3061 NW 47th Ter Unit 226A · Lauderdale Lakes, FL 33313

$115,900

2 bd · 2.0 ba · 922 sqft · Condo public records · 94 Days on market

Built 1968 $465/mo HOA · 27% 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 +20.0/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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 MLS

SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS'

Key facts

• Two balconies
• Heated pools
• Clubhouse with gym

Tags

• CORNER UNIT
• WALK-IN CLOSET
• TWO BALCONIES
• HEATED POOLS
• CLUBHOUSE WITH GYM
• BBQ AREA

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association amenities: Billiard room, Clubhouse, Elevators, Hobby room, Laundry, Pool, Sauna; Senior community

Exterior

• Parking: Assigned parking; 1 covered garage space
• Security: Security guard
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch

Interior

• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceramic tile floors; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 flat; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $801 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 94 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $48k; list at $116k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $105,469 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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?
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: 1.46% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 5.7

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: -12.4%
• Equity multiple: 0.57×
• Total profit: $-14,035
• Equity at exit: $17,281

10-year hold

• IRR: -10.6%
• Equity multiple: 0.47×
• Total profit: $-17,187
• Equity at exit: $10,021

Cash invested: $32,452 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$608
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$48
• HOA: −$465
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $142

Break-even live

Break-even rent $1,518

Max offer price $115,900

Occupancy floor 87%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	0.02mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	0.02mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	7d	1	0.02mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	0.02mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	0.02mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.03mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	24d	1	0.07mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	24d	1	0.07mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	24d	1	0.10mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	24d	1	0.13mi
3070 NW 48th Ter #405 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	2d	1	0.15mi
3070 NW 48th Ter Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	7d	2	0.15mi
3070 NW 48th Ter #104 Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	24d	1	0.15mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	22d	1	0.23mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.24mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.24mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	24d	2	0.24mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	17d	1	0.25mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	17d	2	0.29mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	12d	1	0.31mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	3d	1	0.32mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	10d	2	0.36mi
5111 W Oakland Park Blvd #301 Lauderdale Lakes, FL	2.0	2.0	944	$1,700	$1.80	5d	1	0.37mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	2d	2	0.40mi
2980 NW 43rd Ter #207 Lauderdale Lakes, FL	2.0	2.0	890	$1,800	$2.02	24d	1	0.41mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	0.41mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	24d	1	0.41mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	14d	1	0.44mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	7d	1	0.46mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$2,150	$2.87	16d	3	0.46mi
5151 W Oakland Park Blvd #303 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	24d	1	0.48mi
2914 NW 55th Ave Lauderhill, FL	1.0	2.0	840	$1,600	$1.90	12d	1	0.48mi
2914 NW 55th Ave Unit 1D Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	17d	1	0.48mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	24d	1	0.49mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	24d	1	0.49mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,675	$1.60	5d	4	0.50mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,725	$1.65	17d	3	0.50mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	24d	1	0.51mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	4d	1	0.52mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	24d	1	0.52mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $115,900 Active 94 DOM
2. 2026-06-17
   days on market $115,900 Active 93 DOM
3. 2026-06-16
   days on market $115,900 Active 92 DOM
4. 2026-06-15
   days on market $115,900 Active 91 DOM
5. 2026-06-13
   days on market $115,900 Active 89 DOM
6. 2026-06-09
   days on market $115,900 Active 85 DOM
7. 2026-06-08
   days on market $115,900 Active 84 DOM
8. 2026-06-07
   days on market $115,900 Active 83 DOM
9. 2026-06-04
   days on market $115,900 Active 80 DOM
10. 2026-06-03
    days on market $115,900 Active 79 DOM
11. 2026-06-02
    days on market $115,900 Active 78 DOM
12. 2026-06-01
    days on market $115,900 Active 77 DOM
13. 2026-05-31
    days on market $115,900 Active 76 DOM
14. 2026-03-16
    listed $115,900 Active
15. 2026-02-28
    historical
16. 2025-10-03
    listed $123,900 Active
17. 2018-12-03
    soldstatus $48,000
18. 2018-12-01
    soldstatus $48,000 Sold 272-char remark

    Show marketing remark (272 chars)

    SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS'

19. 2018-11-29
    status Pending 272-char remark

    Show marketing remark (272 chars)

    SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS'

20. 2018-10-26
    status Backup Contract 272-char remark

    Show marketing remark (272 chars)

    SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS'

21. 2018-10-09
    status Active 272-char remark

    Show marketing remark (272 chars)

    SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS'

22. 2018-08-21
    status Pending 272-char remark

    Show marketing remark (272 chars)

    SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS'

23. 2018-06-13
    listed $49,900 Active 272-char remark

    Show marketing remark (272 chars)

    SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS'

24. 1998-03-30
    soldstatus $21,500

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$28/yr (+$2/mo · 3.0%)

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,365
• − Mortgage interest: −$6,492
• − Property taxes: −$934
• − Insurance: −$580
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$5,580
• − Depreciation: −$3,372
• Taxable income: $149
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,665/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
• City population: 77,492
• 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

+439.1% since first listed

11 events — show timeline

• 2026-03-16 Listed $115,900 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2025-10-03 Listed $123,900 MARMLS
• 2018-12-03 Sold (Public Records) $48,000 Public Records
• 2018-12-01 Sold (MLS) $48,000 MARMLS
• 2018-11-29 Pending — MARMLS
• 2018-10-26 Pending — MARMLS
• 2018-10-09 Relisted — MARMLS
• 2018-08-21 Pending — MARMLS
• 2018-06-13 Listed $49,900 MARMLS
• 1998-03-30 Sold (Public Records) $21,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $934 · +0.9% YoY. Source: county tax records.