave #204 · Lauderhill, FL 33313

$109,600

3 bd · 3.0 ba · 1,249 sqft · Condo public records · 91 Days on market

Built 1975 $805/mo HOA · 34% of rent ↓ 2% 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 +16.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

beautiful 3 bedroom 2 1/2 bath apartment which rents for 1800 per month (great return on investment) Priced for a quick sale, section 8 approved, great investor property, with no 1st year lease restrictions. granite Kitchen and washer and dryer in the unit

Key facts

• Updated appliances
• Gated community
• Vinyl flooring

Tags

• UPDATED APPLIANCES
• VINYL FLOORING
• LAUNDRY UTILITY ROOM
• GATED COMMUNITY
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• HOA & community: Monthly HOA fee of $805; HOA includes insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, and legal/accounting; Association provides parking

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Water service included in HOA; Sewer service included in HOA; Trash service included in HOA; Power (standard); Pest control included in HOA; Insurance and common-area maintenance covered by HOA
• Home design: Condominium; 2-story building; Second-floor entry
• Construction: Block construction
• Exterior features: Screened porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (main level)
• Flooring: Tile; Vinyl
• Bathrooms: 3 total bathrooms (2 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smoke detectors; Tile and vinyl floors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $66 ($789/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Plantation Park Elementary (math 46% / reading 58%, grade C-, #990 of 2,144 statewide, top 48%, 512 students, 52% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL).
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 656 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $758 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 91 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; HOA is 34% 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 $99,736 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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.
10. 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.
11. 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: 2.16% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 3.9

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: -18.9%
• Equity multiple: 0.37×
• Total profit: $-19,232
• Equity at exit: $16,342

10-year hold

• IRR: -40.4%
• Equity multiple: -0.08×
• Total profit: $-33,224
• Equity at exit: $9,476

Cash invested: $30,688 (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: 656
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$575
• Tax from tax record: −$375 /mo · $4,497/yr
• Insurance: −$46
• HOA: −$805
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $66

Break-even live

Break-even rent $2,279

Max offer price $109,600

Occupancy floor 92%

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: $27,400
• Closing costs: $3,288
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	7d	1	0.00mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	24d	1	0.00mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	24d	1	0.01mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	24d	1	0.01mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	24d	1	0.01mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.05mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	24d	1	0.05mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	24d	1	0.05mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	24d	1	0.09mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	21d	1	0.10mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	3d	1	0.12mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.14mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.22mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	12d	1	0.24mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	10d	2	0.32mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	24d	1	0.41mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	7d	1	0.41mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	20d	1	0.41mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$3,174	$3.91	1d	44	0.42mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	1d	8	0.44mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	2d	1	0.46mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	24d	1	0.47mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.50mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	24d	1	0.50mi
5911 NW 19th Ct Unit 11 Lauderhill, FL	3.0	1.0	1200	$2,300	$1.92	14d	1	0.52mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	24d	1	0.53mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,650	$2.00	14d	10	0.53mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	24d	1	0.54mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	24d	1	0.54mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	5d	1	0.55mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	12d	1	0.55mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	7d	2	0.55mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,700	$2.12	24d	1	0.55mi
2240 NW 51st Ave Lauderhill, FL	2.0	2.0	1385	$3,400	$2.45	20d	1	0.57mi
2148 NW 57th Ave Unit 14E Lauderhill, FL	3.0	2.0	1080	$2,300	$2.13	24d	1	0.58mi
2020 NW 59th Ter Unit 2020 Lauderhill, FL	2.0	1.5	1154	$2,100	$1.82	24d	1	0.58mi
2240 NW 51st Ave Unit N/A Lauderhill, FL	4.0	3.0	1385	$3,400	$2.45	24d	1	0.58mi
5960 NW 20th St Unit 5960 Lauderhill, FL	3.0	2.0	1389	$2,700	$1.94	7d	1	0.59mi
2229 NW 59th Ave Unit 70C Lauderhill, FL	2.0	2.0	868	$2,000	$2.30	24d	1	0.59mi
2021 NW 59th Ter Lauderhill, FL	3.0	2.0	1200	$2,700	$2.25	24d	1	0.60mi

HOA detail condo

• Monthly dues: $805 · $9,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-13
   pricedays on market $109,600 Active 91 DOM
2. 2026-06-09
   days on market $115,000 Active 87 DOM
3. 2026-06-08
   days on market $115,000 Active 86 DOM
4. 2026-06-07
   days on market $115,000 Active 85 DOM
5. 2026-06-04
   days on market $115,000 Active 82 DOM
6. 2026-06-03
   days on market $115,000 Active 81 DOM
7. 2026-06-02
   days on market $115,000 Active 80 DOM
8. 2026-06-01
   days on market $115,000 Active 79 DOM
9. 2026-05-31
   days on market $115,000 Active 78 DOM
10. 2026-05-16
    price $115,000
11. 2026-05-11
    price $109,999
12. 2026-05-10
    status Active
13. 2026-05-07
    status Pending
14. 2026-05-02
    price $115,900
15. 2026-04-14
    status Active
16. 2026-04-09
    historical Active Under Contract
17. 2026-03-24
    price $119,900
18. 2026-01-24
    listed $129,900 Active
19. 2020-07-27
    soldstatus $95,000 Closed 256-char remark

