8040 Hampton Blvd #306 · North Lauderdale, FL 33068

$220,000

3 bd · 2.0 ba · 1,480 sqft · Condo public records · 48 Days on market

Built 1984 $806/mo HOA · 31% 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER! What a Deal! This condo is HUGE, with 3 beds, 2 baths at almost 1500sf and "Good Bones". It is in need of repairs and upgrades. Purchase this home using Special Renovation Financing to turn it into your dream home. The 203k Renovation Loan allows you to purchase a home and roll your repairs and upgrades into your total mortgage. Not only do you get a great deal on the home, but you get to fix it up exactly how you want it. If you are a HANDYMAN, you can buy at a great price and fix it up yourself and save on the costs to repair. Also a great opportunity for INVESTORS. Submit all offers with "Proof of Funds" or "Loan Approval". PRICED TO SELL, WILL NOT LAST!

Key facts

• Gated community
• Direct lake views
• Tons of storage

Tags

• DIRECT LAKE VIEWS
• GATED COMMUNITY
• UPDATED KITCHEN
• UPDATED BATHROOM
• DEDICATED LAUNDRY ROOM
• TONS OF STORAGE

Property features AI

Finance

• Other: Association name: Pink Paisley PM
• Financial info: Pets not allowed; 298 units in the community
• HOA & community: Association dues collected monthly; Association provides clubhouse, elevators, fitness center, parking, pool, tennis courts, community room; Internet included; Grounds and structure maintenance; Pest control, security, trash and water included; Common areas and some taxes included; Elevator service, hot water, reserve funds, roof repairs and pool service included

Exterior

• Parking: Two parking spaces total; Attached carport (1 covered/carport space) plus one open/assigned/guest space; Open parking available
• Security: Fire alarm; Secure elevator; Entry phone/intercom; Security fence
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Sewer connected
• Home design: Condominium; One level; Resale property, updated/remodeled; Faces west; Building name: Eaton
• Construction: Block/Stucco/CBS construction; Concrete/Composition/Other roof; Five-story building
• Exterior features: City street frontage; Waterfront: Yes (no specific waterfront features listed); Security fence; Gated (no guard); Maintained community

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile; Wood; Engineered wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Drapes; Elevator secure; Entry phone/intercom
• Laundry & utility: In-unit laundry room on the main level (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-58 ($-696/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (4.7% below list).
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $210k (4.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.3% in North Lauderdale — 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 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, 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: Pinewood Elementary School (math 59% / reading 53%, grade C+, #832 of 2,144 statewide, top 40%, 666 students, 76% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 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 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 300 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,627/mo this rent would consume 49% of the median local household income ($64k/yr) (locally 3073% 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 $2k of loan paydown is wiped out by about $7k 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 48 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $142k; list at $220k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $209,750 (4.7% 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 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.19% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 7.0

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-46,627
• Equity at exit: $32,803

10-year hold

• IRR: -35.3%
• Equity multiple: -0.19×
• Total profit: $-73,421
• Equity at exit: $19,022

Cash invested: $61,600 (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 33068

• Rents YoY: -0.7%
• Active inventory: 300
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$92
• HOA: −$806
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-58

Break-even live

Break-even rent $2,700

Max offer price $209,750

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $4	+0% $-58	+5% $-120	+10% $-183
Rent	-10% $-266	-5% $-162	+0% $-58	+5% $46	+10% $150
Rate	-1.0pp $53	-0.5pp $-2	base $-58	+0.5pp $-115	+1.0pp $-173

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8030 Hampton Blvd #414 North Lauderdale, FL	2.0	2.0	1350	$1,950	$1.44	26d	1	0.03mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	26d	1	0.03mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,413	$2.61	0d	35	0.21mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	26d	1	0.23mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	26d	1	0.25mi
1349 Sussex Dr #1349 North Lauderdale, FL	2.0	2.5	1350	$2,250	$1.67	0d	1	0.25mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	26d	1	0.28mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	13d	1	0.31mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	26d	1	0.34mi
7516 NW 67th Ave Tamarac, FL	3.0	2.0	1647	$2,850	$1.73	26d	1	0.35mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	18d	1	0.36mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	26d	1	0.38mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	7d	1	0.39mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	26d	1	0.40mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	17d	1	0.40mi
7613 NW 67th Ave Tamarac, FL	2.0	2.0	1581	$3,000	$1.90	24d	1	0.41mi
7613 NW 67th Ave Tamarac, FL	2.0	2.0	1581	$3,000	$1.90	26d	1	0.41mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$2,205	$2.45	0d	6	0.41mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	15d	1	0.41mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	26d	1	0.42mi
6805 NW 75th Dr Fort Lauderdale, FL	2.0	1.0	1204	$2,200	$1.83	26d	1	0.43mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	26d	1	0.45mi
7931 SW 7th Pl #7931 North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	15d	1	0.46mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	18d	1	0.46mi
7931 SW 7th Pl North Lauderdale, FL	4.0	2.5	1620	$3,300	$2.04	17d	1	0.46mi
7613 NW 68th Ter Tamarac, FL	2.0	1.0	1224	$2,500	$2.04	9d	1	0.47mi
7816 SW 7th Pl North Lauderdale, FL	3.0	2.0	1620	$3,500	$2.16	26d	1	0.48mi
7966 SW 7th Ct North Lauderdale, FL	4.0	2.5	1709	$3,100	$1.81	7d	1	0.49mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	26d	1	0.54mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	26d	1	0.55mi
8210 SW 7th St North Lauderdale, FL	3.0	2.0	1247	$2,950	$2.37	26d	1	0.56mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	26d	1	0.57mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	22d	1	0.57mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	9d	1	0.57mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	26d	1	0.57mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	26d	1	0.57mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	19d	1	0.57mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	26d	1	0.57mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	26d	1	0.57mi
6808 NW 70th St Tamarac, FL	2.0	1.0	984	$2,100	$2.13	26d	1	0.59mi

