4451 NW 16th St Unit K208 · Lauderhill, FL 33313

$89,500

1 bd · 1.0 ba · 680 sqft · Condo · 47 Days on market

Built 1969 Good condition $321/mo HOA · 21% of rent ↓ 6% since listing

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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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and beautifully maintained 1 bedroom, 1 bathroom condo sold completely furnished and turnkey in the desirable Lauderhill East HOPA community. This bright unit features tile flooring throughout, a king-size bed, extra-large closet, and a screened balcony perfect to enjoy your morning coffee. Tastefully decorated with beach-inspired décor, this unit offers comfort and style throughout. Impact windows, 50-year recertification completed, roof only 4 years old, A/C and water heater replaced 4 years ago. Well-maintained and truly move-in ready. Enjoy resort-style amenities including 2 pools, BBQ area, gym, clubhouse, billiard room and a 9-hole golf course. Easy to show!

Key facts

• $321 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fees cover amenities, common areas, cable TV, hot water, laundry, grounds maintenance, structure maintenance, parking, sewer, trash and water; Association amenities include clubhouse, fitness center, pool, billiard room, elevator(s), laundry, barbecue/picnic areas, putting green(s), shuffleboard court, storage and trash collection; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Smoke detectors
• Home design: Attached property; 3-story building; Entry on level 2; Resale
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Heated pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; First-floor entry; Separate shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $619 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 47 days — a 3% lower offer ($87k) 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.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 4.9

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,319
• Equity at exit: $13,345

10-year hold

• IRR: 3.8%
• Equity multiple: 1.23×
• Total profit: $5,788
• Equity at exit: $7,738

Cash invested: $25,060 (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: 664
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$321
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $268

Break-even live

Break-even rent $1,189

Max offer price $89,500

Occupancy floor 77%

Sensitivity live

Price	-10% $330	-5% $299	+0% $268	+5% $237	+10% $206
Rent	-10% $147	-5% $208	+0% $268	+5% $328	+10% $389
Rate	-1.0pp $313	-0.5pp $291	base $268	+0.5pp $245	+1.0pp $221

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: $22,375
• Closing costs: $2,685
• 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	25d	1	0.10mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	18d	1	0.11mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	25d	1	0.14mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	8d	1	0.14mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,480	$2.03	0d	12	0.24mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	25d	1	0.33mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	5d	1	0.34mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	17d	1	0.34mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,540	$1.87	2d	10	0.42mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	0d	3	0.50mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	25d	3	0.50mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	23d	1	0.52mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	0.75mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	25d	1	0.81mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	25d	1	0.85mi
4767 NW 9th Dr #4767 Plantation, FL	1.0	1.0	736	$1,400	$1.90	0d	1	0.85mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	25d	1	0.85mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	17d	1	0.85mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.97mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	25d	1	0.99mi
5420 NW 11th St #205 Lauderhill, FL	1.0	1.0	675	$1,990	$2.95	0d	1	0.99mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	25d	1	1.03mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	25d	1	1.03mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	6d	2	1.04mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	21d	2	1.04mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	17d	1	1.07mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	2d	44	1.15mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	25d	1	1.20mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	8d	1	1.20mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	1.20mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	25d	1	1.20mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	1.20mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	25d	1	1.20mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	25d	1	1.21mi
4271 NW 5th St Plantation, FL	2.0	1.0	526	$1,550	$2.94	8d	3	1.21mi
4271 NW 5th St Plantation, FL	1.0–2.0	1.0	526	$1,750	$3.32	21d	2	1.21mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	8d	2	1.21mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	16d	2	1.21mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	25d	1	1.21mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	1.23mi

HOA detail condo

• Monthly dues: $321 · $3,852/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $89,500 Active 47 DOM
2. 2026-06-18
   days on market $89,500 Active 44 DOM
3. 2026-06-17
   days on market $89,500 Active 43 DOM
4. 2026-06-16
   days on market $89,500 Active 42 DOM
5. 2026-06-15
   days on market $89,500 Active 41 DOM
6. 2026-06-13
   days on market $89,500 Active 39 DOM
7. 2026-06-09
   days on market $89,500 Active 35 DOM
8. 2026-06-08
   days on market $89,500 Active 34 DOM
9. 2026-06-07
   days on market $89,500 Active 33 DOM
10. 2026-06-04
    days on market $89,500 Active 30 DOM
11. 2026-06-03
    days on market $89,500 Active 29 DOM
12. 2026-06-02
    days on market $89,500 Active 28 DOM
13. 2026-06-01
    days on market $89,500 Active 27 DOM
14. 2026-05-31
    days on market $89,500 Active 26 DOM
15. 2026-05-04
    listed $89,500 Active
16. 2026-05-01
    historical
17. 2026-04-12
    listed $95,000 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 3/10 Moderate FEMA zone X (shaded) · 20% 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: $18,341
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$3,852
• − Depreciation: −$2,604
• Taxable income: $2,147
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,700/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 · 12 photos

Good 75/100 Cosmetic rehab

This charming and beautifully maintained 1-bedroom condo is in excellent condition and ready for move-in. It offers a bright and open floor plan with tile flooring, a king-size bed, and a screened balcony. The property is located in a desirable Lauderhill East HOPA community with resort-style amenities.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Resale Replace the kitchen appliances — Modernizes the kitchen and appeals to buyers
• Rental Install a smart thermostat — Improves energy efficiency and attracts renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Resale Replace the kitchen appliances — Modernizes the kitchen and appeals to buyers ↑
• Rental Install a smart thermostat — Improves energy efficiency and attracts renters ↑

ⓘ 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

-5.8% since first listed

3 events — show timeline

• 2026-05-04 Listed $89,500 MARMLS
• 2026-05-01 Listing Removed — Beaches MLS
• 2026-04-12 Listed $95,000 Beaches MLS