1380 NW 43rd Ter #208 · Lauderhill, FL 33313

$115,000

2 bd · 2.0 ba · 950 sqft · Condo public records · 133 Days on market

Built 1969 $415/mo HOA · 24% 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 +15.1/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 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

We are excited to offer a well-maintained, two-bedroom, two-bathroom condo available for Sale. Located on the second floor. Ideally situated close to Lauderhill Shopping Mall, along with various grocery stores, restaurants, and bus transportation options. Living Areas: Includes a spacious dining room, living room and a spacious balcony facing the community pool area. Master bedroom equipped with two walk-in closets, Second bedroom w/ closet. Kitchen layout with good appliances and cabinets. Bathroom: Well-appointed with contemporary fixtures. A Must See. NO RENTALS

Key facts

• Spacious balcony
• Good appliances
• Community pool area

Tags

• SPACIOUS BALCONY
• COMMUNITY POOL AREA
• TWO WALK-IN CLOSETS
• GOOD APPLIANCES
• CONTEMPORARY FIXTURES

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Community has an association; Monthly HOA fee of $415; HOA includes water; Association amenities: clubhouse, elevators, pool, library; Senior community

Exterior

• Parking: Assigned parking; 1 open parking space
• Utilities: Three-phase electric; Water available
• Home design: Condominium; Multi/split levels; Resale property; Faces west; 3 total stories
• Construction: Brick and other construction materials; 950 building area (public records)
• Exterior features: No waterfront; Other-style roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Closet cabinetry; Blinds on windows

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 $38 ($458/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: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 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 44% 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 $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 133 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $37k; list at $115k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.48% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 5.6

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: -18.8%
• Equity multiple: 0.37×
• Total profit: $-20,426
• Equity at exit: $17,147

10-year hold

• IRR: -24.5%
• Equity multiple: 0.04×
• Total profit: $-31,001
• 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 33313

• Rents YoY: 0.3%
• Active inventory: 656
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$603
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$48
• HOA: −$415
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $38

Break-even live

Break-even rent $1,652

Max offer price $115,000

Occupancy floor 93%

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
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.05mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	20d	1	0.09mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	17d	1	0.10mi
1310 NW 43rd Ave #303 Lauderhill, FL	1.0	1.0	950	$1,400	$1.47	24d	1	0.11mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	8d	1	0.19mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.19mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	5d	1	0.19mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	17d	1	0.19mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	24d	1	0.19mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	0.20mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	24d	1	0.22mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	22d	1	0.27mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	1d	10	0.30mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	24d	1	0.38mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,679	$2.30	2d	13	0.39mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,025	$1.49	2d	39	0.47mi
4401 NW 10th Ct Plantation, FL	1.0–2.0	1.0	860	$1,696	$1.97	2d	16	0.48mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	24d	1	0.60mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	8d	2	0.60mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	24d	3	0.60mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	24d	1	0.60mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	24d	1	0.62mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	3d	2	0.64mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	22d	1	0.65mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	20d	2	0.68mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.70mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	24d	1	0.71mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	8d	2	0.72mi
4844 NW 9th Dr #4844 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.73mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	17d	1	0.73mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	24d	1	0.73mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	24d	1	0.73mi
4719 NW 9th Dr #4719 Plantation, FL	2.0	1.5	938	$1,900	$2.03	24d	1	0.73mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	5d	1	0.78mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	24d	1	0.78mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.80mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	24d	1	0.80mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	24d	1	0.82mi
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	21d	1	0.86mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	0.88mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 133 DOM
2. 2026-06-17
   days on market $115,000 Active 132 DOM
3. 2026-06-16
   days on market $115,000 Active 131 DOM
4. 2026-06-15
   days on market $115,000 Active 130 DOM
5. 2026-06-13
   days on market $115,000 Active 128 DOM
6. 2026-06-09
   days on market $115,000 Active 124 DOM
7. 2026-06-07
   days on market $115,000 Active 122 DOM
8. 2026-06-04
   days on market $115,000 Active 119 DOM
9. 2026-06-03
   days on market $115,000 Active 118 DOM
10. 2026-06-02
    days on market $115,000 Active 117 DOM
11. 2026-06-01
    days on market $115,000 Active 116 DOM
12. 2026-05-31
    days on market $115,000 Active 115 DOM
13. 2026-02-05
    listed $115,000 Active
14. 2024-04-10
    historical
15. 2024-03-25
    status Active
16. 2024-03-04
    historical Active Under Contract
17. 2024-01-11
    listed $135,000 Active
18. 1985-04-01
    soldstatus $37,000
19. 1980-11-01
    soldstatus $40,000

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $2,870 · $239/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: $20,406
• − Mortgage interest: −$6,442
• − Property taxes: −$2,870
• − Insurance: −$575
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$4,980
• − Depreciation: −$3,345
• Taxable loss: −$1,072
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $716/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

+187.5% since first listed

7 events — show timeline

• 2026-02-05 Listed $115,000 Beaches MLS
• 2024-04-10 Listing Removed — MARMLS
• 2024-03-25 Relisted — MARMLS
• 2024-03-04 Contingent — MARMLS
• 2024-01-11 Listed $135,000 MARMLS
• 1985-04-01 Sold (Public Records) $37,000 Public Records
• 1980-11-01 Sold (Public Records) $40,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,870 · +5.7% YoY. Source: county tax records.