2451 NW 41st Ave #302 · Lauderhill, FL 33313

$85,000

1 bd · 1.0 ba · 755 sqft · Condo public records · 188 Days on market

Built 1979 $400/mo HOA · 26% 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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Well kept 3 floor unit with tile floors, wall mirrors, walk in closet, minutes to shopping and transportation and much more.

Key facts

• All tile flooring
• Enclosed balcony
• Large walkin closet

Tags

• ENCLOSED BALCONY
• ALL TILE FLOORING
• LARGE WALKIN CLOSET
• POOL
• CLUB HOUSE

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: HOA fee $400 monthly

Exterior

• Parking: Carport with 1 space; One covered parking space
• Home design: 3-story building; Entry on level 3; Effective year built
• Construction: Block construction
• Exterior features: Property is attached

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 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).
• This rent runs 41% 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 $588 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 188 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $35k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1979 — 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: 1.84% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 4.5

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: -9.8%
• Equity multiple: 0.66×
• Total profit: $-8,139
• Equity at exit: $12,674

10-year hold

• IRR: -8.3%
• Equity multiple: 0.59×
• Total profit: $-9,811
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$446
• Tax from tax record: −$205 /mo · $2,458/yr
• Insurance: −$35
• HOA: −$400
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $149

Break-even live

Break-even rent $1,375

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $197	-5% $173	+0% $149	+5% $125	+10% $101
Rent	-10% $26	-5% $87	+0% $149	+5% $211	+10% $273
Rate	-1.0pp $192	-0.5pp $171	base $149	+0.5pp $127	+1.0pp $105

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	26d	1	0.19mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	26d	1	0.24mi
2700 NW 39th Way Lauderdale Lakes, FL	2.0–3.0	1.0–1.5	858	$1,750	$2.04	0d	6	0.28mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	23d	1	0.29mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	26d	1	0.30mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	26d	3	0.33mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	0d	3	0.33mi
2980 NW 43rd Ter #207 Lauderdale Lakes, FL	2.0	2.0	890	$1,800	$2.02	26d	1	0.43mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	0.47mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	0.47mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	0.47mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	26d	1	0.47mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	26d	1	0.48mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	26d	1	0.48mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$1,615	$1.19	0d	37	0.50mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	26d	1	0.52mi
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	22d	1	0.57mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	26d	1	0.58mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	26d	1	0.58mi
2861 NW 47th Ter Unit 201A Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	0d	1	0.58mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	26d	1	0.58mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	26d	1	0.59mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	5d	2	0.61mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,500	$1.58	26d	2	0.62mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	22d	1	0.62mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	0.62mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	21d	2	0.63mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	26d	1	0.64mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	26d	1	0.64mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.64mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.64mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	26d	1	0.64mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.64mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,475	$2.02	0d	14	0.65mi
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.66mi
3621 NW 30th Ct Oakland Park, FL	2.0	2.5	1104	$2,695	$2.44	15d	1	0.66mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	26d	1	0.67mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.70mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,550	$1.48	18d	3	0.70mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,450	$1.39	7d	4	0.70mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $85,000 Active 188 DOM
2. 2026-06-18
   days on market $85,000 Active 185 DOM
3. 2026-06-17
   days on market $85,000 Active 184 DOM
4. 2026-06-16
   days on market $85,000 Active 183 DOM
5. 2026-06-15
   days on market $85,000 Active 182 DOM
6. 2026-06-13
   days on market $85,000 Active 180 DOM
7. 2026-06-09
   days on market $85,000 Active 176 DOM
8. 2026-06-07
   days on market $85,000 Active 174 DOM
9. 2026-06-04
   days on market $85,000 Active 171 DOM
10. 2026-06-03
    days on market $85,000 Active 170 DOM
11. 2026-06-02
    days on market $85,000 Active 169 DOM
12. 2026-06-01
    days on market $85,000 Active 168 DOM
13. 2026-05-31
    days on market $85,000 Active 167 DOM
14. 2026-05-07
    price $85,000
15. 2026-03-25
    price $95,000
16. 2026-03-09
    price $99,000
17. 2026-03-05
    price $110,000
18. 2025-12-15
    listed $120,000 Active
19. 2025-03-04
    historical
20. 2025-01-16
    price $145,000
21. 2024-03-07
    historical $1,400
22. 2024-02-14
    listed $1,400
23. 2024-01-29
    historical $1,400
24. 2023-12-07
    price $1,400
25. 2023-11-15
    listed $1,500
26. 2023-05-19
    listed $150,000 Active
27. 2022-11-04
    soldstatus $95,000
28. 2022-11-02
    soldstatus $95,000 Closed 124-char remark

