4047 NW 16th St #110 · Lauderhill, FL 33313

$143,000

2 bd · 2.0 ba · 975 sqft · Condo public records · 699 Days on market

Built 1972 $400/mo HOA · 24% of rent

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE and BRIGHT unit with 2 bedrooms & 2 bathrooms. DIRECTLY on the 1st floor, PARK RIGHT IN FRONT and ENTER FROM YOUR FRONT PORCH or BALCONY. Nice and convenient open floor plan with TILE floor throughout, This one will sell ALL FURNISHED & TURNKEY (some exclusion) with everything you need! REMODELED KITCHEN with white cabinets & new stainless steel refrigerator. Large bedrooms with walk-in closet & lots of storage. BEAUTIFUL AND SO CLEAN, WOW! Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

Key facts

• Walk-in closet
• Remodeled kitchen
• Lots of amenities

Tags

• REMODELED KITCHEN
• WALK-IN CLOSET
• LOTS OF AMENITIES
• CLOSE TO GOLF COURSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $400; Association covers insurance, grounds maintenance, pest control, pool(s), sewer, trash and water; Community amenities include elevator(s), fitness center, laundry, pool, and shuffleboard court; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Secured lobby
• Utilities: Cable available; Sewer included in association; Water included in association; Trash included in association
• Home design: Northwest-facing; Property is attached; Entry on level 1; Total of 4 stories
• Construction: Block construction; Effective year built
• Exterior features: Courtyard; Fruit trees; Patio

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Electric water heater
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible entrance; Blinds; Unfurnished; First-floor entry; Living/dining room; Main living area on entry level; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $-27 ($-320/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (3.3% below list).
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 44% 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 $989 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 699 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 7050% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $125,840 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 699 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 7.1

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-29,138
• Equity at exit: $21,322

10-year hold

• IRR: -28.7%
• Equity multiple: -0.10×
• Total profit: $-44,091
• Equity at exit: $12,364

Cash invested: $40,040 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$750
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$60
• HOA: −$400
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-27

Break-even live

Break-even rent $1,718

Max offer price $138,291

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $14	+0% $-27	+5% $-67	+10% $-108
Rent	-10% $-160	-5% $-93	+0% $-27	+5% $40	+10% $106
Rate	-1.0pp $45	-0.5pp $10	base $-27	+0.5pp $-64	+1.0pp $-101

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	26d	1	0.04mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	26d	1	0.21mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	9d	1	0.21mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	26d	1	0.27mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	19d	1	0.28mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	21d	1	0.29mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	26d	3	0.29mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	0d	3	0.29mi
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	26d	1	0.32mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	26d	1	0.33mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,065	$1.52	0d	37	0.36mi
1310 NW 43rd Ave #303 Lauderhill, FL	1.0	1.0	950	$1,400	$1.47	26d	1	0.39mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	3d	10	0.41mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	23d	1	0.42mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,678	$2.30	0d	14	0.43mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	23d	1	0.43mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	26d	1	0.44mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	26d	1	0.44mi
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	22d	1	0.50mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	18d	1	0.50mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	6d	1	0.50mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	26d	1	0.51mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	26d	1	0.51mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	22d	1	0.53mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	0.53mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,750	$1.84	26d	2	0.53mi
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	26d	1	0.57mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	7d	1	0.64mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	5d	2	0.64mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	21d	2	0.68mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	26d	1	0.68mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	26d	1	0.72mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	26d	1	0.76mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	9d	2	0.76mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	26d	1	0.80mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	26d	1	0.81mi
4401 NW 10th Ct Plantation, FL	1.0–2.0	1.0	860	$1,690	$1.97	0d	20	0.82mi
2700 NW 39th Way Lauderdale Lakes, FL	2.0–3.0	1.0–1.5	858	$1,750	$2.04	0d	6	0.84mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	26d	1	0.86mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,675	$1.60	7d	4	0.96mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-21
   days on market $143,000 Active 699 DOM
2. 2026-06-18
   days on market $143,000 Active 696 DOM
3. 2026-06-17
   days on market $143,000 Active 695 DOM
4. 2026-06-16
   days on market $143,000 Active 694 DOM
5. 2026-06-15
   days on market $143,000 Active 693 DOM
6. 2026-06-13
   days on market $143,000 Active 691 DOM
7. 2026-06-09
   days on market $143,000 Active 687 DOM
8. 2026-06-07
   days on market $143,000 Active 685 DOM
9. 2026-06-04
   days on market $143,000 Active 682 DOM
10. 2026-06-03
    days on market $143,000 Active 681 DOM
11. 2026-06-02
    days on market $143,000 Active 680 DOM
12. 2026-06-01
    days on market $143,000 Active 679 DOM
13. 2026-05-31
    days on market $143,000 Active 678 DOM
14. 2025-06-30
    historical $1,850
15. 2025-06-05
    price $1,850
16. 2025-04-23
    price $2,000
17. 2025-02-08
    price $1,900
18. 2024-12-24
    listed $2,000
19. 2024-12-02
    price $143,000
20. 2024-10-17
    price $146,999
21. 2024-08-08
    price $149,000
22. 2024-07-01
    listed $155,000 Active
23. 2023-05-02
    soldstatus $138,500 Closed 636-char remark

