4160 NW 21st St #246 · Lauderhill, FL
Flood risk 3/10 · Minor
- FEMA flood zone
- AH
- Chance of flooding over 30 yrs
- 0.06%
- Est. flood insurance / yr
- $1,142 – $2,507
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +12.4/30.0
- ARV discount +12.0/15.0
- 1% rule +10.0/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- DSCR +3.7/10.0
- Schools +2.8/10.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$98,500
4160 NW 21st St #246 · Lauderhill, FL 33313
1 bd · 1.0 ba · 740 sqft · Condo
· 114 Days on market
Built 2006
$133/sqft
· 10% below area
Est $109k · 10% under
$513/mo HOA · 34% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Key facts
- $513 HOA
- 2 parking spots
- Community pool
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $98k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $74k (24.7% below list).
- Meets the 1% rule at list price ($1k rent vs $98k).
- Recommended offer: $74k (24.7% below list) — sets the bar for cash-flow.
- Cap rate 6.1% vs local median 4.2% 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: 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: Castle Hill Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 562 students, 86% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
- Market conditions: Rents flat; 876 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 39% 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 $681 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 114 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $152/mo; HOA is 34% of rent.
- 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$74,160
(24.7% below list)
Questions for the listing agent
- 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?
- It's been on market 114 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.51% ✓
- Cap rate
- 6.10%
- Cash-on-cash
- -0.70%
- DSCR
- 0.97
- GRM
- 5.5
CMA / ARV
- ARV (median comp)
- $109,362
- List price
- $98,500
- Delta
- -9.93%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2070 NW 43rd Ter #6 | 0.20mi | 1/1.0 | 600 (-19%) | 1mo | $95,000 | $158 | 65 |
| 2800 NW 47th Ter Unit 303B | 0.76mi | 1/1.0 | 768 (+4%) | 0mo | $66,500 | $87 | 58 |
| 2861 NW 47th Ter Unit 304b | 0.82mi | 1/1.0 | 768 (+4%) | 1mo | $45,000 | $59 | 58 |
| 1631 NW 46th Ave #119 | 0.60mi | 2/1.0 (+1) | 774 (+5%) | 2mo | $108,000 | $140 | 58 |
| 4851 NW 26th Ct #338 | 0.87mi | 1/1.0 | 705 (-5%) | 1mo | $57,000 | $81 | 56 |
| 3090 NW 46th Ave Unit 211c | 0.84mi | 1/1.5 | 768 (+4%) | 0mo | $45,000 | $59 | 56 |
| 4899 NW 26th Ct #453 | 0.94mi | 1/1.0 | 705 (-5%) | 1mo | $59,000 | $84 | 56 |
| 4780 NW 24th Ct Unit C111 | 0.64mi | 1/1.0 | 598 (-19%) | 1mo | $180,000 | $301 | 44 |
| 4411 NW 16th St Unit F201 | 0.47mi | 2/2.0 (+1) | 870 (+18%) | 1mo | $99,500 | $114 | 44 |
| 4341 NW 16th St #203 | 0.50mi | 2/2.0 (+1) | 870 (+18%) | 2mo | $73,000 | $84 | 41 |
| 2040 NW 29th Ter | 1.31mi | 2/1.0 (+1) | 916 (+24%) | 2mo | $345,000 | $377 | 34 |
| 3061 NW 47th Ter Unit 226A | 0.88mi | 2/2.0 (+1) | 920 (+24%) | 2mo | $112,000 | $122 | 30 |
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 · 0.26% rent growth · sell at horizon
5-year hold
- IRR
- -35.7%
- Equity multiple
- -0.10×
- Total profit
- $-30,243
- Equity at exit
- $14,687
10-year hold
- IRR
- —
- Equity multiple
- -0.95×
- Total profit
- $-53,916
- Equity at exit
- $8,516
Cash invested: $27,580 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 10 active · 6 under contract
