1631 NW 46th Ave #119 · Lauderhill, FL 33313

$105,000

2 bd · 1.0 ba · 774 sqft · Condo public records · 199 Days on market

Built 1969 $352/mo HOA · 21% 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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Beautiful Corner Unit, and first floor, completely renovated with a large private patio. Updated kitchen, SS Appliances, large island, Open concept, unit has been updated tile floors. in a vibrant senior community 55+, clubhouse features a pool, community room, and more. Move in and enjoy the comfort and convenience you deserve! Don't miss this opportunity to living a home in a serene and vibrant community. Residents benefit from assigned parking, washer/dryer. Make it yours, where every detail is designed for your enjoyment. * IMPORTANT * Please see BROKER REMARKS. !!

Key facts

• Tile floors
• Private patio
• Ss appliances

Tags

• CORNER UNIT
• PRIVATE PATIO
• UPDATED KITCHEN
• SS APPLIANCES
• LARGE ISLAND
• TILE FLOORS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee covers hot water, insurance, grounds maintenance, parking, and recreation facilities; Community clubhouse; Senior community

Exterior

• Parking: Assigned parking (1 space); Covered parking (1 space); 1-car garage
• Security: Complex fenced; Storm/security shutters
• Utilities: Hot water included in association fee
• Home design: 2-story building; Resale property; Entry located on level 1
• Construction: Block construction
• Exterior features: Balcony; Screened balcony/porch; Fence; Storm/security shutters; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: First-floor entry; Kitchen island; Open living/dining area; Main-level primary bedroom
• Laundry & utility: Laundry/utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools D, 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 flat; 656 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).
• 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 $726 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 199 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 21% of rent.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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. 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: 1.63% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 5.1

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-10,461
• Equity at exit: $15,656

10-year hold

• IRR: -7.8%
• Equity multiple: 0.60×
• Total profit: $-11,760
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$551
• Tax from tax record: −$237 /mo · $2,847/yr
• Insurance: −$44
• HOA: −$352
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $170

Break-even live

Break-even rent $1,498

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	24d	1	0.02mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	0.03mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	22d	1	0.08mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	24d	1	0.19mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,679	$2.30	1d	13	0.21mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	17d	1	0.23mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	7d	1	0.26mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.26mi
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.26mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	20d	1	0.28mi
1310 NW 43rd Ave #303 Lauderhill, FL	1.0	1.0	950	$1,400	$1.47	24d	1	0.34mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,025	$1.49	1d	39	0.35mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	5d	1	0.40mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	17d	1	0.40mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	24d	1	0.44mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	3d	2	0.44mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	24d	1	0.44mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	24d	1	0.45mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	20d	2	0.47mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	7d	2	0.50mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	1d	10	0.53mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	22d	1	0.55mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	24d	1	0.56mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	24d	1	0.58mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	24d	3	0.58mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	7d	2	0.58mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	24d	1	0.60mi
4401 NW 10th Ct Plantation, FL	1.0–2.0	1.0	860	$1,696	$1.97	1d	16	0.62mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.63mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	24d	1	0.69mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	4d	1	0.69mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	12d	1	0.72mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.77mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,675	$1.60	5d	4	0.79mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,725	$1.65	17d	3	0.79mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	24d	1	0.80mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	24d	1	0.83mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	24d	1	0.83mi
4719 NW 9th Dr #4719 Plantation, FL	2.0	1.5	938	$1,900	$2.03	24d	1	0.83mi
4844 NW 9th Dr #4844 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.83mi

