7704 SW 8th Ct · North Lauderdale, FL 33068

$250,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 5 Days on market

Built 1982 6,616 sqft lot Est $438k · 43% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STUNNING 3BEDROOM 2BATH 1 CAR GARAGE POOL LAKE VIEW HOME WITH AMAZING VIEWS! * * * * * * OPEN FLOOR PLAN WITH A KITCHEN ISLAND * * * * NEWER A/C AND POOL PUMP * * * TILE FLOORS * * HUGE FENCED IN YARD WITH A WRAP AROUND SCREEN IN PATIO GREAT SPACE FOR ENTERTAINING * * EXTENDED DRIVEWAY * * * GREAT LOCATION! * * * WON'T LAST! * * * *

Key facts

• 6,616 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.7% 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.
• Market conditions: Rents soft (-0.7%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,796/mo this rent would consume 52% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $250,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $437,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7615 SW 8th Ct	0.04mi	3/2.0	1,170 (-11%)	10mo	$391,000	$334	72
719 SW 79th Ave	0.23mi	3/2.0	1,170 (-11%)	3mo	$449,500	$384	69
604 SW 76th Ter	0.29mi	3/1.0	1,196 (-9%)	13mo	$361,000	$302	58
8221 SW 10th St	0.55mi	4/3.0 (+1)	1,267 (-3%)	5mo	$400,000	$316	56
1030 SW 82nd Ave	0.52mi	4/3.0 (+1)	1,334 (+2%)	10mo	$459,000	$344	55
7699 SW 6th St	0.31mi	2/1.0 (-1)	1,196 (-9%)	9mo	$355,000	$297	54
1221 SW 75th Ave	0.50mi	3/2.0	1,150 (-12%)	5mo	$365,000	$317	52
8200 SW 7th St	0.56mi	4/2.0 (+1)	1,247 (-5%)	12mo	$441,000	$354	50
7907 NW 66th Ter	0.73mi	2/1.0 (-1)	1,346 (+3%)	3mo	$370,000	$275	50
7435 SW 11th Ct	0.44mi	3/2.0	1,180 (-10%)	17mo	$380,000	$322	48
8211 SW 4th Pl	0.68mi	4/3.0 (+1)	1,370 (+5%)	11mo	$530,000	$387	42
1213 SW 82nd Ave	0.67mi	4/3.0 (+1)	1,450 (+11%)	7mo	$505,000	$348	36

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,635
• Equity at exit: $37,276

10-year hold

• IRR: 5.1%
• Equity multiple: 1.33×
• Total profit: $22,932
• Equity at exit: $21,615

Cash invested: $70,000 (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: 298
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,796 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $709

Break-even live

Break-even rent $1,898

Max offer price $250,000

Occupancy floor 70%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	24d	1	0.15mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	24d	1	0.20mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	14d	1	0.20mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	17d	1	0.20mi
7816 SW 7th Pl North Lauderdale, FL	3.0	2.0	1620	$3,500	$2.16	24d	1	0.20mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	12d	1	0.24mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	5d	1	0.26mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	24d	1	0.27mi
7710 SW 6th St North Lauderdale, FL	2.0	1.0	1056	$2,525	$2.39	3d	1	0.29mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	24d	1	0.31mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	24d	1	0.31mi
7336 SW 8th Ct #6 North Lauderdale, FL	2.0	2.0	1056	$2,100	$1.99	24d	1	0.32mi
7931 SW 7th Pl #7931 North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	14d	1	0.33mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	15d	1	0.33mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	17d	1	0.33mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	24d	1	0.33mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	24d	1	0.35mi
7966 SW 7th Ct North Lauderdale, FL	4.0	2.5	1709	$3,100	$1.81	5d	1	0.37mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	24d	1	0.39mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	15d	1	0.39mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	8d	1	0.40mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	24d	1	0.41mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	24d	1	0.42mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	24d	1	0.43mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	5d	1	0.44mi
401 SW 76th Ter North Lauderdale, FL	4.0	2.0	1370	$3,500	$2.55	24d	1	0.45mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	24d	1	0.48mi
8030 Hampton Blvd #414 North Lauderdale, FL	2.0	2.0	1350	$1,950	$1.44	24d	1	0.51mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	24d	1	0.57mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,364	$2.56	2d	35	0.57mi
8210 SW 7th St North Lauderdale, FL	3.0	2.0	1247	$2,950	$2.37	24d	1	0.58mi
1213 SW 74th Ave North Lauderdale, FL	4.0	2.0	1150	$4,100	$3.57	24d	1	0.59mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	21d	1	0.62mi
8120 SW 4th Ct North Lauderdale, FL	4.0	3.0	1370	$4,000	$2.92	5d	1	0.63mi
7907 SW 3rd St North Lauderdale, FL	4.0	2.0	1114	$4,250	$3.82	24d	1	0.65mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,876	$2.69	2d	58	0.67mi
7901 Southgate Blvd Apt C5 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	3d	1	0.73mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	24d	1	0.74mi
7461 SW 1st St Margate, FL	3.0	2.0	1350	$3,200	$2.37	13d	1	0.75mi
631 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	17d	1	0.75mi

Listing history 12 events

1. 2026-03-18
   status Pending
2. 2026-03-05
   listed $250,000 Active
3. 2018-07-20
   soldstatus $293,000 Sold 355-char remark

   Show marketing remark (355 chars)

