None · Lauderhill, FL 33313

$165,000

2 bd · 2.0 ba · 1,070 sqft · Condo · 49 Days on market

Built 1973 Average condition $596/mo HOA · 29% 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 +10.0/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a 2-bed condo in Lauderhill with strong value, updated features, and investor appeal? Welcome to Unit #2A at Stonebridge Gardens Condominiums, a spacious 2-bedroom, 2-bath condo offering 1,070 square feet of comfortable living space in an all-ages community in the heart of Broward County. The open living and dining areas provide flexible space for entertaining or relaxing, while the generously sized bedrooms and two full bathrooms add comfort and functionality 600 MINIMUM CREDIT SCORE REQUIREMENT BY ASSOCIATION.

Key facts

• $596 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number and size limits)
• HOA & community: Association: Stonebridge Gardends; Monthly HOA fee; HOA amenities include clubhouse, pool, on-site manager, management, maintenance, parking and other services; HOA fee covers insurance, grounds maintenance, security, common area maintenance, roof repairs and pool service

Exterior

• Parking: Two parking spaces; Driveway parking; Guest parking; Open parking; Detached parking
• Security: Building security; Security guard; Security fence
• Utilities: Public water; Public sewer; Electricity connected; Phone connected; Sewer connected; Water available; Cable not available
• Home design: Condominium, one story; Entry at level 1; Property resale; Faces east
• Construction: Brick, concrete, stucco and wood frame construction; Other roof
• Exterior features: Asphalt and concrete road surfaces; Publicly maintained road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: One bedroom on the main level
• Flooring: Wood flooring; Other flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central individual cooling; Ceiling fan(s)
• Interior features: High ceilings; Walk-in closets; Closet cabinetry; Custom mirrors; Shutters on windows
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (8.9% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: 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: Endeavour Primary Learning Center (math 15% / reading 17%, grade F, #2,130 of 2,144 statewide, top 99%, 332 students, 90% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools average 74% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 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; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,070/mo this rent would consume 54% of the median local household income ($46k/yr) (locally 5692% 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 $1k of loan paydown is wiped out by about $5k 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 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,376 (8.9% 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 49 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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?
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: 1.25% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 6.6

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: -25.3%
• Equity multiple: 0.17×
• Total profit: $-38,331
• Equity at exit: $24,602

10-year hold

• IRR: -44.3%
• Equity multiple: -0.33×
• Total profit: $-61,628
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$596
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-101

Break-even live

Break-even rent $2,198

Max offer price $150,376

Occupancy floor 100%

Sensitivity live

Price	-10% $13	-5% $-44	+0% $-101	+5% $-158	+10% $-215
Rent	-10% $-265	-5% $-183	+0% $-101	+5% $-19	+10% $62
Rate	-1.0pp $-18	-0.5pp $-59	base $-101	+0.5pp $-144	+1.0pp $-187

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$3,174	$3.91	2d	44	0.04mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	3d	1	0.08mi
5911 NW 19th Ct Unit 11 Lauderhill, FL	3.0	1.0	1200	$2,300	$1.92	15d	1	0.12mi
2020 NW 59th Ter Unit 2020 Lauderhill, FL	2.0	1.5	1154	$2,100	$1.82	25d	1	0.17mi
2021 NW 59th Ter Lauderhill, FL	3.0	2.0	1200	$2,700	$2.25	25d	1	0.19mi
2229 NW 59th Ave Unit 70C Lauderhill, FL	2.0	2.0	868	$2,000	$2.30	25d	1	0.19mi
5960 NW 20th St Unit 5960 Lauderhill, FL	3.0	2.0	1389	$2,700	$1.94	8d	1	0.19mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,100	$2.22	25d	1	0.20mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	3d	1	0.20mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	14d	1	0.20mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	1100	$1,625	$1.48	6d	1	0.22mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	22d	1	0.22mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	3d	1	0.22mi
2148 NW 57th Ave Unit 14E Lauderhill, FL	3.0	2.0	1080	$2,300	$2.13	25d	1	0.23mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	11d	2	0.23mi
2221 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	2d	1	0.24mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	2d	8	0.24mi
2220 NW 59th Ave Apt 36 Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	22d	1	0.25mi
2220 NW 59th Ave Unit 26 Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	22d	1	0.25mi
5833 NW 22nd Ct Lauderhill, FL	2.0	1.0	900	$1,975	$2.19	25d	1	0.29mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	25d	1	0.29mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,200	$1.66	15d	10	0.29mi
2216 NW 59th Way Unit 63A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	6d	1	0.31mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	21d	1	0.32mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	8d	1	0.32mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	25d	1	0.32mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	25d	1	0.33mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	11d	1	0.33mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	22d	1	0.33mi
2260 NW 59th Way Unit 2 Lauderhill, FL	2.0	1.5	1000	$2,300	$2.30	17d	1	0.34mi
2235 NW 59th Way #2235 Lauderhill, FL	3.0	1.5	1024	$2,625	$2.56	21d	1	0.35mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	25d	1	0.35mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	25d	1	0.36mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	4d	1	0.37mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	25d	1	0.38mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	25d	1	0.39mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	25d	1	0.39mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	25d	1	0.40mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	22d	1	0.40mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.40mi

HOA detail condo

• Monthly dues: $596 · $7,152/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $165,000 Active 49 DOM
2. 2026-06-17
   days on market $165,000 Active 48 DOM
3. 2026-06-16
   days on market $165,000 Active 47 DOM
4. 2026-06-15
   days on market $165,000 Active 46 DOM
5. 2026-06-13
   days on market $165,000 Active 44 DOM
6. 2026-06-09
   days on market $165,000 Active 40 DOM
7. 2026-06-08
   days on market $165,000 Active 39 DOM
8. 2026-06-07
   days on market $165,000 Active 38 DOM
9. 2026-06-04
   days on market $165,000 Active 35 DOM
10. 2026-06-03
    days on market $165,000 Active 34 DOM
11. 2026-06-02
    days on market $165,000 Active 33 DOM
12. 2026-06-01
    days on market $165,000 Active 32 DOM
13. 2026-05-31
    days on market $165,000 Active 31 DOM
14. 2026-04-30
    listed $165,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $24,839
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$7,152
• − Depreciation: −$4,800
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $-342/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 · 11 photos

Average 55/100 Cosmetic rehab

This 2-bedroom condo in Lauderhill offers a good starting point for cosmetic upgrades, with potential for significant value increase through interior updates.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Upgrade bathroom fixtures — Modern fixtures increase appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Upgrade bathroom fixtures — Modern fixtures increase appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-30 Listed $165,000 Beaches MLS