4881 NW 22nd St Unit A7 · Lauderhill, FL 33313

$85,000

1 bd · 1.0 ba · 836 sqft · Condo · 99 Days on market

Built 1970 $395/mo HOA · 24% of rent ↓ 26% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautiful 1BR/1BA Condo in Castle Gardens 55+ Community! Discover this well maintained, cozy 1-bedroom, 1-bath unit located on the first floor of the desirable Castle Gardens Apartments. Enjoy a bright eat-in kitchen and a charming, enclosed porch offering privacy and relaxation. This clean, move-in ready home is conveniently situated near the front entrance for easy access. Community Amenities Include Large Clubhouse, Fitness center, Heated swimming pool and much more! Perfectly located near Lauderhill shopping plazas, public transportation, and great dining options, this home combines comfort, convenience, and an active lifestyle. HUGE PRICE REDUCTION FOR QUICK SALE!

Key facts

• Fitness center
• Eat-in kitchen
• Enclosed porch

Tags

• EAT-IN KITCHEN
• ENCLOSED PORCH
• LARGE CLUBHOUSE
• FITNESS CENTER
• HEATED SWIMMING POOL

Property features AI

Finance

• HOA & community: Community is a senior community; HOA includes insurance, common areas, and elevator; Clubhouse, pool, cabana, and lobby; Monthly HOA fee

Exterior

• Parking: Assigned parking
• Security: Entry with phone/intercom
• Home design: Condominium; 2-story building; First floor entry
• Construction: CBS construction
• Exterior features: Screened porch; Porch; First-floor entry; Not waterfront

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $588 of loan paydown is wiped out by about $3k 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 99 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.94% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 4.3

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,336
• Equity at exit: $12,674

10-year hold

• IRR: 8.1%
• Equity multiple: 1.51×
• Total profit: $12,048
• Equity at exit: $7,349

Cash invested: $23,800 (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: 656
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$395
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $318

Break-even live

Break-even rent $1,244

Max offer price $85,000

Occupancy floor 76%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	24d	1	0.07mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	24d	1	0.13mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,395	$1.57	7d	2	0.13mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,450	$1.39	5d	4	0.17mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,550	$1.48	16d	3	0.17mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	19d	2	0.18mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	3d	2	0.22mi
2306 NW 52nd Ave Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	16d	1	0.32mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	24d	1	0.35mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	24d	1	0.35mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	5d	1	0.35mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	13d	1	0.35mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.35mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	12d	1	0.39mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	5d	1	0.39mi
5314 NW 24th St #143 Lauderhill, FL	2.0	1.0	829	$1,995	$2.41	20d	1	0.39mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	24d	1	0.40mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	3d	1	0.41mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	17d	1	0.42mi
5323 NW 24th St #118 Lauderhill, FL	2.0	1.0	829	$1,550	$1.87	24d	1	0.42mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	16d	1	0.44mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	3d	1	0.46mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,490	$2.04	1d	13	0.47mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	24d	1	0.49mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	24d	1	0.49mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$1,550	$1.14	1d	39	0.49mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	1d	8	0.50mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	21d	1	0.53mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	24d	1	0.57mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	24d	1	0.57mi
2427 NW 55th Ter Unit 2427 Lauderhill, FL	2.0	1.0	849	$2,400	$2.83	24d	1	0.57mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	21d	1	0.58mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	24d	1	0.59mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	24d	1	0.61mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	24d	1	0.61mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	24d	1	0.61mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	24d	1	0.64mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.64mi
2814 NW 55th Ave Unit 1B Lauderhill, FL	2.0	2.0	1070	$1,800	$1.68	24d	1	0.65mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	0.66mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 99 DOM
2. 2026-06-17
   days on market $85,000 Active 98 DOM
3. 2026-06-16
   days on market $85,000 Active 97 DOM
4. 2026-06-15
   days on market $85,000 Active 96 DOM
5. 2026-06-13
   days on market $85,000 Active 94 DOM
6. 2026-06-09
   days on market $85,000 Active 90 DOM
7. 2026-06-07
   days on market $85,000 Active 88 DOM
8. 2026-06-04
   days on market $85,000 Active 85 DOM
9. 2026-06-03
   days on market $85,000 Active 84 DOM
10. 2026-06-02
    days on market $85,000 Active 83 DOM
11. 2026-06-01
    days on market $85,000 Active 82 DOM
12. 2026-05-31
    days on market $85,000 Active 81 DOM
13. 2026-04-28
    price $85,000
14. 2026-04-16
    price $90,000
15. 2026-01-29
    listed $95,000 Active
16. 2025-06-01
    historical
17. 2025-05-13
    price $100,000
18. 2025-05-01
    listed $110,000 Active
19. 2025-04-28
    historical
20. 2025-02-18
    price $110,000
21. 2024-11-18
    price $114,999
22. 2024-10-28
    listed $120,000 Active
23. 2024-05-01
    historical
24. 2024-03-26
    price $112,999
25. 2024-03-01
    price $113,000
26. 2024-02-12
    listed $114,500 Active

ⓘ 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: $19,755
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$4,740
• − Depreciation: −$2,473
• Taxable income: $2,920
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,116/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

-25.8% since first listed

14 events — show timeline

• 2026-04-28 Price Changed $85,000 Beaches MLS
• 2026-04-16 Price Changed $90,000 Beaches MLS
• 2026-01-29 Listed $95,000 Beaches MLS
• 2025-06-01 Listing Removed — MARMLS
• 2025-05-13 Price Changed $100,000 MARMLS
• 2025-05-01 Listed $110,000 MARMLS
• 2025-04-28 Listing Removed — MARMLS
• 2025-02-18 Price Changed $110,000 MARMLS
• 2024-11-18 Price Changed $114,999 MARMLS
• 2024-10-28 Listed $120,000 MARMLS
• 2024-05-01 Listing Removed — MARMLS
• 2024-03-26 Price Changed $112,999 MARMLS
• 2024-03-01 Price Changed $113,000 MARMLS
• 2024-02-12 Listed $114,500 MARMLS