4041 NW 30th Ter · Lauderdale Lakes, FL 33309

$895,000

16 bd · 12.8 ba · 3,630 sqft · MultiFamily public records · 10 Days on market

Built 1973

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Exceptional investment opportunity in Lauderdale Lakes. This fully occupied fourplex offers immediate rental income with all units currently tenant occupied. The property includes one studio unit on a month-to-month lease, while the remaining three units are secured with annual lease agreements, providing a strong balance of stability and flexibility for investors. The property has been well maintained, and all units are in good condition. Please note that the photos included in the listing are not recent and may not reflect the current appearance of the units. Do not disturb the occupants or visit the property without authorization. Showings will be permitted only upon receipt of an execut

Key facts

• 8 parking spots
• Built 1973
• Listed 9 days

Property features AI

Finance

• Financial info: Actual rents shown by unit type (examples): $900 for efficiency units, $1,550–$2,050 for larger units; Some units are leased; at least one unit is month-to-month

Exterior

• Parking: Eight parking spaces; Assigned parking spaces for units
• Utilities: Public sewer; Cable not available; Water and sewer included in some rents; Trash collection and gardener service included in some rents; Pest control included in some rents
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Less than quarter acre lot; Zoned RM-16

Interior

• Bedrooms: Three 3-bedroom units; One 2-bedroom unit; Two 3-bedroom units (separate unit type listing)
• Flooring: Vinyl
• Bathrooms: Units with one full bathroom; Units with two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Vinyl flooring; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/3.2-bath units multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $562/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $895k).
• Cap rate 9.3% vs local median 5.6% in Lauderdale Lakes — 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 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 soft (-0.5%/yr); 340 active listings in the ZIP; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $10,841/mo this rent would consume 168% of the median local household income ($77k/yr) (locally 1596% 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 $6k of loan paydown is wiped out by about $27k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $630k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $895,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.87×
• Total profit: $-33,432
• Equity at exit: $133,447

10-year hold

• IRR: 2.2%
• Equity multiple: 1.13×
• Total profit: $33,393
• Equity at exit: $77,383

Cash invested: $250,600 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 340
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $10,841 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$1,251 /mo · $15,010/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,277
• Net cashflow: $2,247

Break-even live

Break-even rent $7,997

Max offer price $895,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,754	-5% $2,500	+0% $2,247	+5% $1,994	+10% $1,741
Rent	-10% $1,391	-5% $1,819	+0% $2,247	+5% $2,675	+10% $3,104
Rate	-1.0pp $2,698	-0.5pp $2,475	base $2,247	+0.5pp $2,015	+1.0pp $1,779

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	3.2	$10,840
Total (4 units)			$10,841

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $895,000 Active 10 DOM
2. 2026-06-18
   days on market $895,000 Active 7 DOM
3. 2026-06-17
   days on market $895,000 Active 6 DOM
4. 2026-06-16
   days on market $895,000 Active 5 DOM
5. 2026-06-15
   days on market $895,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $895,000 Active 2 DOM

ⓘ 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: $15,010 · $1,251/mo
• Projected year-2 tax: $15,010 · $1,251/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 9/10 Extreme 4 d/yr ≥105°F today · 15 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: $130,092
• − Mortgage interest: −$50,134
• − Property taxes: −$15,010
• − Insurance: −$4,475
• − Repairs & maintenance: −$10,407
• − Management: −$10,407
• − Depreciation: −$26,036
• Taxable income: $13,622
• Est. tax owed @ 24.0%: −$3,269
• After-tax cash flow: $23,697/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): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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 0.68)
• Race & ethnicity: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% 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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+588.5% since first listed

14 events — show timeline

• 2026-06-11 Listed $895,000 MARMLS
• 2018-12-26 Sold (Public Records) $630,000 Public Records
• 2017-11-22 Sold (Public Records) $386,500 Public Records
• 2015-04-29 Sold (Public Records) $153,500 Public Records
• 2014-10-07 Listing Removed — Beaches MLS
• 2014-05-07 Relisted — Beaches MLS
• 2014-05-07 Price Changed $215,000 Beaches MLS
• 2014-02-06 Pending — Beaches MLS
• 2014-01-15 Price Changed $219,900 Beaches MLS
• 2014-01-10 Listed $249,900 Beaches MLS
• 2002-03-01 Sold (Public Records) $178,000 Public Records
• 1998-03-13 Sold (Public Records) $138,000 Public Records
• 1988-08-09 Sold (Public Records) $125,000 Public Records
• 1985-06-01 Sold (Public Records) $130,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $15,010 · +7.8% YoY. Source: county tax records.