    Show marketing remark (124 chars)

    Well kept 3 floor unit with tile floors, wall mirrors, walk in closet, minutes to shopping and transportation and much more.

29. 2022-05-12
    status Pending 124-char remark

    Show marketing remark (124 chars)

    Well kept 3 floor unit with tile floors, wall mirrors, walk in closet, minutes to shopping and transportation and much more.

30. 2021-06-22
    listed $90,000 Active 124-char remark

    Show marketing remark (124 chars)

    Well kept 3 floor unit with tile floors, wall mirrors, walk in closet, minutes to shopping and transportation and much more.

31. 2020-09-14
    soldstatus $54,000
32. 2018-10-26
    status Pending
33. 2018-10-22
    soldstatus $36,000
34. 2018-10-19
    soldstatus $36,000 Closed
35. 2018-08-14
    price $43,000
36. 2018-07-12
    status Active
37. 2018-07-11
    status Pending
38. 2018-06-06
    listed $47,000 Active
39. 2005-07-20
    soldstatus $52,000
40. 1998-10-13
    soldstatus $22,000
41. 1982-05-01
    soldstatus $32,000
42. 1980-12-01
    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: $2,458 · $205/mo
• Projected year-2 tax: $2,458 · $205/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 9/10 Extreme 4 d/yr ≥105°F today · 14 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: $18,762
• − Mortgage interest: −$4,761
• − Property taxes: −$2,458
• − Insurance: −$425
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$4,800
• − Depreciation: −$2,473
• Taxable income: $843
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $1,588/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

+115.2% since first listed

29 events — show timeline

• 2026-05-07 Price Changed $85,000 MARMLS
• 2026-03-25 Price Changed $95,000 MARMLS
• 2026-03-09 Price Changed $99,000 MARMLS
• 2026-03-05 Price Changed $110,000 MARMLS
• 2025-12-15 Listed $120,000 MARMLS
• 2025-03-04 Listing Removed — MARMLS
• 2025-01-16 Price Changed $145,000 MARMLS
• 2024-03-07 Rental Removed $1,400 MARMLS
• 2024-02-14 Listed for Rent $1,400 MARMLS
• 2024-01-29 Rental Removed $1,400 MARMLS
• 2023-12-07 Price Changed $1,400 MARMLS
• 2023-11-15 Listed for Rent $1,500 MARMLS
• 2023-05-19 Listed $150,000 MARMLS
• 2022-11-04 Sold (Public Records) $95,000 Public Records
• 2022-11-02 Sold (MLS) $95,000 MARMLS
• 2022-05-12 Pending — MARMLS
• 2021-06-22 Listed $90,000 MARMLS
• 2020-09-14 Sold (Public Records) $54,000 Public Records
• 2018-10-26 Pending — Beaches MLS
• 2018-10-22 Sold (Public Records) $36,000 Public Records
• 2018-10-19 Sold (MLS) $36,000 Beaches MLS
• 2018-08-14 Price Changed $43,000 Beaches MLS
• 2018-07-12 Relisted — Beaches MLS
• 2018-07-11 Pending — Beaches MLS
• 2018-06-06 Listed $47,000 Beaches MLS
• 2005-07-20 Sold (Public Records) $52,000 Public Records
• 1998-10-13 Sold (Public Records) $22,000 Public Records
• 1982-05-01 Sold (Public Records) $32,000 Public Records
• 1980-12-01 Sold (Public Records) $39,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,458 · -5.4% YoY. Source: county tax records.