4770 NW 21st St #412 · Lauderhill, FL 33313

$65,000

1 bd · 2.0 ba · 959 sqft · Condo public records · 38 Days on market

Built 1973 $550/mo HOA · 34% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious top-floor 1 Bed/1.5 Bath condo in the active 55+ community of Castle Gardens — and the lowest priced unit in the community! This unit features a screened-in patio, oversized walk-in closet, and a secure building with elevator, laundry rooms on 2nd and 3rd floor, storage, and pool just steps away. The Castle Gardens community is loaded with amenities all included in the low monthly maintenance fee -- featuring a clubhouse, billiards, bowling, card room, courtesy bus, 2 gyms, and 3 swimming pools. A fantastic primary residence or investment opportunity with strong upside potential. Conveniently located near shopping, dining, major transportation, Central Broward Park & Br

Key facts

• Storage
• Secure building
• Screened-in patio

Tags

• SCREENED-IN PATIO
• OVERSIZED WALK-IN CLOSET
• SECURE BUILDING
• ELEVATOR
• LAUNDRY ROOMS
• STORAGE

Property features AI

Finance

• HOA & community: Association fee $550 monthly; Association includes maintenance of grounds and structure, sewer, trash, water, common areas, elevator, reserve funds, pool service; Amenities: billiard room, clubhouse, fitness center, laundry, parking, storage, courtesy bus, lobby; Senior community; Pets allowed (cats and dogs; number and size limits apply)

Exterior

• Parking: Assigned parking (1 space); 1 open parking space
• Security: Fire sprinkler system; Smoke detector(s); Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One level; Resale; Faces east; Accessible elevator installed
• Construction: Built with block/CBS construction; 4-story building; Castle Gardens Apartments Building #15
• Exterior features: Not waterfront; Flat roof

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

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: Castle Hill Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 562 students, 86% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 48% district-wide (-30 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 20d 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $65k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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 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: 2.49% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 3.4

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: 7.1%
• Equity multiple: 1.26×
• Total profit: $4,817
• Equity at exit: $9,692

10-year hold

• IRR: 12.0%
• Equity multiple: 1.75×
• Total profit: $13,660
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$341
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$27
• HOA: −$550
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $304

Break-even live

Break-even rent $1,232

Max offer price $65,000

Occupancy floor 76%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,395	$1.57	8d	2	0.02mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	24d	1	0.08mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	20d	2	0.08mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	4d	2	0.11mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	24d	1	0.18mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	24d	1	0.27mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	24d	1	0.27mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,450	$1.39	5d	4	0.31mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,550	$1.48	17d	3	0.31mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,490	$2.04	2d	13	0.33mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$1,550	$1.14	2d	39	0.39mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	22d	1	0.43mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.44mi
2306 NW 52nd Ave Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	17d	1	0.46mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	22d	1	0.47mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	24d	1	0.49mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	13d	1	0.49mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	5d	1	0.49mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	24d	1	0.49mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	14d	1	0.49mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	5d	1	0.49mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	0.51mi
5314 NW 24th St #143 Lauderhill, FL	2.0	1.0	829	$1,995	$2.41	21d	1	0.52mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	4d	1	0.54mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	24d	1	0.55mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	24d	1	0.55mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	1d	8	0.56mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	24d	1	0.56mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	18d	1	0.57mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	17d	1	0.57mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	24d	1	0.60mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	4d	1	0.61mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	8d	1	0.63mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.63mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	24d	1	0.64mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	24d	1	0.64mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	24d	3	0.64mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	8d	2	0.64mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	18d	1	0.66mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.67mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 38 DOM
2. 2026-06-17
   days on market $65,000 Active 37 DOM
3. 2026-06-16
   days on market $65,000 Active 36 DOM
4. 2026-06-15
   days on market $65,000 Active 35 DOM
5. 2026-06-13
   days on market $65,000 Active 33 DOM
6. 2026-06-09
   days on market $65,000 Active 29 DOM
7. 2026-06-08
   days on market $65,000 Active 28 DOM
8. 2026-06-07
   days on market $65,000 Active 27 DOM
9. 2026-06-04
   pricedays on market $65,000 Active 24 DOM
10. 2026-06-03
    days on market $69,000 Active 23 DOM
11. 2026-06-02
    days on market $69,000 Active 22 DOM
12. 2026-06-01
    days on market $69,000 Active 21 DOM
13. 2026-05-31
    days on market $69,000 Active 20 DOM
14. 2026-05-11
    listed $69,000 Active
15. 2021-02-12
    historical
16. 2020-11-01
    status Active
17. 2020-08-12
    listed $65,000 Active
18. 2003-08-21
    soldstatus $27,000
19. 1993-11-19
    soldstatus $10,300
20. 1976-11-01
    soldstatus $24,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $660 · $55/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,392
• − Mortgage interest: −$3,641
• − Property taxes: −$660
• − Insurance: −$325
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$6,600
• − Depreciation: −$1,891
• Taxable income: $3,172
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $2,883/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

+187.5% since first listed

7 events — show timeline

• 2026-05-11 Listed $69,000 Beaches MLS
• 2021-02-12 Listing Removed — MARMLS
• 2020-11-01 Relisted — MARMLS
• 2020-08-12 Listed $65,000 MARMLS
• 2003-08-21 Sold (Public Records) $27,000 Public Records
• 1993-11-19 Sold (Public Records) $10,300 Public Records
• 1976-11-01 Sold (Public Records) $24,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $660 · +0.0% YoY. Source: county tax records.