   STUNNING 3BEDROOM 2BATH 1 CAR GARAGE POOL LAKE VIEW HOME WITH AMAZING VIEWS! * * * * * * OPEN FLOOR PLAN WITH A KITCHEN ISLAND * * * * NEWER A/C AND POOL PUMP * * * TILE FLOORS * * HUGE FENCED IN YARD WITH A WRAP AROUND SCREEN IN PATIO GREAT SPACE FOR ENTERTAINING * * EXTENDED DRIVEWAY * * * GREAT LOCATION! * * * WON'T LAST! * * * *

4. 2018-07-20
   soldstatus $293,000

   Show marketing remark (355 chars)

   STUNNING 3BEDROOM 2BATH 1 CAR GARAGE POOL LAKE VIEW HOME WITH AMAZING VIEWS! * * * * * * OPEN FLOOR PLAN WITH A KITCHEN ISLAND * * * * NEWER A/C AND POOL PUMP * * * TILE FLOORS * * HUGE FENCED IN YARD WITH A WRAP AROUND SCREEN IN PATIO GREAT SPACE FOR ENTERTAINING * * EXTENDED DRIVEWAY * * * GREAT LOCATION! * * * WON'T LAST! * * * *

5. 2018-06-15
   status Backup Contract 355-char remark

   Show marketing remark (355 chars)

   STUNNING 3BEDROOM 2BATH 1 CAR GARAGE POOL LAKE VIEW HOME WITH AMAZING VIEWS! * * * * * * OPEN FLOOR PLAN WITH A KITCHEN ISLAND * * * * NEWER A/C AND POOL PUMP * * * TILE FLOORS * * HUGE FENCED IN YARD WITH A WRAP AROUND SCREEN IN PATIO GREAT SPACE FOR ENTERTAINING * * EXTENDED DRIVEWAY * * * GREAT LOCATION! * * * WON'T LAST! * * * *

6. 2018-05-24
   listed $289,900 Active 355-char remark

   Show marketing remark (355 chars)

   STUNNING 3BEDROOM 2BATH 1 CAR GARAGE POOL LAKE VIEW HOME WITH AMAZING VIEWS! * * * * * * OPEN FLOOR PLAN WITH A KITCHEN ISLAND * * * * NEWER A/C AND POOL PUMP * * * TILE FLOORS * * HUGE FENCED IN YARD WITH A WRAP AROUND SCREEN IN PATIO GREAT SPACE FOR ENTERTAINING * * EXTENDED DRIVEWAY * * * GREAT LOCATION! * * * WON'T LAST! * * * *

7. 2006-03-23
   soldstatus $312,700
8. 2006-03-20
   soldstatus $312,620 516-char remark

   Show marketing remark (516 chars)

   WOW! BIG PRICE REDUCTION - SELLER IS READY TO GO & WILLING TO PAY 2% TOWARD BUYER CLOSING COSTS! GRAB YOUR MARGARITA & SUN SHADES, BECAUSE YOU'LL THINK YOU ARE IN KEY WEST! LISTEN TO THE SOUND OF TRICKLING FOUNTAINS WHILE YOU'RE LOUNGING IN THE POOL, O N THE DECK, OR IN THE HUGE PATIO OVERLOOKING THE CANAL. BEAUTIFUL HOME, SHOWS LIKE A MODEL. THE MINUTE YOU SEE THIS HOME, YOU'LL WANT TO CALL IT YOUR OWN! TAX RECORDS DO NOT REFLECT THE HUGE SCREENED PATIO WHICH ADDS MUCH LIVING SPACE TO THE HOME.

9. 2005-12-21
   listed $319,000 516-char remark

   Show marketing remark (516 chars)

   WOW! BIG PRICE REDUCTION - SELLER IS READY TO GO & WILLING TO PAY 2% TOWARD BUYER CLOSING COSTS! GRAB YOUR MARGARITA & SUN SHADES, BECAUSE YOU'LL THINK YOU ARE IN KEY WEST! LISTEN TO THE SOUND OF TRICKLING FOUNTAINS WHILE YOU'RE LOUNGING IN THE POOL, O N THE DECK, OR IN THE HUGE PATIO OVERLOOKING THE CANAL. BEAUTIFUL HOME, SHOWS LIKE A MODEL. THE MINUTE YOU SEE THIS HOME, YOU'LL WANT TO CALL IT YOUR OWN! TAX RECORDS DO NOT REFLECT THE HUGE SCREENED PATIO WHICH ADDS MUCH LIVING SPACE TO THE HOME.

10. 2003-11-06
    soldstatus $182,000
11. 1982-03-01
    soldstatus $64,500
12. 1980-12-01
    soldstatus $145,000

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,063/yr (+$89/mo · 105.0%)

ⓘ 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 · 27 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: $33,550
• − Mortgage interest: −$14,004
• − Property taxes: −$1,012
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − Depreciation: −$7,273
• Taxable income: $4,643
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $7,396/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

+72.4% since first listed

12 events — show timeline

• 2026-03-18 Pending — MARMLS
• 2026-03-05 Listed $250,000 MARMLS
• 2018-07-20 Sold (Public Records) $293,000 Public Records
• 2018-07-20 Sold (MLS) $293,000 MARMLS
• 2018-06-15 Pending — MARMLS
• 2018-05-24 Listed $289,900 MARMLS
• 2006-03-23 Sold (Public Records) $312,700 Public Records
• 2006-03-20 Sold (MLS) $312,620 MARMLS
• 2005-12-21 Listed $319,000 MARMLS
• 2003-11-06 Sold (Public Records) $182,000 Public Records
• 1982-03-01 Sold (Public Records) $64,500 Public Records
• 1980-12-01 Sold (Public Records) $145,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $1,012 · +1.0% YoY. Source: county tax records.