6200 SW 16th St · North Lauderdale, FL 33068

$5,000

3 bd · 2.0 ba · 1,110 sqft · SingleFamily public records · 8 Days on market

Built 1958 ↓ 51% since listing

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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
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 09, 2026 at 10:00 AM EST. Discover this inviting 3-bedroom, 2-bathroom single-family home, offering a great opportunity in the desirable North Lauderdale area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Garage
• Built 1958
• Listed 7 days

Property features AI

Finance

• Other: Property located at 6200 SW 16th St, Pompano Beach, FL 33068; Directions: From FL-7, head west on SW 16th St; the property is on the right at 6200 SW 16th St.

Exterior

• Parking: Garage with 1 space
• Home design: Residential property
• Exterior features: Lot in RS-5 zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $391,830 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-720 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).

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: 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 soft (-0.7%/yr); 300 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 $2,709/mo this rent would consume 51% 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 $3k of loan paydown is wiped out by about $12k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 117.5% of price; flood insurance adds $152/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $5,000

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 1958 — 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $391,830
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6231 SW 18th Pl	0.22mi	3/2.0	1,179 (+6%)	20mo	$385,000	$327	63
6890 SW 16th Ct	0.59mi	3/2.0	1,056 (-5%)	8mo	$325,000	$308	58
6500 SW 15th Ct	0.29mi	4/2.0 (+1)	1,190 (+7%)	15mo	$441,500	$371	57
5961 NW 42nd Ave	0.53mi	3/1.0	1,018 (-8%)	2mo	$359,000	$353	56
6210 Kimberly Blvd	0.70mi	4/2.0 (+1)	1,132 (+2%)	5mo	$440,000	$389	55
1520 SW 68th Way	0.50mi	2/1.0 (-1)	1,010 (-9%)	1mo	$315,000	$312	52
6470 SW 16th St	0.28mi	2/1.0 (-1)	1,050 (-5%)	22mo	$340,000	$324	50
4360 NW 61st St	0.48mi	3/2.0	1,025 (-8%)	21mo	$410,000	$400	48

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: -33.7%
• Equity multiple: -0.07×
• Total profit: $-117,145
• Equity at exit: $58,423

10-year hold

• IRR: -65.9%
• Equity multiple: -0.74×
• Total profit: $-191,178
• Equity at exit: $33,878

Cash invested: $109,712 (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: 300
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,709 high
• Mortgage (P&I): −$2,055
• Tax est. 1.5%: −$490 /mo · $5,877/yr
• Insurance: −$163
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-720

Break-even live

Break-even rent $3,620

Max offer price $287,667

Occupancy floor —

Sensitivity live

Price	-10% $-449	-5% $-584	+0% $-720	+5% $-855	+10% $-991
Rent	-10% $-934	-5% $-827	+0% $-720	+5% $-613	+10% $-506
Rate	-1.0pp $-523	-0.5pp $-620	base $-720	+0.5pp $-821	+1.0pp $-925

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: $97,958
• Closing costs: $11,755
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	6d	1	0.25mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	26d	1	0.25mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	13d	1	0.26mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	26d	1	0.28mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	26d	1	0.30mi
6511 SW 15th Ct Pompano Beach, FL	4.0	2.0	1190	$3,250	$2.73	26d	1	0.32mi
253 San Remo Blvd #253 North Lauderdale, FL	3.0	2.5	1403	$2,300	$1.64	26d	1	0.33mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	26d	1	0.34mi
1700 S State Road 7 North Lauderdale, FL	1.0–3.0	1.0–2.0	1118	$3,335	$2.98	0d	15	0.35mi
1368 Seaview North Lauderdale, FL	4.0	3.0	1492	$3,400	$2.28	26d	1	0.36mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	26d	1	0.36mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	21d	1	0.38mi
1358 Silverado North Lauderdale, FL	4.0	2.5	1380	$3,475	$2.52	23d	1	0.39mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	26d	1	0.39mi
5413 SW 14th St North Lauderdale, FL	3.0	2.5	1462	$3,000	$2.05	26d	1	0.39mi
6473 SW 19th St Pompano Beach, FL	4.0	2.0	1484	$2,800	$1.89	26d	1	0.40mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$2,795	$3.13	20d	3	0.47mi
915 E Maple St North Lauderdale, FL	3.0	2.0	1470	$3,350	$2.28	15d	1	0.48mi
1200 SW 52nd Ave North Lauderdale, FL	3.0	2.0	1027	$2,100	$2.04	26d	1	0.52mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	15d	1	0.54mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	26d	1	0.57mi
5501 SW 11th St Margate, FL	1.0–2.0	1.0	719	$2,050	$2.85	22d	4	0.57mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	6d	1	0.59mi
6870 SW 18th Ct #6870 Pompano Beach, FL	4.0	2.0	1346	$3,700	$2.75	26d	1	0.63mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	23d	1	0.66mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	9d	1	0.66mi
6533 Harbour Rd North Lauderdale, FL	4.0	2.0	1180	$3,850	$3.26	26d	1	0.68mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	9d	1	0.69mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	26d	1	0.69mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	26d	1	0.69mi
1407 S Santa Catalina Cir North Lauderdale, FL	2.0	2.5	1224	$2,140	$1.75	26d	1	0.72mi
1949 Cove Lake Rd North Lauderdale, FL	2.0	2.0	1094	$2,445	$2.23	26d	1	0.72mi
1304 N Santa Catalina Cir #1304 North Lauderdale, FL	2.0	2.5	1224	$2,100	$1.72	26d	1	0.75mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	13d	1	0.75mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	9d	1	0.78mi
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	22d	1	0.85mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	26d	1	0.86mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	26d	1	0.86mi
715 Gardens Dr Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	23d	1	0.88mi
715 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	7d	1	0.88mi

Listing history 7 events

1. 2026-06-09
   days on market $5,000 Active 8 DOM
2. 2026-06-08
   days on market $5,000 Active 7 DOM
3. 2026-06-07
   days on market $5,000 Active 6 DOM
4. 2026-06-04
   days on market $5,000 Active 3 DOM
5. 2026-06-03
   days on market $5,000 Active 2 DOM
6. 2026-06-01
   remarks 316-char remark
7. 2026-06-01
   listed $5,000 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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $32,507
• − Mortgage interest: −$21,949
• − Property taxes: −$5,877
• − Insurance: −$3,784
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − Depreciation: −$11,399
• Taxable loss: −$15,702
• Est. tax savings @ 24.0%: +$3,769
• After-tax cash flow: $-4,870/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

-51.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $5,000 NFMLS
• 2007-01-24 Sold (Public Records) $261,300 Public Records
• 2006-04-20 Sold (Public Records) $210,000 Public Records
• 2000-06-21 Sold (Public Records) $61,000 Public Records
• 1985-02-01 Sold (Public Records) $55,000 Public Records
• 1968-12-01 Sold (Public Records) $10,200 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,662 · +2.6% YoY. Source: county tax records.