1750 NW 55th Ave #103 · Lauderhill, FL 33313

$135,000

2 bd · 2.0 ba · 1,003 sqft · Condo public records · 348 Days on market

Built 1975 $564/mo HOA · 26% 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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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 MLS

Great 2 Bed - 2 Bath Condo. Sold "As Is", No Assigns, >> Cash Only Offers >Must Provide Proof of Funds >> 0 Inspection Days <<and Copy Of Deposit Check with offer. Greater of 3% Or $ 1,500 Deposit With Offer. Seller to choose Title/ Closing Company.

Key facts

• Centrally located
• Small fenced yard
• Pets allowed

Tags

• CENTRALLY LOCATED
• SMALL FENCED YARD
• WATER AND GARBAGE INCLUDED
• ONE PARKING PLUS GUEST PARKING
• PETS ALLOWED

Property features AI

Finance

• Other: Annual taxes listed (excluded from detailed feature grouping)
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association covers amenities, grounds maintenance, sewer, trash and water

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Has cooling and heating; Electric systems
• Home design: 2 stories; Entry level: 1; Resale property
• Construction: Block construction
• Exterior features: Patio; Property is attached

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First floor entry; Living/dining room; Main-level primary; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,206/mo this rent would consume 57% of the median local household income ($46k/yr) (locally 5692% 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 $933 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 348 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 7400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $83k; list at $135k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 26% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 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 1975 — 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: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• 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: -15.9%
• Equity multiple: 0.46×
• Total profit: $-20,509
• Equity at exit: $20,129

10-year hold

• IRR: -18.8%
• Equity multiple: 0.20×
• Total profit: $-30,178
• Equity at exit: $11,672

Cash invested: $37,800 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,206 high
• Mortgage (P&I): −$708
• Tax from tax record: −$307 /mo · $3,685/yr
• Insurance: −$56
• HOA: −$564
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $107

Break-even live

Break-even rent $2,070

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $184	-5% $145	+0% $107	+5% $69	+10% $31
Rent	-10% $-67	-5% $20	+0% $107	+5% $194	+10% $281
Rate	-1.0pp $175	-0.5pp $141	base $107	+0.5pp $72	+1.0pp $37

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	8d	1	0.00mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	25d	1	0.00mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	0d	1	0.00mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	25d	1	0.01mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	25d	1	0.01mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	25d	1	0.01mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	25d	1	0.05mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	25d	1	0.05mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	25d	1	0.05mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	25d	1	0.09mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	23d	1	0.10mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	5d	1	0.12mi
1790-1796 NW 52nd Ave Lauderhill, FL	3.0	1.0	1000	$2,100	$2.10	0d	1	0.13mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	25d	1	0.14mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.22mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	13d	1	0.24mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	12d	2	0.32mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	25d	1	0.41mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	21d	1	0.41mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	8d	1	0.41mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$3,174	$3.91	3d	44	0.42mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	0d	9	0.44mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	4d	1	0.46mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	25d	1	0.47mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.50mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	25d	1	0.50mi
5911 NW 19th Ct Unit 11 Lauderhill, FL	3.0	1.0	1200	$2,300	$1.92	16d	1	0.52mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	25d	1	0.53mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,200	$1.66	15d	10	0.53mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	15d	1	0.54mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	25d	1	0.54mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	25d	1	0.54mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	13d	1	0.55mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	6d	1	0.55mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	8d	2	0.55mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,700	$2.12	25d	1	0.55mi
2240 NW 51st Ave Lauderhill, FL	2.0	2.0	1385	$3,400	$2.45	21d	1	0.57mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	25d	1	0.57mi
2148 NW 57th Ave Unit 14E Lauderhill, FL	3.0	2.0	1080	$2,300	$2.13	25d	1	0.58mi
2020 NW 59th Ter Unit 2020 Lauderhill, FL	2.0	1.5	1154	$2,100	$1.82	25d	1	0.58mi

HOA detail condo

• Monthly dues: $564 · $6,768/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $135,000 Active 348 DOM
2. 2026-06-18
   days on market $135,000 Active 345 DOM
3. 2026-06-17
   days on market $135,000 Active 344 DOM
4. 2026-06-16
   days on market $135,000 Active 343 DOM
5. 2026-06-15
   days on market $135,000 Active 342 DOM
6. 2026-06-13
   days on market $135,000 Active 340 DOM
7. 2026-06-09
   days on market $135,000 Active 336 DOM
8. 2026-06-07
   days on market $135,000 Active 334 DOM
9. 2026-06-04
   days on market $135,000 Active 331 DOM
10. 2026-06-03
    days on market $135,000 Active 330 DOM
11. 2026-06-02
    days on market $135,000 Active 329 DOM
12. 2026-06-01
    days on market $135,000 Active 328 DOM
13. 2026-05-31
    days on market $135,000 Active 327 DOM
14. 2026-05-22
    price $135,000
15. 2026-05-01
    historical $1,800
16. 2026-04-07
    listed $1,800
17. 2025-06-30
    listed $145,000 Active
18. 2025-03-14
    historical $1,800
19. 2025-03-01
    price $1,800
20. 2025-02-26
    listed $1,850
21. 2024-02-23
    historical $1,800
22. 2024-02-13
    listed $1,800
23. 2020-11-30
    soldstatus $83,000
24. 2009-11-01
    soldstatus $14,900 280-char remark

    Show marketing remark (280 chars)

    Great 2 Bed - 2 Bath Condo. Sold &quot;As Is&quot;, No Assigns, &gt;&gt; Cash Only Offers &gt;Must Provide Proof of Funds &gt;&gt; 0 Inspection Days &lt;&lt;and Copy Of Deposit Check with offer. Greater of 3% Or $ 1,500 Deposit With Offer. Seller to choose Title/ Closing Company.

25. 2007-04-23
    soldstatus $140,000
26. 2006-02-01
    soldstatus $100,000
27. 1999-10-01
    soldstatus $26,000
28. 1997-08-11
    soldstatus $23,500
29. 1975-11-01
    soldstatus $31,000

ⓘ 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: $3,685 · $307/mo
• Projected year-2 tax: $3,685 · $307/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,467
• − Mortgage interest: −$7,562
• − Property taxes: −$3,685
• − Insurance: −$675
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$6,768
• − Depreciation: −$3,927
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,378/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

+335.5% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $135,000 MARMLS
• 2026-05-01 Rental Removed $1,800 MARMLS
• 2026-04-07 Listed for Rent $1,800 MARMLS
• 2025-06-30 Listed $145,000 MARMLS
• 2025-03-14 Rental Removed $1,800 MARMLS
• 2025-03-01 Price Changed $1,800 MARMLS
• 2025-02-26 Listed for Rent $1,850 MARMLS
• 2024-02-23 Rental Removed $1,800 MARMLS
• 2024-02-13 Listed for Rent $1,800 MARMLS
• 2020-11-30 Sold (Public Records) $83,000 Public Records
• 2009-11-01 Sold (MLS) $14,900 MARMLS
• 2007-04-23 Sold (Public Records) $140,000 Public Records
• 2006-02-01 Sold (Public Records) $100,000 Public Records
• 1999-10-01 Sold (Public Records) $26,000 Public Records
• 1997-08-11 Sold (Public Records) $23,500 Public Records
• 1975-11-01 Sold (Public Records) $31,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,685 · -3.4% YoY. Source: county tax records.