4191 NW 41st St #312 · Lauderdale Lakes, FL 33319

$102,000

2 bd · 2.0 ba · 1,320 sqft · Condo public records · 103 Days on market

Built 1973 $747/mo HOA · 37% 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 +16.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

2BR/2BA Condo in 55+ Community – Priced to Sell! Lauderdale Lakes | 3rd Floor | Discover this beautifully maintained 2-bedroom, 2-bathroom condo located on the 3rd floor of a desirable 55+ community in the heart of Lauderdale Lakes. This spacious corner unit offers a bright Florida room with a lovely view, perfect for morning coffee or relaxing with a good book. Need some updates. Enjoy access to clubhouse packed with amenities, including a heated pool, barbecue area, billiards room, and much more. Perfect for year-round living or a relaxing seasonal getaway. Schedule a showing today and make this charming condo your new home!

Key facts

• Clubhouse
• Barbecue area
• Florida room

Tags

• FLORIDA ROOM
• CLUBHOUSE
• HEATED POOL
• BARBECUE AREA
• BILLIARDS ROOM

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee (paid monthly); HOA amenities: Billiard room, Fitness center, Picnic area, Parking, Pool, Shuffleboard court, Storage, Trash chute, Hobby room, Internet included, Library; HOA covers maintenance of grounds and structure, pest control, sewer, trash, water, elevator, reserve funds, roof repairs, recreation facilities, and pool service; Senior community

Exterior

• Parking: Assigned parking (26 spaces total)
• Security: Smoke detector(s)
• Utilities: Water included in association; Sewer included in association; Elevator service included in association
• Home design: Condominium; Third-floor entry; 4-story building; Resale condition
• Construction: CBS construction
• Exterior features: Screened porch

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main/entry level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Unfurnished; Accessible elevator installed; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $52 ($622/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 5.6% in Lauderdale Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#100 in FL, #1,527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment 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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% 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 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 834 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).
• This rent runs 41% of the median local income ($58k/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 $705 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 103 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $102k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,820 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.98% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.35×
• Total profit: $-18,587
• Equity at exit: $15,209

10-year hold

• IRR: -46.3%
• Equity multiple: -0.14×
• Total profit: $-32,545
• Equity at exit: $8,819

Cash invested: $28,560 (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 33319

• Rents YoY: -1.4%
• Active inventory: 834
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$535
• Tax from tax record: −$216 /mo · $2,586/yr
• Insurance: −$42
• HOA: −$747
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $52

Break-even live

Break-even rent $1,949

Max offer price $102,000

Occupancy floor 92%

Sensitivity live

Price	-10% $110	-5% $81	+0% $52	+5% $23	+10% $-6
Rent	-10% $-107	-5% $-28	+0% $52	+5% $131	+10% $211
Rate	-1.0pp $103	-0.5pp $78	base $52	+0.5pp $25	+1.0pp $-1

