6100 NW 44th St · Lauderhill, FL 33319

$179,900

2 bd · 2.0 ba · 1,092 sqft · Condo · 12 Days on market

Built 1975 Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Cash flow +4.1/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Don& apos; t miss this beautiful, fully renovated condo unit. Completed with washer and dryer, high end fixtures and luxury design. Spacious patio with lovely view. Your next gorgeous home awaits.

Key facts

• Fully renovated
• Luxury design
• Lovely view

Tags

• FULLY RENOVATED
• WASHER AND DRYER
• HIGH END FIXTURES
• LUXURY DESIGN
• SPACIOUS PATIO
• LOVELY VIEW

Property features AI

Exterior

• Home design: Built in 1975
• Construction: 1975 construction
• Exterior features: Located in the Inverrary subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 3.0% vs local median 4.3% in Lauderhill — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 soft (-1.4%/yr); 827 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).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 40% 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 $179,900

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. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.05% ✓
• Cap rate: 2.97%
• Cash-on-cash: -11.87%
• DSCR: 0.47
• GRM: 7.9

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: -44.3%
• Equity multiple: -0.31×
• Total profit: $-65,937
• Equity at exit: $26,824

10-year hold

• IRR: —
• Equity multiple: -1.34×
• Total profit: $-117,717
• Equity at exit: $15,554

Cash invested: $50,372 (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: 827
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA est. from 1 same-building comp: −$750
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-498

Break-even live

Break-even rent $2,523

Max offer price $107,815

Occupancy floor —

Sensitivity live

Price	-10% $-374	-5% $-436	+0% $-498	+5% $-560	+10% $-622
Rent	-10% $-648	-5% $-573	+0% $-498	+5% $-423	+10% $-349
Rate	-1.0pp $-408	-0.5pp $-452	base $-498	+0.5pp $-545	+1.0pp $-592

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	25d	1	0.01mi
6200 NW 44th St #109 Lauderhill, FL	2.0	2.0	1092	$1,850	$1.69	12d	1	0.04mi
6101 N Falls Circle Dr #107 Lauderhill, FL	3.0	2.0	1360	$2,500	$1.84	25d	1	0.14mi
6101 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.5	1320	$2,450	$1.86	0d	1	0.14mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	25d	1	0.18mi
6001 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.0	1320	$2,400	$1.82	25d	1	0.20mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	15d	1	0.23mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	8d	1	0.23mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	25d	1	0.23mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	4d	2	0.26mi
5900 NW 44th St #106 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	15d	1	0.26mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	25d	1	0.27mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	25d	1	0.27mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	18d	1	0.30mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	23d	1	0.30mi
5860 NW 44th St #603 Lauderhill, FL	2.0	2.0	1100	$1,800	$1.64	19d	1	0.32mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	25d	1	0.35mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,073	$1.86	0d	17	0.38mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	25d	2	0.38mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,800	$2.05	25d	2	0.40mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	11d	1	0.40mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	3d	1	0.40mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	25d	1	0.42mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,950	$2.17	0d	2	0.42mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	25d	4	0.42mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	25d	1	0.46mi
4172 Inverrary Dr #306 Lauderhill, FL	1.0	1.5	783	$1,500	$1.92	12d	1	0.47mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	0d	1	0.49mi
4174 Inverrary Dr #903 Lauderhill, FL	2.0	2.0	972	$1,700	$1.75	21d	1	0.50mi
4174 Inverrary Dr #1004 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	25d	1	0.50mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	25d	1	0.50mi
4174 Inverrary Dr #303 Lauderhill, FL	2.0	2.0	972	$1,675	$1.72	13d	1	0.50mi
4174 Inverrary Dr #811 Lauderhill, FL	1.0	1.5	783	$1,550	$1.98	25d	1	0.50mi
5550 NW 44th St Unit 418B Lauderhill, FL	2.0	2.0	1290	$1,900	$1.47	25d	1	0.50mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	4d	1	0.50mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.51mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.51mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	0d	2	0.51mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	18d	2	0.52mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1044	$2,100	$2.01	8d	2	0.52mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $179,900 Active 12 DOM
2. 2026-06-18
   days on market $179,900 Active 9 DOM
3. 2026-06-17
   days on market $179,900 Active 8 DOM
4. 2026-06-16
   days on market $179,900 Active 7 DOM
5. 2026-06-15
   days on market $179,900 Active 6 DOM
6. 2026-06-13
   days on market $179,900 Active 4 DOM
7. 2026-06-10
   remarks 196-char remark
8. 2026-06-10
   listed $179,900 Active 1 DOM

ⓘ 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 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: $22,710
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$9,000
• − Depreciation: −$5,233
• Taxable loss: −$8,832
• Est. tax savings @ 24.0%: +$2,120
• After-tax cash flow: $-3,858/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This fully renovated condo unit is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value
• Both New flooring in living areas — Improves aesthetics and rental value
• Both New kitchen appliances — Enhances functionality and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both New flooring in living areas — Improves aesthetics and rental value ↑
• Both New kitchen appliances — Enhances functionality and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+9.0% since first listed

4 events — show timeline

• 2026-06-09 Listed $179,900 FSBO.com
• 2025-11-30 Listing Removed — CATRS
• 2025-08-25 Price Changed $100,000 CATRS
• 2025-03-19 Listed $165,000 CATRS