    Show marketing remark (636 chars)

    IMMACULATE and BRIGHT unit with 2 bedrooms & 2 bathrooms. DIRECTLY on the 1st floor, PARK RIGHT IN FRONT and ENTER FROM YOUR FRONT PORCH or BALCONY. Nice and convenient open floor plan with TILE floor throughout, This one will sell ALL FURNISHED & TURNKEY (some exclusion) with everything you need! REMODELED KITCHEN with white cabinets & new stainless steel refrigerator. Large bedrooms with walk-in closet & lots of storage. BEAUTIFUL AND SO CLEAN, WOW! Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

24. 2023-05-02
    soldstatus $138,500

    Show marketing remark (636 chars)

    IMMACULATE and BRIGHT unit with 2 bedrooms & 2 bathrooms. DIRECTLY on the 1st floor, PARK RIGHT IN FRONT and ENTER FROM YOUR FRONT PORCH or BALCONY. Nice and convenient open floor plan with TILE floor throughout, This one will sell ALL FURNISHED & TURNKEY (some exclusion) with everything you need! REMODELED KITCHEN with white cabinets & new stainless steel refrigerator. Large bedrooms with walk-in closet & lots of storage. BEAUTIFUL AND SO CLEAN, WOW! Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

25. 2023-04-08
    historical Active Under Contract 636-char remark

    Show marketing remark (636 chars)

    IMMACULATE and BRIGHT unit with 2 bedrooms & 2 bathrooms. DIRECTLY on the 1st floor, PARK RIGHT IN FRONT and ENTER FROM YOUR FRONT PORCH or BALCONY. Nice and convenient open floor plan with TILE floor throughout, This one will sell ALL FURNISHED & TURNKEY (some exclusion) with everything you need! REMODELED KITCHEN with white cabinets & new stainless steel refrigerator. Large bedrooms with walk-in closet & lots of storage. BEAUTIFUL AND SO CLEAN, WOW! Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

26. 2023-03-25
    listed $140,000 Active 636-char remark

    Show marketing remark (636 chars)

    IMMACULATE and BRIGHT unit with 2 bedrooms & 2 bathrooms. DIRECTLY on the 1st floor, PARK RIGHT IN FRONT and ENTER FROM YOUR FRONT PORCH or BALCONY. Nice and convenient open floor plan with TILE floor throughout, This one will sell ALL FURNISHED & TURNKEY (some exclusion) with everything you need! REMODELED KITCHEN with white cabinets & new stainless steel refrigerator. Large bedrooms with walk-in closet & lots of storage. BEAUTIFUL AND SO CLEAN, WOW! Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

27. 2010-02-16
    soldstatus $27,000
28. 1988-12-15
    soldstatus $25,000
29. 1972-08-01
    soldstatus $22,400

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,773 · $148/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,211
• − Mortgage interest: −$8,010
• − Property taxes: −$1,773
• − Insurance: −$715
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$4,800
• − Depreciation: −$4,160
• Taxable loss: −$2,481
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $275/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

-91.7% since first listed

16 events — show timeline

• 2025-06-30 Rental Removed $1,850 MARMLS
• 2025-06-05 Price Changed $1,850 MARMLS
• 2025-04-23 Price Changed $2,000 MARMLS
• 2025-02-08 Price Changed $1,900 MARMLS
• 2024-12-24 Listed for Rent $2,000 MARMLS
• 2024-12-02 Price Changed $143,000 MARMLS
• 2024-10-17 Price Changed $146,999 MARMLS
• 2024-08-08 Price Changed $149,000 MARMLS
• 2024-07-01 Listed $155,000 MARMLS
• 2023-05-02 Sold (Public Records) $138,500 Public Records
• 2023-05-02 Sold (MLS) $138,500 MARMLS
• 2023-04-08 Contingent — MARMLS
• 2023-03-25 Listed $140,000 MARMLS
• 2010-02-16 Sold (Public Records) $27,000 Public Records
• 1988-12-15 Sold (Public Records) $25,000 Public Records
• 1972-08-01 Sold (Public Records) $22,400 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,773 · +1.3% YoY. Source: county tax records.