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4191 NW 41st St #418 Lauderdale Lakes, FL	2.0	2.0	1088	$1,700	$1.56	26d	1	0.03mi
4140 NW 44th Ave #411 Lauderdale Lakes, FL	2.0	2.0	1044	$1,500	$1.44	26d	1	0.08mi
4141 NW 44th Ave Lauderdale Lakes, FL	2.0	2.0	1136	$1,850	$1.63	26d	2	0.15mi
4141 NW 44th Ave #117 Lauderdale Lakes, FL	2.0	2.0	1088	$1,950	$1.79	1d	1	0.15mi
4324 NW 38th Ter Lauderdale Lakes, FL	3.0	2.0	1522	$3,100	$2.04	26d	1	0.34mi
3650 NW 44th Ave Lauderdale Lakes, FL	1.0	1.0	1718	$1,800	$1.05	10d	1	0.36mi
4616 NW 39th St Lauderdale Lakes, FL	3.0	2.0	1515	$3,500	$2.31	26d	1	0.39mi
4616 NW 39th St Lauderdale Lakes, FL	3.0	2.0	1515	$3,300	$2.18	5d	1	0.39mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	7d	9	0.49mi
3852 NW 34th St Lauderdale Lakes, FL	1.0	1.0	1443	$950	$0.66	16d	1	0.66mi
4709 NW 47th Ave Unit 4709 Tamarac, FL	2.0	2.0	1318	$1,800	$1.37	15d	1	0.67mi
5039 NW 42nd St Lauderdale Lakes, FL	2.0	2.0	1330	$2,200	$1.65	26d	1	0.67mi
5062 NW 41st Pl Lauderdale Lakes, FL	3.0	2.0	1843	$3,150	$1.71	5d	1	0.70mi
3700 Pacific Point Pl Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1030	$2,344	$2.28	1d	21	0.72mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	1d	1	0.74mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	23d	1	0.74mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	26d	1	0.79mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	24d	1	0.79mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,100	$2.06	26d	1	0.82mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	7d	1	0.82mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	6d	2	0.83mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	5d	1	0.83mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	5d	1	0.84mi
4813 NW 48th Ter Tamarac, FL	3.0	2.5	1642	$3,500	$2.13	26d	1	0.84mi
3441 NW 44th St #104 Lauderdale Lakes, FL	2.0	2.0	1020	$1,975	$1.94	10d	1	0.84mi
4804 NW 49th Ct Tamarac, FL	1.0	1.0	1354	$1,300	$0.96	26d	1	0.85mi
4926 NW 48th Ter Unit 4926 Tamarac, FL	3.0	3.0	1852	$3,750	$2.02	17d	1	0.86mi
3540 NW 34th Ter Lauderdale Lakes, FL	2.0	1.0	1056	$1,200	$1.14	20d	1	0.88mi
3445 NW 44th St #206 Lauderdale Lakes, FL	2.0	2.0	1096	$2,100	$1.92	14d	1	0.89mi
3401 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,000	$1.82	5d	1	0.90mi
3030 NW 43rd Ave Unit 3030-A Lauderdale Lakes, FL	2.0	1.5	1500	$2,000	$1.33	26d	1	0.91mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	26d	1	0.91mi
3430 NW 34th St Lauderdale Lakes, FL	2.0	2.0	1259	$2,306	$1.83	16d	1	0.93mi
3449 NW 44th St #108 Lauderdale Lakes, FL	2.0	2.0	1020	$2,150	$2.11	1d	1	0.93mi
2980 NW 43rd Ter #207 Lauderdale Lakes, FL	2.0	2.0	890	$1,800	$2.02	26d	1	0.96mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	24d	1	0.96mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	5d	1	0.96mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	26d	1	0.96mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	24d	1	0.96mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	26d	2	0.96mi

HOA detail condo

• Monthly dues: $747 · $8,964/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-22
   days on market $102,000 Active 103 DOM
2. 2026-06-21
   days on market $102,000 Active 102 DOM
3. 2026-06-18
   days on market $102,000 Active 99 DOM
4. 2026-06-17
   days on market $102,000 Active 98 DOM
5. 2026-06-16
   days on market $102,000 Active 97 DOM
6. 2026-06-15
   days on market $102,000 Active 96 DOM
7. 2026-06-13
   days on market $102,000 Active 94 DOM
8. 2026-06-09
   days on market $102,000 Active 90 DOM
9. 2026-06-07
   days on market $102,000 Active 88 DOM
10. 2026-06-04
    days on market $102,000 Active 85 DOM
11. 2026-06-03
    days on market $102,000 Active 84 DOM
12. 2026-06-02
    days on market $102,000 Active 83 DOM
13. 2026-06-01
    days on market $102,000 Active 82 DOM
14. 2026-05-31
    days on market $102,000 Active 81 DOM
15. 2026-04-30
    price $102,000
16. 2026-03-16
    price $103,000
17. 2025-05-15
    listed $104,000 Active
18. 1989-01-17
    soldstatus $36,000

ⓘ 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: $2,586 · $216/mo
• Projected year-2 tax: $2,586 · $216/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 6 d/yr ≥105°F today · 21 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: $24,179
• − Mortgage interest: −$5,714
• − Property taxes: −$2,586
• − Insurance: −$510
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$8,964
• − Depreciation: −$2,967
• Taxable loss: −$431
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $726/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 — Lauderdale Lakes

• Score: 81/100
• State rank: #100
• US rank: #1527

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderdale Lakes, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,450
• Household income: $58,388
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 2809.0

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 0.58)
• Race & ethnicity: Black 61% Hispanic / Latino 17% White 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 1% Italian 1%
• Foreign-born: 46% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 15% 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: ▼ -202.84%
• Current HPI: 328.4307
• Rent YoY: ▼ -1.38%
• 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

+183.3% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $102,000 Beaches MLS
• 2026-03-16 Price Changed $103,000 Beaches MLS
• 2025-05-15 Listed $104,000 Beaches MLS
• 1989-01-17 Sold (Public Records) $36,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,586 · +5.1% YoY. Source: county tax records.