3700 NW 21st St #401 · Lauderdale Lakes, FL 33311

$115,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 73 Days on market

Built 1979 $476/mo HOA · 25% of rent

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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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman specialist. No rental restriction. This 2-bedroom, 2-bathroom, 3rd-floor corner unit in Lauderdale Lakes offers an immediate, hassle-free investment with a tenant in place until October 2026 for $1550 a month. Featuring 1,085 sq ft, this investor-friendly, no-rental-restriction condo, recently renovated with new HVAC. Two special assessments in place: $94.67/month (through July 2028) and $60.16/month (through January 2033) Key Investment Details: Long term tenant (8 years approx. ) that wants to stay. Handyman special, unit needs new bathroom, kitchen, some repairs (1 bathroom. The second bathroom is in working condition. Property: 3700 NW 21st St, Unit 401, Lauderdale Lakes, FL

Key facts

• New hvac
• Central to schools
• Central to shopping

Tags

• NO RENTAL RESTRICTION
• RECENTLY RENOVATED
• NEW HVAC
• WELL MAINTAINED BUILDING
• CENTRAL TO SCHOOLS
• CENTRAL TO SHOPPING

Property features AI

Finance

• Other: Annual tax information available (not included per instructions)
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $476; Association fee includes water, sewer and trash

Exterior

• Parking: One parking space
• Utilities: Water service included in association fee; Sewer service included in association fee; Trash service included in association fee; Electric utilities; Central heating and cooling
• Home design: Condominium in a 4-story building; Entry level: 4; Faces east; Fixer condition; Has attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Upper-level primary bedroom; Walk-in closet(s); Elevator access; Unfurnished; Tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.6% in Lauderdale Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, crime 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 rising (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($54k/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 $795 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 73 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $99k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 25% of rent.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 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. 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.
10. 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.
11. 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: 1.67% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-12,857
• Equity at exit: $17,147

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-3,788
• Equity at exit: $9,943

Cash invested: $32,200 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$603
• Tax from tax record: −$295 /mo · $3,538/yr
• Insurance: −$48
• HOA: −$476
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $91

Break-even live

Break-even rent $1,800

Max offer price $115,000

Occupancy floor 90%

Sensitivity live

Price	-10% $156	-5% $123	+0% $91	+5% $58	+10% $26
Rent	-10% $-60	-5% $15	+0% $91	+5% $166	+10% $242
Rate	-1.0pp $149	-0.5pp $120	base $91	+0.5pp $61	+1.0pp $31

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	21d	1	0.03mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,750	$1.84	24d	2	0.08mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	22d	1	0.08mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	21d	1	0.08mi
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	24d	1	0.13mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	8d	2	0.41mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	24d	3	0.41mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	24d	1	0.46mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	24d	1	0.46mi
2700 NW 39th Way Lauderdale Lakes, FL	2.0–3.0	1.0–1.5	858	$1,750	$2.04	3d	6	0.61mi
2725 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	990	$2,250	$2.27	24d	1	0.62mi
3416 NW 14th Ct Fort Lauderdale, FL	2.0	2.5	1248	$2,090	$1.67	24d	1	0.64mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	5d	1	0.65mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.67mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	8d	1	0.67mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	24d	1	0.68mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	0.68mi
2851 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	827	$1,700	$2.06	3d	2	0.68mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,025	$1.49	2d	39	0.69mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	24d	1	0.69mi
2801 Somerset Dr Lauderdale Lakes, FL	2.0	2.0	865	$1,775	$2.05	24d	2	0.69mi
1370 NW 34th Way #1370 Lauderhill, FL	3.0	2.0	1360	$2,650	$1.95	21d	1	0.70mi
3684 NW 29th Ct Lauderdale Lakes, FL	3.0	2.5	1478	$2,700	$1.83	24d	1	0.71mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	24d	1	0.72mi
2811 Somerset Dr #412 Lauderdale Lakes, FL	2.0	2.0	865	$1,700	$1.97	8d	1	0.73mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	18d	1	0.74mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	20d	1	0.74mi
2841 Somerset Dr Lauderdale Lakes, FL	1.0	1.0	696	$1,598	$2.30	11d	3	0.75mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	24d	1	0.75mi
3529 NW 29th Pl Lauderdale Lakes, FL	3.0	2.5	1474	$3,200	$2.17	24d	1	0.76mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	1d	10	0.78mi
3048 NW 20th St Unit n/a Fort Lauderdale, FL	3.0	2.0	1107	$2,800	$2.53	24d	1	0.78mi
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.78mi
4361 NW 25th Pl Lauderhill, FL	3.0	1.0	1284	$2,495	$1.94	17d	1	0.78mi
4361 NW 25th Pl Lauderhill, FL	3.0	1.0	1284	$2,395	$1.87	2d	1	0.78mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	24d	1	0.79mi
2821 Somerset Dr #217 Lauderdale Lakes, FL	1.0	1.0	748	$1,400	$1.87	3d	1	0.79mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	24d	1	0.79mi
3621 NW 30th Ct Oakland Park, FL	2.0	2.5	1104	$2,695	$2.44	14d	1	0.82mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,679	$2.30	2d	13	0.82mi

