4411 NW 16th St Apt 206 · Lauderhill, FL 33313

$75,000

1 bd · 1.0 ba · 680 sqft · Condo · 36 Days on market

Built 1969 Fair condition $398/mo HOA · 26% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your perfect Retreat, located in the heart of Fort Lauderdale. Spacious 1 Bed, 1 Bathroom on the 2nd Floor, ready for you to make it your own. Clean community. This is an attractive 55+ community located close to the world-famous Sawgrass Mills shopping mall. Conveniently located 20 minutes from the beaches, 15 minutes from Fort Lauderdale International Airport, 5 minutes from Sunrise flea market, and within walking distance of a shopping mall and a 9-hole public golf course. Enjoy the convenience of nearby shops, the mall, gas stations, and public transit. The community has several amenities with 2 pools, pool tables, shuffleboard, pickleball, a clubhouse, and a BBQ area. This is V

Key facts

• $398 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Community contains 333 units
• HOA & community: Monthly HOA — $204 (includes water and sewer); Community amenities: Clubhouse, Fitness Center, Picnic Area, Pool, Parking, Storage, Security; Senior community; Pets not allowed

Exterior

• Parking: Assigned open parking (1 space); No carport
• Security: Security patrol; Association-provided security
• Utilities: Public water; Public sewer; Cable not available
• Home design: Condominium; Resale; Faces south; Three-story building; Entry level not specified
• Construction: Stucco and CBS construction; Shingle roof
• Exterior features: Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central air; Ceiling fan(s)
• Interior features: Accessible doors; Accessible hallways; Security patrol

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Lauderhill Paul Turner Elementary School (math 29% / reading 32%, grade F, #1,862 of 2,144 statewide, top 88%, 547 students, 87% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 80% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 48% district-wide (-26 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 21d 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 40% 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 $519 of loan paydown is wiped out by about $2k 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 36 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — 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. 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: 2.03% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 4.1

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: 3.1%
• Equity multiple: 1.11×
• Total profit: $2,378
• Equity at exit: $11,183

10-year hold

• IRR: 8.3%
• Equity multiple: 1.52×
• Total profit: $10,900
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$398
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $288

Break-even live

Break-even rent $1,160

Max offer price $75,000

Occupancy floor 76%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	0.14mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.14mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	7d	1	0.14mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	17d	1	0.16mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,490	$2.04	1d	13	0.18mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	24d	1	0.31mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	4d	1	0.40mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	16d	1	0.40mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	24d	3	0.45mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	7d	2	0.45mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	21d	1	0.45mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,540	$1.87	1d	10	0.47mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	24d	1	0.81mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	24d	1	0.91mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	24d	1	0.91mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	16d	1	0.91mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	24d	1	0.92mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.93mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	24d	1	0.97mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	16d	1	1.01mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	24d	1	1.07mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	5d	2	1.08mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	20d	2	1.08mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	1d	44	1.13mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	1.13mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	7d	1	1.13mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	1.13mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	1.14mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	1.14mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	1.14mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	1d	2	1.16mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	1.17mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	13d	1	1.17mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	24d	1	1.20mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	2d	1	1.22mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,435	$1.55	2d	22	1.27mi
4271 NW 5th St Plantation, FL	2.0	1.0	526	$1,550	$2.94	7d	3	1.27mi
4271 NW 5th St Plantation, FL	1.0–2.0	1.0	526	$1,750	$3.32	20d	2	1.27mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	14d	2	1.28mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	7d	2	1.28mi

HOA detail condo

• Monthly dues: $398 · $4,776/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $75,000 Active 36 DOM
2. 2026-06-17
   days on market $75,000 Active 35 DOM
3. 2026-06-16
   days on market $75,000 Active 34 DOM
4. 2026-06-15
   days on market $75,000 Active 33 DOM
5. 2026-06-13
   days on market $75,000 Active 31 DOM
6. 2026-06-09
   days on market $75,000 Active 27 DOM
7. 2026-06-08
   days on market $75,000 Active 26 DOM
8. 2026-06-07
   days on market $75,000 Active 25 DOM
9. 2026-06-04
   days on market $75,000 Active 22 DOM
10. 2026-06-03
    days on market $75,000 Active 21 DOM
11. 2026-06-02
    days on market $75,000 Active 20 DOM
12. 2026-06-01
    days on market $75,000 Active 19 DOM
13. 2026-05-31
    days on market $75,000 Active 18 DOM
14. 2026-05-11
    listed $75,000 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,296
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$4,776
• − Depreciation: −$2,182
• Taxable income: $2,710
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $2,808/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

Fair 45/100 Moderate rehab

This 1-bedroom townhouse in a 55+ community requires moderate renovations to update the kitchen and bathroom, and a fresh coat of paint to improve its overall appearance. The property is located close to amenities and shopping, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom fixtures — basic and in need of updating

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom will increase both resale and rental value
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom will increase both resale and rental value ↑
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics ↑

ⓘ 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

• 2026-05-11 Listed $75,000 Beaches MLS