2800 NW 56th Unit A404 · Lauderhill, FL 33313

$140,000

3 bd · 2.0 ba · 1,195 sqft · Condo public records · 80 Days on market

Built 1973 $550/mo HOA · 25% of rent

---

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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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

Motivated Seller!! Priced to sell and packed with value, this spacious 3-bedroom, 2-bath condo is a rare opportunity to own one of the largest and most desirable floor plans in the community. Located on the fourth floor, this bright and spacious residence features an open living and dining area filled with natural light, creating a warm and inviting atmosphere perfect for everyday living and entertaining. Step onto your private screened balcony and enjoy a peaceful retreat to relax. The kitchen offers ample cabinetry and generous counter space, while the spacious primary suite includes a large walk-in closet and a private en-suite bath. Residents enjoy access to community amenities and a c

Key facts

• Ample cabinetry
• Community amenities
• Large walk-in closet

Tags

• PRIVATE SCREENED BALCONY
• AMPLE CABINETRY
• LARGE WALK-IN CLOSET
• EN-SUITE BATHROOM
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Has homeowners association; HOA fee $550 monthly; HOA includes cable TV

Exterior

• Parking: 2 parking spaces; Guest parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Condominium; Resale property; Faces northwest; 4 total stories; Entry level details not provided
• Construction: Built with CBS construction materials; Slate and tar/gravel roof
• Exterior features: Not waterfront; Clubhouse (association amenity)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Walk-in closet(s); Accessible entrance
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Endeavour Primary Learning Center (math 15% / reading 17%, grade F, #2,130 of 2,144 statewide, top 99%, 332 students, 90% 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 81% FRL vs 51% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 48% district-wide (-34 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 22d 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 $2,171/mo this rent would consume 56% 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 $968 of loan paydown is wiped out by about $4k 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 80 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.55% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 5.4

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: -5.7%
• Equity multiple: 0.80×
• Total profit: $-7,991
• Equity at exit: $20,874

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,341
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$58
• HOA: −$550
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $318

Break-even live

Break-even rent $1,769

Max offer price $140,000

Occupancy floor 80%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	3d	8	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	22d	7	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	24d	8	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	15d	6	0.01mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	4d	8	0.01mi
2900 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1030	$1,975	$1.92	24d	1	0.06mi
5600 NW 27th Ct Unit 5604 Lauderhill, FL	3.0	2.0	1200	$2,250	$1.88	11d	1	0.12mi
5648 NW 28th St Unit 5648 Lauderhill, FL	3.0	2.0	1200	$2,400	$2.00	24d	1	0.14mi
5648 NW 28th St Lauderhill, FL	3.0	2.0	1200	$2,400	$2.00	7d	1	0.14mi
2580 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1007	$2,053	$2.04	1d	11	0.16mi
5730 NW 27th Ct Lauderhill, FL	3.0	2.0	1200	$2,600	$2.17	5d	1	0.20mi
2810 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,000	$1.89	7d	1	0.23mi
2814 NW 55th Ave Unit 1B Lauderhill, FL	2.0	2.0	1070	$1,800	$1.68	24d	1	0.23mi
2591 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,995	$2.46	24d	1	0.26mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	24d	1	0.31mi
2571 NW 56th Ave Unit G Lauderhill, FL	2.0	2.0	950	$1,895	$1.99	24d	1	0.31mi
2427 NW 55th Ter Unit 2427 Lauderhill, FL	2.0	1.0	849	$2,400	$2.83	24d	1	0.31mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	24d	1	0.32mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	24d	1	0.32mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	10d	1	0.33mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	24d	1	0.33mi
2561 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,925	$2.37	24d	1	0.34mi
2698 NW 60th Way #165 Sunrise, FL	4.0	2.5	1440	$2,890	$2.01	14d	1	0.35mi
2698 NW 60th Way #165 Sunrise, FL	4.0	2.5	1440	$2,890	$2.01	3d	1	0.35mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	7d	1	0.35mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,300	$1.80	24d	1	0.35mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	14d	1	0.35mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	5d	1	0.35mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$3,864	$4.18	2d	22	0.36mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	24d	1	0.38mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	24d	1	0.39mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	24d	1	0.39mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	4d	1	0.40mi
5958 NW 25th Ct #218 Sunrise, FL	3.0	2.5	1355	$2,800	$2.07	18d	1	0.40mi
2431 NW 56th Ave Unit 5-201 Lauderhill, FL	2.0	2.0	855	$1,800	$2.11	24d	1	0.41mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	17d	1	0.42mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	24d	1	0.42mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,450	$1.89	24d	1	0.43mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,450	$1.89	7d	1	0.43mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,600	$2.81	1d	42	0.45mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $140,000 Active 80 DOM
2. 2026-06-17
   days on market $140,000 Active 79 DOM
3. 2026-06-16
   days on market $140,000 Active 78 DOM
4. 2026-06-15
   days on market $140,000 Active 77 DOM
5. 2026-06-13
   days on market $140,000 Active 75 DOM
6. 2026-06-09
   days on market $140,000 Active 71 DOM
7. 2026-06-08
   days on market $140,000 Active 70 DOM
8. 2026-06-07
   days on market $140,000 Active 69 DOM
9. 2026-06-04
   days on market $140,000 Active 66 DOM
10. 2026-06-03
    days on market $140,000 Active 65 DOM
11. 2026-06-02
    days on market $140,000 Active 64 DOM
12. 2026-06-01
    days on market $140,000 Active 63 DOM
13. 2026-05-31
    days on market $140,000 Active 62 DOM
14. 2026-05-15
    price $140,000
15. 2026-03-30
    listed $155,000 Active
16. 2006-03-01
    soldstatus $115,000
17. 2004-01-13
    soldstatus $71,000
18. 1999-05-10
    soldstatus $15,900
19. 1999-02-23
    soldstatus $30,000
20. 1994-01-14
    soldstatus $41,000

ⓘ 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: $1,162 · $97/mo
• Expected delta: +$502/yr (+$42/mo · 76.1%)

ⓘ 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: $26,051
• − Mortgage interest: −$7,842
• − Property taxes: −$660
• − Insurance: −$700
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − HOA: −$6,600
• − Depreciation: −$4,073
• Taxable income: $2,008
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $3,328/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

+241.5% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $140,000 Beaches MLS
• 2026-03-30 Listed $155,000 Beaches MLS
• 2006-03-01 Sold (Public Records) $115,000 Public Records
• 2004-01-13 Sold (Public Records) $71,000 Public Records
• 1999-05-10 Sold (Public Records) $15,900 Public Records
• 1999-02-23 Sold (Public Records) $30,000 Public Records
• 1994-01-14 Sold (Public Records) $41,000 Public Records

Property tax history

+4.3%/yr

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