- Months of supply
- 60.0 mo (2%/mo absorbed)
- Median asking
- $107,000 ($145/sqft)
- Median days on market
- 85 d
- This list price
- 20% of active listings are priced below it
- ARV vs active asking
- +1.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33313
- Rents YoY
- 0.3%
- Active inventory
- 876
- Price-to-rent
- 5.5×
Monthly cashflow live
↻
- Estimated rent
- $1,491 high interval (Pro) →
- Mortgage (P&I)
- −$517
- Tax est. 1.5%
- −$123 /mo · $1,478/yr
- Insurance
- −$41
- Flood insurance flood zone
- −$152 /mo · $1,824/yr
- HOA
- −$513
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$313
- Net cashflow
- $-168
Break-even live
Break-even rent
$1,703
Max offer price
$74,160
Occupancy floor
—
Sensitivity live
| Price | -10% $-100 | -5% $-134 | +0% $-168 | +5% $-202 | +10% $-236 |
|---|---|---|---|---|---|
| Rent | -10% $-286 | -5% $-227 | +0% $-168 | +5% $-109 | +10% $-50 |
| Rate | -1.0pp $-119 | -0.5pp $-143 | base $-168 | +0.5pp $-194 | +1.0pp $-220 |
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
- $24,625
- Closing costs
- $2,955
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4160 NW 21st St Lauderhill, FL | 1.0–2.0 | 1.0 | 810 | $1,599 | $1.97 | 94d | 3 | 0.07mi |
| 4160 NW 21st St Lauderhill, FL | 1.0–2.0 | 1.0 | 810 | $1,300 | $1.60 | 51d | 5 | 0.07mi |
| 4160 NW 21st St Lauderhill, FL | 1.0–2.0 | 1.0 | 810 | $1,399 | $1.73 | 0d | 4 | 0.07mi |
| 4160 NW 21st St Lauderhill, FL | 1.0–2.0 | 1.0 | 810 | $1,675 | $2.07 | 120d | 3 | 0.07mi |
| 4160 NW 21st St Lauderhill, FL | 1.0–2.0 | 1.0 | 810 | $1,599 | $1.97 | 47d | 4 | 0.07mi |
| 4220 NW 21st St #207 Lauderhill, FL | 1.0 | 1.0 | 675 | $1,300 | $1.93 | 55d | 1 | 0.13mi |
| 2074 NW 43rd Ter #8 Lauderhill, FL | 1.0 | 1.0 | 600 | $1,600 | $2.67 | 18d | 1 | 0.16mi |
| 2050 NW 43rd Ter #5 Lauderhill, FL | 1.0 | 1.0 | 600 | $1,450 | $2.42 | 11d | 1 | 0.21mi |
| 2058 NW 43rd Ter #1 Lauderhill, FL | 1.0 | 1.0 | 600 | $1,500 | $2.50 | 10d | 1 | 0.22mi |
| 2070 NW 43rd Ter #6 Lauderhill, FL | 1.0 | 1.0 | 600 | $1,600 | $2.67 | 117d | 1 | 0.22mi |
| 2070 NW 43rd Ter #6 Lauderhill, FL | 1.0 | 1.0 | 600 | $1,500 | $2.50 | 18d | 1 | 0.22mi |
| 2070 NW 43rd Ter #6 Lauderhill, FL | 1.0 | 1.0 | 600 | $1,500 | $2.50 | 85d | 1 | 0.22mi |
| 4281 NW 19th St #5 Lauderhill, FL | 1.0 | 1.0 | 600 | $1,500 | $2.50 | 20d | 1 | 0.22mi |
| 4047 NW 16th St #109 Lauderhill, FL | 1.0 | 1.0 | 725 | $1,300 | $1.79 | 120d | 1 | 0.31mi |
| 4121 NW 26th St Unit T16 Lauderhill, FL | 1.0 | 1.5 | 750 | $1,500 | $2.00 | 120d | 1 | 0.47mi |
| 4299 NW 16th St #103 Lauderhill, FL | 1.0 | 1.0 | 700 | $1,400 | $2.00 | 120d | 1 | 0.48mi |
| 4299 NW 16th St #103 Lauderhill, FL | 1.0 | 1.0 | 700 | $1,400 | $2.00 | 103d | 1 | 0.48mi |
| 2700 NW 39th Way Lauderdale Lakes, FL | 1.0–3.0 | 1.0–2.0 | 802 | $1,650 | $2.06 | 0d | 10 | 0.50mi |
| 4141 NW 26th St #316 Lauderhill, FL | 1.0 | 1.0 | 624 | $1,400 | $2.24 | 11d | 1 | 0.51mi |
| 4141 NW 26th St #316 Lauderhill, FL | 1.0 | 1.0 | 624 | $1,450 | $2.32 | 120d | 1 | 0.51mi |
| 4191 NW 26th St #172 Lauderhill, FL | 1.0 | 1.0 | 624 | $1,300 | $2.08 | 54d | 1 | 0.52mi |
| 1599 NW 43rd Ave #106 Lauderhill, FL | 1.0 | 1.0 | 730 | $1,499 | $2.05 | 113d | 1 | 0.57mi |
| 1701 NW 46th Ave #105 Lauderhill, FL | 1.0 | 1.0 | 590 | $1,500 | $2.54 | 7d | 1 | 0.58mi |
| 1501 NW 43rd Ave #206 Lauderhill, FL | 1.0 | 1.0 | 730 | $1,400 | $1.92 | 0d | 1 | 0.63mi |
| 1621 NW 46th Ave Lauderhill, FL | 1.0–2.0 | 1.0–2.0 | 751 | $1,550 | $2.06 | 78d | 2 | 0.65mi |
