1653 NW 58th Ave #14 · Lauderhill, FL 33313

$259,000

3 bd · 3.0 ba · 1,800 sqft · Condo public records · 127 Days on market

Built 1974 $255/mo HOA · 10% 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• 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

Rare opportunity for a ~~spacious ~~ townhome at a great price! Step inside this centrally located 2-story townhouse in a welcoming neighborhood. This home offers 3 large bedrooms and 3 full bathrooms, plus a converted garage currently used as a 4th bedroom that can easily be returned to a garage. The large primary suite features space for a home office, an oversized walk-in closet, and a generous bathroom with Roman tub and separate shower. Enjoy granite kitchen countertops, ceramic tile in main living areas, laminate flooring in bedrooms, a wet bar off the living room, and an open living/dining great room. Relax on the screened patio overlooking a spacious backyard. Community amenities in

Key facts

• Screened patio
• Laminate flooring
• Wet bar

Tags

• CONVERTED GARAGE
• GRANITE KITCHEN COUNTERTOPS
• CERAMIC TILE
• LAMINATE FLOORING
• WET BAR
• SCREENED PATIO

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $255; Association covers recreation facilities, reserve fund, and roof; Community amenities include basketball and tennis courts

Exterior

• Parking: Attached garage; Garage with two or more spaces; 1 covered space
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Deck; Open porch/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric air conditioning
• Interior features: Wet bar; Dual sinks; Garden tub / Roman tub; Separate shower; First-floor entry; Main living area on entry level; Upper-level primary bedroom; Unfurnished
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools D, 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.
• 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).
• At $2,645/mo this rent would consume 69% of the median local household income ($46k/yr) (locally 5692% 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 $2k of loan paydown is wiped out by about $8k 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 127 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $259k implies a 205% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. 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?
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: 1.02% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.2

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-31,365
• Equity at exit: $38,618

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-31,943
• Equity at exit: $22,394

Cash invested: $72,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$108
• HOA: −$255
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $277

Break-even live

Break-even rent $2,295

Max offer price $259,000

Occupancy floor 85%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	7d	1	0.15mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	20d	1	0.15mi
5641 NW 15th St Unit 3 Lauderhill, FL	2.0	1.0	2260	$2,200	$0.97	24d	1	0.15mi
5640 NW 15th St Unit 3 Lauderhill, FL	2.0	1.0	2215	$1,950	$0.88	24d	1	0.18mi
1817 NW 58th Ave #22 Lauderhill, FL	3.0	2.5	2100	$3,190	$1.52	15d	1	0.24mi
5820 NW 14th Ct Unit 1 Lauderhill, FL	2.0	1.0	1821	$1,950	$1.07	24d	1	0.25mi
1815 NW 56th Ter #15 Lauderhill, FL	3.0	2.5	2100	$3,200	$1.52	24d	1	0.26mi
5941 NW 14th Ct Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	4d	1	0.27mi
5941 NW 14th Ct Unit 1 Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	10d	1	0.27mi
5804 NW 14th St Sunrise, FL	3.0	2.0	1682	$3,450	$2.05	24d	1	0.29mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,650	$2.00	14d	10	0.31mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	24d	1	0.33mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	24d	1	0.33mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	24d	1	0.33mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	24d	1	0.34mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	7d	1	0.34mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	24d	1	0.34mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	24d	1	0.35mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.36mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.37mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	22d	1	0.42mi
1630 NW 52nd Ave Lauderhill, FL	2.0	1.0	2265	$2,000	$0.88	24d	1	0.44mi
5940 NW 20th St Unit 44 Lauderhill, FL	2.0	1.0	2562	$1,795	$0.70	24d	1	0.47mi
5960 NW 20th St Unit 5960 Lauderhill, FL	3.0	2.0	1389	$2,700	$1.94	7d	1	0.48mi
1101 NW 55th Ave Lauderhill, FL	4.0	2.0	2443	$2,800	$1.15	20d	1	0.53mi
1321 NW 50th Ave Lauderhill, FL	3.0	2.0	2030	$2,700	$1.33	5d	1	0.63mi
2208 NW 63rd Ave Sunrise, FL	3.0	2.0	1625	$3,449	$2.12	24d	1	0.72mi
5844 Blueberry Ct #68 Lauderhill, FL	4.0	2.5	1492	$2,800	$1.88	24d	1	0.79mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	7d	1	0.80mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	24d	1	0.80mi
2240 NW 51st Ave Lauderhill, FL	2.0	2.0	1385	$3,400	$2.45	20d	1	0.85mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,450	$1.89	24d	1	0.85mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,450	$1.89	7d	1	0.85mi
2240 NW 51st Ave Unit N/A Lauderhill, FL	4.0	3.0	1385	$3,400	$2.45	24d	1	0.86mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	11d	1	0.88mi
6856 NW 12th St Plantation, FL	4.0	2.0	1600	$2,850	$1.78	24d	1	0.90mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$2,942	$2.84	3d	42	0.94mi
1530 NW 47th Ave Lauderhill, FL	3.0	2.0	1439	$3,000	$2.08	24d	1	0.94mi
5950 NW 25th Pl #233 Sunrise, FL	4.0	2.5	1520	$3,000	$1.97	5d	1	0.95mi
5950 NW 25th Pl #233 Sunrise, FL	4.0	2.5	1520	$3,000	$1.97	14d	1	0.95mi

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $259,000 Active 127 DOM
2. 2026-06-17
   days on market $259,000 Active 126 DOM
3. 2026-06-16
   days on market $259,000 Active 125 DOM
4. 2026-06-15
   days on market $259,000 Active 124 DOM
5. 2026-06-13
   days on market $259,000 Active 122 DOM
6. 2026-06-09
   days on market $259,000 Active 118 DOM
7. 2026-06-07
   statusdays on market $259,000 Active 116 DOM
8. 2026-06-04
   days on market $259,000 Active Under Contract 113 DOM
9. 2026-06-03
   days on market $259,000 Active Under Contract 112 DOM
10. 2026-06-02
    days on market $259,000 Active Under Contract 111 DOM
11. 2026-06-02
    status $259,000 Active Under Contract 110 DOM
12. 2026-06-01
    days on market $259,000 Active 110 DOM
13. 2026-05-31
    days on market $259,000 Active 109 DOM
14. 2026-02-11
    listed $259,000 Active
15. 2002-05-23
    soldstatus $85,000
16. 1992-07-30
    soldstatus $54,000
17. 1973-06-01
    soldstatus $39,500

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$1,050/yr (+$88/mo · 95.5%)

ⓘ 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 · 27 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: $31,745
• − Mortgage interest: −$14,508
• − Property taxes: −$1,099
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − HOA: −$3,060
• − Depreciation: −$7,535
• Taxable loss: −$831
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $3,525/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
• 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: 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

+555.7% since first listed

4 events — show timeline

• 2026-02-11 Listed $259,000 MARMLS
• 2002-05-23 Sold (Public Records) $85,000 Public Records
• 1992-07-30 Sold (Public Records) $54,000 Public Records
• 1973-06-01 Sold (Public Records) $39,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,099 · +1.6% YoY. Source: county tax records.