    Show marketing remark (256 chars)

    beautiful 3 bedroom 2 1/2 bath apartment which rents for 1800 per month (great return on investment) Priced for a quick sale, section 8 approved, great investor property, with no 1st year lease restrictions. granite Kitchen and washer and dryer in the unit

20. 2020-01-27
    status Pending 256-char remark

    Show marketing remark (256 chars)

    beautiful 3 bedroom 2 1/2 bath apartment which rents for 1800 per month (great return on investment) Priced for a quick sale, section 8 approved, great investor property, with no 1st year lease restrictions. granite Kitchen and washer and dryer in the unit

21. 2020-01-22
    listed $95,000 Active 256-char remark

    Show marketing remark (256 chars)

    beautiful 3 bedroom 2 1/2 bath apartment which rents for 1800 per month (great return on investment) Priced for a quick sale, section 8 approved, great investor property, with no 1st year lease restrictions. granite Kitchen and washer and dryer in the unit

22. 2018-09-21
    soldstatus $84,000
23. 2018-09-04
    soldstatus $84,000 Sold 227-char remark

    Show marketing remark (227 chars)

    FANTASTIC OPPORTUNITY FOR INVESTORS OR 1ST TIME BUYER. CURRENTLY RENTED BELOW MARKET, LOTS OF ROOM TO INCREASE. NO RENTAL RESTRICTIONS, CURRENTLY MONTH TO MONTH TENANTS WHO ARE WILLING TO STAY. RENOVATED WITH LITTLE TLC NEEDED.

24. 2018-07-09
    status Backup Contract 227-char remark

    Show marketing remark (227 chars)

    FANTASTIC OPPORTUNITY FOR INVESTORS OR 1ST TIME BUYER. CURRENTLY RENTED BELOW MARKET, LOTS OF ROOM TO INCREASE. NO RENTAL RESTRICTIONS, CURRENTLY MONTH TO MONTH TENANTS WHO ARE WILLING TO STAY. RENOVATED WITH LITTLE TLC NEEDED.

25. 2018-07-03
    price $86,000 227-char remark

    Show marketing remark (227 chars)

    FANTASTIC OPPORTUNITY FOR INVESTORS OR 1ST TIME BUYER. CURRENTLY RENTED BELOW MARKET, LOTS OF ROOM TO INCREASE. NO RENTAL RESTRICTIONS, CURRENTLY MONTH TO MONTH TENANTS WHO ARE WILLING TO STAY. RENOVATED WITH LITTLE TLC NEEDED.

26. 2018-06-07
    listed $92,000 Active 227-char remark

    Show marketing remark (227 chars)

    FANTASTIC OPPORTUNITY FOR INVESTORS OR 1ST TIME BUYER. CURRENTLY RENTED BELOW MARKET, LOTS OF ROOM TO INCREASE. NO RENTAL RESTRICTIONS, CURRENTLY MONTH TO MONTH TENANTS WHO ARE WILLING TO STAY. RENOVATED WITH LITTLE TLC NEEDED.

27. 2004-08-05
    soldstatus $79,900
28. 2000-07-31
    soldstatus $44,500
29. 1996-08-02
    soldstatus $22,500
30. 1978-03-01
    soldstatus $117,000

ⓘ 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: $4,497 · $375/mo
• Projected year-2 tax: $4,497 · $375/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,344
• − Mortgage interest: −$6,139
• − Property taxes: −$4,497
• − Insurance: −$548
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − HOA: −$9,660
• − Depreciation: −$3,188
• Taxable loss: −$224
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $843/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

-1.7% since first listed

21 events — show timeline

• 2026-05-16 Price Changed $115,000 Beaches MLS
• 2026-05-11 Price Changed $109,999 Beaches MLS
• 2026-05-10 Relisted — Beaches MLS
• 2026-05-07 Pending — Beaches MLS
• 2026-05-02 Price Changed $115,900 Beaches MLS
• 2026-04-14 Relisted — Beaches MLS
• 2026-04-09 Contingent — Beaches MLS
• 2026-03-24 Price Changed $119,900 Beaches MLS
• 2026-01-24 Listed $129,900 Beaches MLS
• 2020-07-27 Sold (MLS) $95,000 MARMLS
• 2020-01-27 Pending — MARMLS
• 2020-01-22 Listed $95,000 MARMLS
• 2018-09-21 Sold (Public Records) $84,000 Public Records
• 2018-09-04 Sold (MLS) $84,000 MARMLS
• 2018-07-09 Pending — MARMLS
• 2018-07-03 Price Changed $86,000 MARMLS
• 2018-06-07 Listed $92,000 MARMLS
• 2004-08-05 Sold (Public Records) $79,900 Public Records
• 2000-07-31 Sold (Public Records) $44,500 Public Records
• 1996-08-02 Sold (Public Records) $22,500 Public Records
• 1978-03-01 Sold (Public Records) $117,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,497 · -3.7% YoY. Source: county tax records.