| 1321 NW 43rd Ave #104 Lauderhill, FL | 1.0 | 1.0 | 730 | $1,300 | $1.78 | 74d | 1 | 0.72mi |
| 3033 NW 43rd Ave #108 Lauderdale Lakes, FL | 1.0 | 1.0 | 650 | $1,490 | $2.29 | 85d | 1 | 0.75mi |
| 3033 NW 43rd Ave #108 Lauderdale Lakes, FL | 1.0 | 1.0 | 650 | $1,490 | $2.29 | 85d | 1 | 0.75mi |
| 3030 NW 43rd Ter Lauderdale Lakes, FL | 1.0 | 1.0 | 592 | $1,400 | $2.36 | 97d | 2 | 0.75mi |
| 1196 NW 40th Ave Lauderhill, FL | 1.0–2.0 | 1.0 | 825 | $1,811 | $2.20 | 0d | 6 | 0.76mi |
| 3030 NW 43rd Ter #207 Lauderdale Lakes, FL | 1.0 | 1.0 | 475 | $1,300 | $2.74 | 41d | 1 | 0.76mi |
| 3030 NW 43rd Ter #207 Lauderdale Lakes, FL | 1.0 | 1.0 | 475 | $1,250 | $2.63 | 7d | 1 | 0.76mi |
| 3030 NW 43rd Ter #102 Lauderdale Lakes, FL | 1.0 | 1.0 | 710 | $1,450 | $2.04 | 120d | 1 | 0.76mi |
| 4310 NW 12th Ct #205 Lauderhill, FL | 1.0 | 1.0 | 730 | $1,500 | $2.05 | 112d | 1 | 0.82mi |
| 4310 NW 12th Ct #205 Lauderhill, FL | 1.0 | 1.0 | 730 | $1,400 | $1.92 | 71d | 1 | 0.82mi |
| 4310 NW 12th Ct Lauderhill, FL | 1.0 | 1.0 | 730 | $1,500 | $2.05 | 38d | 1 | 0.82mi |
| 2871 Somerset Dr Lauderdale Lakes, FL | 1.0–2.0 | 1.0–2.0 | 754 | $1,000 | $1.33 | 51d | 3 | 0.87mi |
| 2871 Somerset Dr #207 Lauderdale Lakes, FL | 1.0 | 1.0 | 644 | $1,400 | $2.17 | 120d | 1 | 0.88mi |
| 4851 NW 26th Ct #338 Lauderdale Lakes, FL | 1.0 | 1.0 | 705 | $1,550 | $2.20 | 78d | 1 | 0.88mi |
| 3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL | 1.0 | 1.5 | 662 | $1,300 | $1.96 | 19d | 1 | 0.88mi |
Property features AI
Finance
- Other
- Living area reported as 740 (source: assessor)
- Financial info
- Association does not allow pets
- HOA & community
- Community managed by Premier Association ManagementMonthly HOA fee (paid monthly)HOA amenities include parking, pool, sidewalks, and maintenanceHOA covers insurance, structure maintenance, sewer, trash, water, and pool service
Exterior
- Parking
- Two parking spacesNo carport
- Security
- No pet allowance (association restriction)
- Utilities
- Public waterPublic sewerWater available
- Home design
- CondominiumResale conditionFaces eastTwo stories
- Construction
- Built with concrete block and stucco (CBS)Concrete roofAssessor-provided building area
- Exterior features
- In-ground private poolNot waterfront
Interior
- Kitchen
- Gas rangeWater purifierWater softener
- Bedrooms
- Two bedrooms on the main level
- Flooring
- Tile flooring
- Bathrooms
- One full bathroom
- Heating & cooling
- Central individual heatingCentral air conditioning
- Interior features
- No notable built-in interior features listed
- Laundry & utility
- Laundry in common areaTankless water heaterOwned water heater
HOA detail $513/mo · $6,156/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-22days on market $98,500 Active 114 DOM
-
2026-09-21days on market $98,500 Active 113 DOM
-
2026-09-20days on market $98,500 Active 112 DOM
-
2026-09-18days on market $98,500 Active 110 DOM
-
2026-09-17days on market $98,500 Active 109 DOM
-
2026-09-16days on market $98,500 Active 108 DOM
-
2026-09-15days on market $98,500 Active 107 DOM
-
2026-09-14days on market $98,500 Active 106 DOM
-
2026-09-13days on market $98,500 Active 105 DOM
-
2026-09-12days on market $98,500 Active 104 DOM
-
2026-09-11days on market $98,500 Active 103 DOM
-
2026-09-05days on market $98,500 Active 97 DOM
-
2026-09-04days on market $98,500 Active 96 DOM
-
2026-09-03days on market $98,500 Active 95 DOM
-
