4848 NW 24th Ct #412 · Lauderdale Lakes, FL 33313

$130,000

1 bd · 1.0 ba · 850 sqft · Condo public records · 104 Days on market

Built 1974 $348/mo HOA · 21% of rent

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Why this score? — see what drove the D 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 +11.1/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space!

Key facts

• Guest parking
• Clubhouse
• Freshly painted

Tags

• FRESHLY PAINTED
• FENCED COMPLEX
• SWIMMING POOL
• CLUBHOUSE
• GUEST PARKING
• LOW MAINTENANCE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($348) covering amenities; Association amenities: clubhouse, elevator(s), pool

Exterior

• Parking: One assigned parking space
• Security: Complex fenced; Key card entry
• Home design: 4-story building; Entry on 4th level
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Pool (association)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.2% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% 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 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• This rent runs 43% 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 $899 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 104 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 9186% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 21% 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 $118,300 (9.0% below list)

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. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.27% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 6.6

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-28,579
• Equity at exit: $19,383

10-year hold

• IRR: -38.0%
• Equity multiple: -0.24×
• Total profit: $-45,228
• Equity at exit: $11,240

Cash invested: $36,400 (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: 664
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$682
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$54
• HOA: −$348
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-53

Break-even live

Break-even rent $1,721

Max offer price $120,610

Occupancy floor 98%

Sensitivity live

Price	-10% $20	-5% $-16	+0% $-53	+5% $-90	+10% $-127
Rent	-10% $-184	-5% $-118	+0% $-53	+5% $12	+10% $77
Rate	-1.0pp $12	-0.5pp $-20	base $-53	+0.5pp $-87	+1.0pp $-121

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,550	$1.48	18d	3	0.03mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,450	$1.39	7d	4	0.03mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	26d	1	0.17mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	26d	1	0.21mi
2306 NW 52nd Ave Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	18d	1	0.27mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,395	$1.57	9d	2	0.27mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	7d	1	0.28mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	15d	1	0.28mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	21d	2	0.28mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.30mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	5d	2	0.32mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	19d	1	0.33mi
5314 NW 24th St #143 Lauderhill, FL	2.0	1.0	829	$1,995	$2.41	22d	1	0.35mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	5d	1	0.35mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	26d	1	0.37mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	26d	1	0.37mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	5d	1	0.38mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	26d	1	0.38mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	26d	1	0.38mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	7d	1	0.39mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	14d	1	0.39mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	26d	1	0.40mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	26d	1	0.42mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	26d	1	0.42mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	26d	1	0.46mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	26d	1	0.46mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	26d	1	0.47mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	26d	1	0.49mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	26d	1	0.49mi
2861 NW 47th Ter Unit 201A Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	0d	1	0.49mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	26d	1	0.51mi
2427 NW 55th Ter Unit 2427 Lauderhill, FL	2.0	1.0	849	$2,400	$2.83	26d	1	0.52mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	0d	9	0.53mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.53mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	26d	1	0.53mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.53mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	26d	1	0.53mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	26d	1	0.53mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.53mi
2814 NW 55th Ave Unit 1B Lauderhill, FL	2.0	2.0	1070	$1,800	$1.68	26d	1	0.54mi

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $130,000 Active 104 DOM
2. 2026-06-18
   days on market $130,000 Active 101 DOM
3. 2026-06-17
   days on market $130,000 Active 100 DOM
4. 2026-06-16
   days on market $130,000 Active 99 DOM
5. 2026-06-15
   days on market $130,000 Active 98 DOM
6. 2026-06-13
   days on market $130,000 Active 96 DOM
7. 2026-06-09
   days on market $130,000 Active 92 DOM
8. 2026-06-07
   days on market $130,000 Active 90 DOM
9. 2026-06-04
   days on market $130,000 Active 87 DOM
10. 2026-06-03
    days on market $130,000 Active 86 DOM
11. 2026-06-02
    days on market $130,000 Active 85 DOM
12. 2026-06-01
    days on market $130,000 Active 84 DOM
13. 2026-05-31
    days on market $130,000 Active 83 DOM
14. 2026-04-09
    listed $1,400
15. 2026-03-09
    listed $130,000 Active
16. 2024-11-13
    historical $1,450
17. 2024-10-22
    listed $1,450
18. 2022-06-13
    soldstatus $124,000
19. 2022-02-15
    soldstatus $88,000
20. 2018-08-31
    soldstatus $61,900 Closed 272-char remark

    Show marketing remark (272 chars)

    Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space!

21. 2018-08-30
    soldstatus $61,900
22. 2018-08-07
    historical Contingent 272-char remark

    Show marketing remark (272 chars)

    Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space!

23. 2018-06-11
    price $63,900 272-char remark

    Show marketing remark (272 chars)

    Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space!

24. 2018-05-16
    price $65,900 272-char remark

    Show marketing remark (272 chars)

    Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space!

25. 2017-12-11
    listed $75,000 Active 272-char remark

    Show marketing remark (272 chars)

    Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space!

26. 2017-12-05
    soldstatus $42,000
27. 2017-12-01
    soldstatus $42,000 Sold 383-char remark

    Show marketing remark (383 chars)

    Bring your investors! Immediate income! Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space! Unit is currently leased with solid tenant that would like to stay.

28. 2017-08-28
    status Backup Contract 383-char remark

    Show marketing remark (383 chars)

    Bring your investors! Immediate income! Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space! Unit is currently leased with solid tenant that would like to stay.

29. 2017-08-18
    listed $35,000 Active 383-char remark

    Show marketing remark (383 chars)

    Bring your investors! Immediate income! Overlooking the pool area from screened patio! Located in a gated and secure building with elevator, 4th floor 1br/1ba unit in Town Square. upgraded tile. Flat top stove, Stainless steel refrigerator with pass through kitchen into living/dining area. Lots of closet space! Unit is currently leased with solid tenant that would like to stay.

30. 2000-04-17
    soldstatus $22,500

ⓘ 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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,840
• − Mortgage interest: −$7,282
• − Property taxes: −$3,305
• − Insurance: −$650
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − HOA: −$4,176
• − Depreciation: −$3,782
• Taxable loss: −$2,529
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $-31/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): 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

-93.8% since first listed

17 events — show timeline

• 2026-04-09 Listed for Rent $1,400 MARMLS
• 2026-03-09 Listed $130,000 MARMLS
• 2024-11-13 Rental Removed $1,450 MARMLS
• 2024-10-22 Listed for Rent $1,450 MARMLS
• 2022-06-13 Sold (Public Records) $124,000 Public Records
• 2022-02-15 Sold (Public Records) $88,000 Public Records
• 2018-08-31 Sold (MLS) $61,900 Beaches MLS
• 2018-08-30 Sold (Public Records) $61,900 Public Records
• 2018-08-07 Contingent — Beaches MLS
• 2018-06-11 Price Changed $63,900 Beaches MLS
• 2018-05-16 Price Changed $65,900 Beaches MLS
• 2017-12-11 Listed $75,000 Beaches MLS
• 2017-12-05 Sold (Public Records) $42,000 Public Records
• 2017-12-01 Sold (MLS) $42,000 MARMLS
• 2017-08-28 Pending — MARMLS
• 2017-08-18 Listed $35,000 MARMLS
• 2000-04-17 Sold (Public Records) $22,500 Public Records

Property tax history

+12.8%/yr

Latest (2025): $3,305 · -4.6% YoY. Source: county tax records.