HOA detail condo

• Monthly dues: $352 · $4,224/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $105,000 Active 199 DOM
2. 2026-06-17
   days on market $105,000 Active 198 DOM
3. 2026-06-16
   days on market $105,000 Active 197 DOM
4. 2026-06-15
   days on market $105,000 Active 196 DOM
5. 2026-06-13
   days on market $105,000 Active 194 DOM
6. 2026-06-09
   days on market $105,000 Active 190 DOM
7. 2026-06-07
   days on market $105,000 Active 188 DOM
8. 2026-06-04
   days on market $105,000 Active 185 DOM
9. 2026-06-03
   days on market $105,000 Active 184 DOM
10. 2026-06-02
    days on market $105,000 Active 183 DOM
11. 2026-06-01
    days on market $105,000 Active 182 DOM
12. 2026-05-31
    days on market $105,000 Active 181 DOM
13. 2026-05-20
    price $105,000
14. 2026-05-11
    price $108,900
15. 2026-05-06
    price $108,980
16. 2026-03-17
    price $108,990
17. 2026-02-23
    price $109,000
18. 2026-02-13
    price $115,000
19. 2026-02-11
    price $109,000
20. 2026-01-12
    price $115,500
21. 2025-11-26
    listed $117,500 Active
22. 2025-11-20
    historical
23. 2025-10-10
    price $110,000
24. 2025-10-09
    historical $1,750
25. 2025-09-03
    listed $1,750
26. 2025-08-29
    price $118,000
27. 2025-08-22
    price $120,000
28. 2025-08-15
    listed $127,900 Active
29. 2025-08-14
    historical
30. 2025-08-13
    historical $1,640
31. 2025-07-22
    price $1,640
32. 2025-07-16
    price $1,645
33. 2025-07-02
    price $1,647
34. 2025-06-10
    price $1,649
35. 2025-06-09
    price $127,900
36. 2025-04-06
    listed $129,000 Active
37. 2025-04-03
    price $1,650
38. 2025-03-26
    price $1,750
39. 2025-03-03
    listed $1,850
40. 2024-07-27
    historical
41. 2024-07-23
    price $145,000
42. 2024-07-12
    price $138,500
43. 2024-05-15
    price $148,900
44. 2024-02-24
    price $149,000
45. 2024-02-01
    listed $157,000 Active
46. 2023-12-12
    historical
47. 2023-12-08
    price $187,000
48. 2023-11-15
    price $195,000
49. 2023-10-10
    price $197,000
50. 2023-10-03
    listed $215,000 Active

ⓘ 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: $2,847 · $237/mo
• Projected year-2 tax: $2,847 · $237/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: $20,565
• − Mortgage interest: −$5,882
• − Property taxes: −$2,847
• − Insurance: −$525
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − HOA: −$4,224
• − Depreciation: −$3,055
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $1,865/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

+346.8% since first listed

46 events — show timeline

• 2026-05-20 Price Changed $105,000 MARMLS
• 2026-05-11 Price Changed $108,900 MARMLS
• 2026-05-06 Price Changed $108,980 MARMLS
• 2026-03-17 Price Changed $108,990 MARMLS
• 2026-02-23 Price Changed $109,000 MARMLS
• 2026-02-13 Price Changed $115,000 MARMLS
• 2026-02-11 Price Changed $109,000 MARMLS
• 2026-01-12 Price Changed $115,500 MARMLS
• 2025-11-26 Listed $117,500 MARMLS
• 2025-11-20 Listing Removed — MARMLS
• 2025-10-10 Price Changed $110,000 MARMLS
• 2025-10-09 Rental Removed $1,750 MARMLS
• 2025-09-03 Listed for Rent $1,750 MARMLS
• 2025-08-29 Price Changed $118,000 MARMLS
• 2025-08-22 Price Changed $120,000 MARMLS
• 2025-08-15 Listed $127,900 MARMLS
• 2025-08-14 Listing Removed — MARMLS
• 2025-08-13 Rental Removed $1,640 MARMLS
• 2025-07-22 Price Changed $1,640 MARMLS
• 2025-07-16 Price Changed $1,645 MARMLS
• 2025-07-02 Price Changed $1,647 MARMLS
• 2025-06-10 Price Changed $1,649 MARMLS
• 2025-06-09 Price Changed $127,900 MARMLS
• 2025-04-06 Listed $129,000 MARMLS
• 2025-04-03 Price Changed $1,650 MARMLS
• 2025-03-26 Price Changed $1,750 MARMLS
• 2025-03-03 Listed for Rent $1,850 MARMLS
• 2024-07-27 Listing Removed — MARMLS
• 2024-07-23 Price Changed $145,000 MARMLS
• 2024-07-12 Price Changed $138,500 MARMLS
• 2024-05-15 Price Changed $148,900 MARMLS
• 2024-02-24 Price Changed $149,000 MARMLS
• 2024-02-01 Listed $157,000 MARMLS
• 2023-12-12 Listing Removed — MARMLS
• 2023-12-08 Price Changed $187,000 MARMLS
• 2023-11-15 Price Changed $195,000 MARMLS
• 2023-10-10 Price Changed $197,000 MARMLS
• 2023-10-03 Listed $215,000 MARMLS
• 2022-11-01 Sold (Public Records) $103,000 Public Records
• 2022-10-11 Sold (MLS) $103,000 MARMLS
• 2022-09-30 Pending — MARMLS
• 2022-09-04 Contingent — MARMLS
• 2022-08-30 Listed $95,000 MARMLS
• 2022-08-30 Coming Soon $95,000 MARMLS
• 1996-03-11 Sold (Public Records) $26,500 Public Records
• 1991-12-02 Sold (Public Records) $23,500 Public Records

Property tax history

+15.8%/yr

Latest (2025): $2,847 · +4.6% YoY. Source: county tax records.