7931 SW 10th St · North Lauderdale, FL 33068

$750,000

None bd · None ba · 2,760 sqft · MultiFamily · 102 Days on market

Built 1972 Est $585k · 28% over

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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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

5% Deposit in the form of a Cashier's Check must be made payable to seller's closing agent: . A copy of the original check is required to present offer. Please use the Contracts in "ATTACHMENT"of MLS. No inspection period. Offers must be presented with Pr oof of Funds or PQ letter with Fico score, income, credit, source and ratios have been verified. This property is a Triplex each unit consists of 2 bed 2 bath. Unit floor plans are functional.

Key facts

• Upgrades
• Shopping centers
• Strong rental income

Tags

• WELL-MAINTAINED TRIPLEX
• STRONG RENTAL INCOME
• UPGRADES
• PUBLIC TRANSPORTATION
• SHOPPING CENTERS
• RESTAURANTS

Property features AI

Finance

• Financial info: Triplex with 3 total units; Gross scheduled income: $76,800
• HOA & community: Association fees cover grounds maintenance, sewer and water

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Triplex; Single-story; Resale property
• Construction: CBS construction; Flat roof with tar and gravel
• Exterior features: Porch; Fenced yard; Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Central heating with separate meters; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/2.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive. Per door: $69/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $682k (9.0% below list).
• Recommended offer: $682k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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 soft (-0.7%/yr); 300 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,823/mo this rent would consume 128% of the median local household income ($64k/yr) (locally 3073% 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 $5k of loan paydown is wiped out by about $22k 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 102 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $750k implies a 793% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $682,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $585,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7801 SW 10th St	0.14mi	12/12.0	2,880 (+4%)	7mo	$610,000	$212	80

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-128,235
• Equity at exit: $111,827

10-year hold

• IRR: -17.2%
• Equity multiple: 0.18×
• Total profit: $-171,538
• Equity at exit: $64,846

Cash invested: $210,000 (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: 300
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $6,823 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,433
• Net cashflow: $207

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 92%

Sensitivity live

Price	-10% $725	-5% $466	+0% $207	+5% $-52	+10% $-311
Rent	-10% $-332	-5% $-62	+0% $207	+5% $477	+10% $746
Rate	-1.0pp $585	-0.5pp $398	base $207	+0.5pp $13	+1.0pp $-185

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$6,822
Total (3 units)			$6,823

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7604 SW 10th Ct Unit 2 North Lauderdale, FL	3.0	2.0	2610	$2,800	$1.07	4d	1	0.37mi
7604 SW 10th Ct Unit 2 North Lauderdale, FL	3.0	2.0	2610	$2,800	$1.07	26d	1	0.37mi
581 Kathy Ln Unit D Margate, FL	2.0	1.0	3730	$2,000	$0.54	7d	1	1.02mi
7835 NW 78th Ave Tamarac, FL	3.0	2.5	2084	$3,900	$1.87	6d	1	1.30mi
7835 NW 78th Ave Tamarac, FL	3.0	2.5	2084	$4,200	$2.02	26d	1	1.30mi
7835 NW 78th Ave Tamarac, FL	3.0	2.5	2084	$3,900	$1.87	22d	1	1.30mi
7813 NW 70th Ct Unit 1-2 Tamarac, FL	2.0	2.0	3182	$2,350	$0.74	13d	1	1.44mi

Listing history 15 events

1. 2026-06-21
   days on market $750,000 Active 102 DOM
2. 2026-06-18
   days on market $750,000 Active 99 DOM
3. 2026-06-17
   days on market $750,000 Active 98 DOM
4. 2026-06-16
   days on market $750,000 Active 97 DOM
5. 2026-06-15
   days on market $750,000 Active 96 DOM
6. 2026-06-13
   days on market $750,000 Active 94 DOM
7. 2026-06-09
   days on market $750,000 Active 90 DOM
8. 2026-06-07
   days on market $750,000 Active 88 DOM
9. 2026-06-04
   days on market $750,000 Active 85 DOM
10. 2026-06-03
    days on market $750,000 Active 84 DOM
11. 2026-06-02
    days on market $750,000 Active 83 DOM
12. 2026-06-01
    days on market $750,000 Active 82 DOM
13. 2026-05-31
    days on market $750,000 Active 81 DOM
14. 2026-02-12
    listed $750,000 Active
15. 2010-08-24
    soldstatus $84,000 458-char remark

    Show marketing remark (458 chars)

    5% Deposit in the form of a Cashier's Check must be made payable to seller's closing agent: . A copy of the original check is required to present offer. Please use the Contracts in "ATTACHMENT"of MLS. No inspection period. Offers must be presented with Pr oof of Funds or PQ letter with Fico score, income, credit, source and ratios have been verified. This property is a Triplex each unit consists of 2 bed 2 bath. Unit floor plans are functional.

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

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 · 29 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: $81,876
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,550
• − Management: −$6,550
• − Depreciation: −$21,818
• Taxable loss: −$10,054
• Est. tax savings @ 24.0%: +$2,413
• After-tax cash flow: $4,898/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: 54,439
• 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

+792.9% since first listed

2 events — show timeline

• 2026-02-12 Listed $750,000 Beaches MLS
• 2010-08-24 Sold (MLS) $84,000 MARMLS