HOA detail condo

• Monthly dues: $476 · $5,712/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $115,000 Active 73 DOM
2. 2026-06-17
   days on market $115,000 Active 72 DOM
3. 2026-06-16
   days on market $115,000 Active 71 DOM
4. 2026-06-15
   days on market $115,000 Active 70 DOM
5. 2026-06-13
   days on market $115,000 Active 68 DOM
6. 2026-06-09
   days on market $115,000 Active 64 DOM
7. 2026-06-08
   days on market $115,000 Active 63 DOM
8. 2026-06-07
   days on market $115,000 Active 62 DOM
9. 2026-06-04
   days on market $115,000 Active 59 DOM
10. 2026-06-03
    days on market $115,000 Active 58 DOM
11. 2026-06-02
    days on market $115,000 Active 57 DOM
12. 2026-06-01
    days on market $115,000 Active 56 DOM
13. 2026-05-31
    days on market $115,000 Active 55 DOM
14. 2026-04-06
    listed $115,000 Active
15. 2021-05-27
    soldstatus $99,000
16. 2020-01-09
    soldstatus $79,000
17. 2019-08-30
    status Pending
18. 2019-08-29
    historical
19. 2019-04-13
    listed $99,000 Active
20. 2019-04-09
    historical
21. 2019-03-30
    listed $89,000 Active
22. 2018-11-09
    historical
23. 2018-02-12
    price $119,000
24. 2018-02-07
    price $89,000
25. 2018-01-24
    price $149,000
26. 2018-01-17
    listed $129,000 Active
27. 2017-10-19
    soldstatus $44,000
28. 2006-08-18
    soldstatus $106,000
29. 1983-08-01
    soldstatus $39,000
30. 1980-07-01
    soldstatus $32,900

ⓘ 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: $3,538 · $295/mo
• Projected year-2 tax: $3,538 · $295/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,978
• − Mortgage interest: −$6,442
• − Property taxes: −$3,538
• − Insurance: −$575
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$5,712
• − Depreciation: −$3,345
• Taxable loss: −$311
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,165/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+249.5% since first listed

17 events — show timeline

• 2026-04-06 Listed $115,000 MARMLS
• 2021-05-27 Sold (Public Records) $99,000 Public Records
• 2020-01-09 Sold (Public Records) $79,000 Public Records
• 2019-08-30 Pending — MARMLS
• 2019-08-29 Listing Removed — MARMLS
• 2019-04-13 Listed $99,000 MARMLS
• 2019-04-09 Listing Removed — MARMLS
• 2019-03-30 Listed $89,000 MARMLS
• 2018-11-09 Listing Removed — MARMLS
• 2018-02-12 Price Changed $119,000 MARMLS
• 2018-02-07 Price Changed $89,000 MARMLS
• 2018-01-24 Price Changed $149,000 MARMLS
• 2018-01-17 Listed $129,000 MARMLS
• 2017-10-19 Sold (Public Records) $44,000 Public Records
• 2006-08-18 Sold (MLS) $106,000 MARMLS
• 1983-08-01 Sold (Public Records) $39,000 Public Records
• 1980-07-01 Sold (Public Records) $32,900 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,538 · +8.6% YoY. Source: county tax records.