2650 NW 49th Ave #217 · Lauderdale Lakes, FL 33313

$129,800

2 bd · 2.0 ba · 960 sqft · Condo public records · 102 Days on market

Built 1976 $588/mo HOA · 33% 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 +11.0/30.0
• 1% rule +8.5/10.0
• 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

Beautifully upgraded 2/2 in a highly secure 55+ gated community! Enjoy a spacious layout, modern kitchen, new floors, and a large screened balcony perfect for relaxing. Elevator building with laundry on each floor. Resort-style amenities include heated pool, clubhouse, fitness room, billiards, shuffleboard & BBQ area. Assigned parking + guest spots. Close to shopping, medical centers, highways & more. Peaceful, well-maintained community with strong pride of ownership. Priced to sell—move in and enjoy the lifestyle you deserve!

Key facts

• Clubhouse
• Modern kitchen
• Elevator building

Tags

• MODERN KITCHEN
• LARGE SCREENED BALCONY
• ELEVATOR BUILDING
• LAUNDRY ON EACH FLOOR
• HEATED POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Directions: Use GPS
• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly association fee of $588; HOA amenities include jogging path, picnic area, parking, recreation facility, and pool service; Association fees cover maintenance of grounds, sewer, trash, water, legal/accounting, reserve funds, roof repairs, recreation facility, and pool service; Senior community

Exterior

• Parking: Association-managed parking
• Security: Fire alarm and smoke detectors; Security fence
• Utilities: Water and sewer included in association fees
• Home design: Condominium; Resale; 4-story building; Building named '2650'; Not waterfront
• Construction: Block construction
• Exterior features: Screened porch; Porch; Fenced

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Accessible elevator installed; Fire alarm and smoke detectors; Security fence
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-54 ($-646/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (7.3% 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 20d 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 $1,756/mo this rent would consume 45% 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 $897 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 102 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $130k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,118 (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 102 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.35% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 6.2

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: -24.1%
• Equity multiple: 0.21×
• Total profit: $-28,812
• Equity at exit: $19,354

10-year hold

• IRR: -41.5%
• Equity multiple: -0.27×
• Total profit: $-46,338
• Equity at exit: $11,223

Cash invested: $36,344 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$681
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$54
• HOA: −$588
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-54

Break-even live

Break-even rent $1,824

Max offer price $120,292

Occupancy floor 98%

Sensitivity live

Price	-10% $20	-5% $-17	+0% $-54	+5% $-91	+10% $-127
Rent	-10% $-193	-5% $-123	+0% $-54	+5% $16	+10% $85
Rate	-1.0pp $12	-0.5pp $-21	base $-54	+0.5pp $-87	+1.0pp $-122

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: $32,450
• Closing costs: $3,894
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.09mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	26d	1	0.20mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	26d	1	0.20mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	5d	1	0.21mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	19d	1	0.22mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,725	$1.65	18d	3	0.25mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,675	$1.60	7d	4	0.25mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	26d	1	0.25mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	26d	1	0.26mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	15d	1	0.27mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	7d	1	0.27mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	9d	1	0.30mi
2914 NW 55th Ave Lauderhill, FL	1.0	2.0	840	$1,600	$1.90	14d	1	0.30mi
2914 NW 55th Ave Unit 1D Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	19d	1	0.30mi
3070 NW 48th Ter Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	9d	2	0.30mi
3070 NW 48th Ter #104 Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	26d	1	0.30mi
3070 NW 48th Ter #405 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	4d	1	0.30mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	26d	1	0.30mi
2306 NW 52nd Ave Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	18d	1	0.31mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	26d	1	0.33mi
2861 NW 47th Ter Unit 201A Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	0d	1	0.33mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	26d	1	0.33mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	26d	1	0.34mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.34mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	26d	1	0.34mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.34mi
2814 NW 55th Ave Unit 1B Lauderhill, FL	2.0	2.0	1070	$1,800	$1.68	26d	1	0.34mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	26d	1	0.35mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.35mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	26d	1	0.35mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	26d	1	0.35mi
2810 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,000	$1.89	9d	1	0.36mi
5314 NW 24th St #143 Lauderhill, FL	2.0	1.0	829	$1,995	$2.41	22d	1	0.37mi
5111 W Oakland Park Blvd #301 Lauderdale Lakes, FL	2.0	2.0	944	$1,700	$1.80	7d	1	0.37mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	26d	1	0.38mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	19d	2	0.38mi
2982 NW 55th Ave Unit 2C Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	26d	1	0.38mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	5d	1	0.40mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	26d	2	0.41mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	24d	1	0.41mi

HOA detail condo

• Monthly dues: $588 · $7,056/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $129,800 Active 102 DOM
2. 2026-06-18
   days on market $129,800 Active 99 DOM
3. 2026-06-17
   days on market $129,800 Active 98 DOM
4. 2026-06-16
   days on market $129,800 Active 97 DOM
5. 2026-06-15
   days on market $129,800 Active 96 DOM
6. 2026-06-13
   days on market $129,800 Active 94 DOM
7. 2026-06-09
   days on market $129,800 Active 90 DOM
8. 2026-06-07
   days on market $129,800 Active 88 DOM
9. 2026-06-04
   days on market $129,800 Active 85 DOM
10. 2026-06-03
    days on market $129,800 Active 84 DOM
11. 2026-06-02
    days on market $129,800 Active 83 DOM
12. 2026-06-01
    days on market $129,800 Active 82 DOM
13. 2026-05-31
    days on market $129,800 Active 81 DOM
14. 2025-06-25
    listed $129,800 Active
15. 2005-02-05
    soldstatus $72,000
16. 1999-11-17
    soldstatus $28,500
17. 1977-01-01
    soldstatus $33,500

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/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 · 25 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: $21,066
• − Mortgage interest: −$7,271
• − Property taxes: −$1,415
• − Insurance: −$649
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$7,056
• − Depreciation: −$3,776
• Taxable loss: −$2,471
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $-53/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

+287.5% since first listed

4 events — show timeline

• 2025-06-25 Listed $129,800 Beaches MLS
• 2005-02-05 Sold (Public Records) $72,000 Public Records
• 1999-11-17 Sold (Public Records) $28,500 Public Records
• 1977-01-01 Sold (Public Records) $33,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,415 · +5.3% YoY. Source: county tax records.