950 SW 74th Ave #950 · North Lauderdale, FL 33068

$260,000

3 bd · 2.5 ba · 1,607 sqft · Townhouse · 57 Days on market

Built 1982 Est $408k · 36% under ↓ 5% since listing

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

* * * NO H. O. A. FEE SIMPLE TOWNHOUSE. * * * NEW ROOF has been installed march 2026 . * * * Welcome to this freshly painted 3-bedroom, 2.5-bath townhouse offering comfort and functionality. The home features a private fenced yard—perfect for outdoor entertaining, pets, or relaxation. The kitchen is equipped with stainless steel appliances and ample cabinet space. The roof is NEW. All bedrooms are upstairs. Conveniently located with easy access to shopping, dining, and major routes, this townhouse is a great opportunity for homeowners or investors. * * * SELLER WILL HELP WITH CLOSING COSTS * * *

Key facts

• Private fenced yard
• Ample cabinet space
• 2 parking spots

Tags

• PRIVATE FENCED YARD
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROUTES

Property features AI

Finance

• Other: Waterfront: Yes (no waterfront features listed); Pets allowed with no restrictions

Exterior

• Parking: 2 parking spaces; Asphalt parking; On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Townhouse; Two stories; First-floor entry; Faces east; Resale condition
• Construction: CBS construction; Shingle roof; 2 total stories; Owner-provided building area
• Exterior features: Open patio; Patio; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water softener; Open patio
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: North Lauderdale Elementary School (math 24% / reading 30%, grade F, #1,969 of 2,144 statewide, top 94%, 646 students, 82% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 302 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $2,857/mo this rent would consume 54% 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

• It's been on market 57 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $408,178
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Hampton Blvd #1209	0.46mi	3/2.5	1,612 (+0%)	20mo	$330,000	$205	62
1325 Silverado Dr #1325	0.70mi	3/2.5	1,380 (-14%)	1mo	$350,000	$254	42

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-21,141
• Equity at exit: $38,767

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-12,838
• Equity at exit: $22,480

Cash invested: $72,800 (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: 302
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,857 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $460

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 79%

Sensitivity live

Price	-10% $640	-5% $550	+0% $460	+5% $371	+10% $281
Rent	-10% $235	-5% $348	+0% $460	+5% $573	+10% $686
Rate	-1.0pp $591	-0.5pp $526	base $460	+0.5pp $393	+1.0pp $324

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	7d	1	0.04mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,300	$2.00	1d	1	0.10mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	10d	1	0.10mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	26d	1	0.12mi
1213 SW 74th Ave North Lauderdale, FL	4.0	2.0	1150	$4,100	$3.57	26d	1	0.18mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	26d	1	0.19mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	1d	1	0.20mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	26d	1	0.20mi
7336 SW 8th Ct #6 North Lauderdale, FL	2.0	2.0	1056	$2,100	$1.99	26d	1	0.23mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	26d	1	0.27mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	24d	1	0.32mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	19d	1	0.32mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	13d	1	0.32mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	26d	1	0.34mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	16d	1	0.42mi
842 SW 68th Ave North Lauderdale, FL	4.0	2.0	1877	$3,850	$2.05	26d	1	0.43mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	26d	1	0.45mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	26d	1	0.46mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	19d	1	0.47mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,873	$2.69	1d	60	0.50mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	26d	1	0.53mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$2,205	$2.45	1d	6	0.54mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	26d	1	0.55mi
6533 Harbour Rd North Lauderdale, FL	4.0	2.0	1180	$3,850	$3.26	26d	1	0.55mi
6701 SW 7th Pl North Lauderdale, FL	3.0	2.0	1551	$3,100	$2.00	26d	1	0.56mi
1349 Sussex Dr #1349 North Lauderdale, FL	2.0	2.5	1350	$2,250	$1.67	1d	1	0.57mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	26d	1	0.58mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	10d	1	0.58mi
6515 SW 8th Pl North Lauderdale, FL	4.0	2.0	1677	$3,875	$2.31	13d	1	0.59mi
6481 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1728	$3,650	$2.11	26d	1	0.61mi
7816 SW 7th Pl North Lauderdale, FL	3.0	2.0	1620	$3,500	$2.16	26d	1	0.68mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	7d	1	0.69mi
7710 SW 6th St North Lauderdale, FL	2.0	1.0	1056	$2,475	$2.34	1d	1	0.69mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	26d	1	0.71mi
7926 Kimberly Blvd #202 North Lauderdale, FL	2.0	1.5	1108	$2,300	$2.08	0d	1	0.71mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	23d	1	0.72mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	7d	1	0.73mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,413	$2.61	0d	32	0.75mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	26d	1	0.75mi
6391 SW 8th St North Lauderdale, FL	3.0	2.0	1162	$3,300	$2.84	26d	1	0.76mi

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-04-27
   price $260,000
3. 2026-04-08
   price $285,000
4. 2026-03-11
   price $295,000
5. 2025-12-15
   listed $275,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥106°F today · 25 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: $34,286
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − Depreciation: −$7,564
• Taxable income: $1,473
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $5,171/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

-5.5% since first listed

5 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-04-27 Price Changed $260,000 Beaches MLS
• 2026-04-08 Price Changed $285,000 Beaches MLS
• 2026-03-11 Price Changed $295,000 Beaches MLS
• 2025-12-15 Listed $275,000 Beaches MLS