2026-08-31days on market $98,500 Active 92 DOM
-
2026-08-29days on market $98,500 Active 90 DOM
-
2026-08-28days on market $98,500 Active 89 DOM
-
2026-08-27days on market $98,500 Active 88 DOM
-
2026-08-25days on market $98,500 Active 86 DOM
-
2026-08-24days on market $98,500 Active 85 DOM
-
2026-08-23days on market $98,500 Active 84 DOM
-
2026-08-22days on market $98,500 Active 83 DOM
-
2026-08-21days on market $98,500 Active 82 DOM
-
2026-08-20days on market $98,500 Active 81 DOM
-
2026-08-19days on market $98,500 Active 80 DOM
-
2026-08-18days on market $98,500 Active 79 DOM
-
2026-08-17days on market $98,500 Active 78 DOM
-
2026-08-16days on market $98,500 Active 77 DOM
-
2026-08-15days on market $98,500 Active 76 DOM
-
2026-08-14days on market $98,500 Active 75 DOM
-
2026-08-13days on market $98,500 Active 74 DOM
-
2026-08-12days on market $98,500 Active 73 DOM
-
2026-08-11days on market $98,500 Active 72 DOM
-
2026-08-10days on market $98,500 Active 71 DOM
-
2026-08-09days on market $98,500 Active 70 DOM
-
2026-08-08days on market $98,500 Active 69 DOM
-
2026-08-06days on market $98,500 Active 67 DOM
-
2026-08-05days on market $98,500 Active 66 DOM
-
2026-08-03days on market $98,500 Active 64 DOM
-
2026-07-31days on market $98,500 Active 61 DOM
-
2026-07-28days on market $98,500 Active 58 DOM
-
2026-07-26days on market $98,500 Active 56 DOM
-
2026-07-24days on market $98,500 Active 54 DOM
-
2026-07-23days on market $98,500 Active 53 DOM
-
2026-07-22days on market $98,500 Active 52 DOM
-
2026-07-21days on market $98,500 Active 51 DOM
-
2026-07-20days on market $98,500 Active 50 DOM
-
2026-07-18days on market $98,500 Active 47 DOM
-
2026-07-16days on market $98,500 Active 46 DOM
-
2026-07-15days on market $98,500 Active 45 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 3/10 Moderate FEMA zone AH · 6% 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $17,887
- − Mortgage interest
- −$5,518
- − Property taxes
- −$1,478
- − Insurance
- −$2,317
- − Repairs & maintenance
- −$1,431
- − Management
- −$1,431
- − HOA
- −$6,156
- − Depreciation
- −$2,865
- Taxable loss
- −$3,309
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$794
- After-tax cash flow
- $-1,224/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $3,700–$11,100 screening
This well-maintained condo is in good condition with modern updates and a good curb appeal. It is ready for immediate occupancy and would benefit from some exterior painting and landscaping improvements to further enhance its value.
Value-add opportunities
- Both Painting exterior walls — Enhances curb appeal and resale value ↑
- Both Landscaping improvements — Enhances curb appeal and rental value ↑
- Both New flooring in bathrooms — Improves aesthetics and resale value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 28/100
Zoned Schools
Elementary
Castle Hill Elementary School
F
FL #2,080/2,144
Nat'l #32,000/41,679
Middle
Nova Middle School
C-
FL #274/571
Nat'l #3,846/14,009
High
Boyd H. Anderson High School
F
FL #622/667
Nat'l #15,857/17,239
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
B
Composite livability gradescore 79/100
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 · 2,207,033 people
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 62,807
- Household income
- $46,305
- Rent vs Own
- Severe rent burden
- 21% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-05-31 Listed $100,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…