HOA detail condo

• Monthly dues: $806 · $9,672/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-14
   price $220,000
4. 2026-04-03
   listed $225,000 Active
5. 2025-07-11
   soldstatus $142,000
6. 2025-07-08
   soldstatus $142,000 Closed 708-char remark

   Show marketing remark (708 chars)

   FIXER UPPER! What a Deal! This condo is HUGE, with 3 beds, 2 baths at almost 1500sf and "Good Bones". It is in need of repairs and upgrades. Purchase this home using Special Renovation Financing to turn it into your dream home. The 203k Renovation Loan allows you to purchase a home and roll your repairs and upgrades into your total mortgage. Not only do you get a great deal on the home, but you get to fix it up exactly how you want it. If you are a HANDYMAN, you can buy at a great price and fix it up yourself and save on the costs to repair. Also a great opportunity for INVESTORS. Submit all offers with "Proof of Funds" or "Loan Approval". PRICED TO SELL, WILL NOT LAST!

7. 2025-06-07
   historical Active Under Contract 708-char remark

   Show marketing remark (708 chars)

   FIXER UPPER! What a Deal! This condo is HUGE, with 3 beds, 2 baths at almost 1500sf and "Good Bones". It is in need of repairs and upgrades. Purchase this home using Special Renovation Financing to turn it into your dream home. The 203k Renovation Loan allows you to purchase a home and roll your repairs and upgrades into your total mortgage. Not only do you get a great deal on the home, but you get to fix it up exactly how you want it. If you are a HANDYMAN, you can buy at a great price and fix it up yourself and save on the costs to repair. Also a great opportunity for INVESTORS. Submit all offers with "Proof of Funds" or "Loan Approval". PRICED TO SELL, WILL NOT LAST!

8. 2025-05-19
   price $149,000 708-char remark

   Show marketing remark (708 chars)

   FIXER UPPER! What a Deal! This condo is HUGE, with 3 beds, 2 baths at almost 1500sf and "Good Bones". It is in need of repairs and upgrades. Purchase this home using Special Renovation Financing to turn it into your dream home. The 203k Renovation Loan allows you to purchase a home and roll your repairs and upgrades into your total mortgage. Not only do you get a great deal on the home, but you get to fix it up exactly how you want it. If you are a HANDYMAN, you can buy at a great price and fix it up yourself and save on the costs to repair. Also a great opportunity for INVESTORS. Submit all offers with "Proof of Funds" or "Loan Approval". PRICED TO SELL, WILL NOT LAST!

9. 2025-05-07
   listed $159,000 Active 708-char remark

   Show marketing remark (708 chars)

   FIXER UPPER! What a Deal! This condo is HUGE, with 3 beds, 2 baths at almost 1500sf and "Good Bones". It is in need of repairs and upgrades. Purchase this home using Special Renovation Financing to turn it into your dream home. The 203k Renovation Loan allows you to purchase a home and roll your repairs and upgrades into your total mortgage. Not only do you get a great deal on the home, but you get to fix it up exactly how you want it. If you are a HANDYMAN, you can buy at a great price and fix it up yourself and save on the costs to repair. Also a great opportunity for INVESTORS. Submit all offers with "Proof of Funds" or "Loan Approval". PRICED TO SELL, WILL NOT LAST!

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$842/yr (+$70/mo · 85.6%)

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

Taxation est. · year 1

• Rental income: $31,524
• − Mortgage interest: −$12,323
• − Property taxes: −$984
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$9,672
• − Depreciation: −$6,400
• Taxable loss: −$3,999
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $264/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 — North Lauderdale

• Score: 76/100
• State rank: #230
• US rank: #3635

Category grades

Amenities F Commute C- 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: North Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% French/Haitian/Cajun 15% 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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+38.4% since first listed

9 events — show timeline

• 2026-05-21 Pending — Beaches MLS
• 2026-05-01 Contingent — Beaches MLS
• 2026-04-14 Price Changed $220,000 Beaches MLS
• 2026-04-03 Listed $225,000 Beaches MLS
• 2025-07-11 Sold (Public Records) $142,000 Public Records
• 2025-07-08 Sold (MLS) $142,000 MARMLS
• 2025-06-07 Contingent — MARMLS
• 2025-05-19 Price Changed $149,000 MARMLS
• 2025-05-07 Listed $159,000 MARMLS

Property tax history

+3.2%/yr

Latest (2025): $984 · +1.4% YoY. Source: county tax records.