7961 SW 10th Ct · North Lauderdale, FL 33068

$750,000

None bd · None ba · 2,736 sqft · MultiFamily · 102 Days on market

Built 1973 Est $580k · 29% over

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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 +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

Key facts

• Upgrades
• Shopping centers
• Strong rental income

Tags

• WELL-MAINTAINED TRIPLEX
• STRONG RENTAL INCOME
• UPGRADES
• PUBLIC TRANSPORTATION
• SHOPPING CENTERS
• RESTAURANTS

Property features AI

Finance

• Financial info: Triplex with 3 total units; Gross scheduled income reported at $72,000; Tenants pay cable TV and electricity; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Electricity available with 220 volts in kitchen and circuit breakers; Cable available; Water connected; Three separate electric meters
• Home design: Triplex; One story; Resale property
• Construction: Block construction; Composition/shingle roof; Concrete perimeter foundation and slab; Built area approximately 2,736 (building area total reported 2,900)
• Exterior features: Back yard with chain link fencing; Not waterfront

Interior

• Kitchen: Accessible kitchen appliances
• Flooring: Tile
• Heating & cooling: Central heating with separate meters; Central air conditioning
• Interior features: Tile floors; Blinds; Accessible closets, full bath, and kitchen appliances; Central living area

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive. Per door: $40/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $671k (10.5% below list).
• Recommended offer: $671k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in North Lauderdale — 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 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 300 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $6,712/mo this rent would consume 126% of the median local household income ($64k/yr) (locally 3073% 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 $5k of loan paydown is wiped out by about $22k 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 102 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 33991% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $190k; list at $750k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $671,200 (10.5% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $580,032
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7801 SW 10th St	0.19mi	12/12.0	2,880 (+5%)	7mo	$610,000	$212	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-133,497
• Equity at exit: $111,827

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-182,061
• Equity at exit: $64,846

Cash invested: $210,000 (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 33068

• Rents YoY: -0.7%
• Active inventory: 300
• Price-to-rent: 27.9×

Monthly cashflow live

• Estimated rent: $6,712 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,410
• Net cashflow: $119

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 93%

Sensitivity live

Price	-10% $638	-5% $379	+0% $119	+5% $-140	+10% $-399
Rent	-10% $-411	-5% $-146	+0% $119	+5% $385	+10% $650
Rate	-1.0pp $497	-0.5pp $310	base $119	+0.5pp $-75	+1.0pp $-273

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$6,711
Total (3 units)			$6,712

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7604 SW 10th Ct Unit 2 North Lauderdale, FL	3.0	2.0	2610	$2,800	$1.07	4d	1	0.42mi
7604 SW 10th Ct Unit 2 North Lauderdale, FL	3.0	2.0	2610	$2,800	$1.07	26d	1	0.42mi
8308 N Coral Cir Unit N/a North Lauderdale, FL	3.0	2.5	1755	$3,000	$1.71	26d	1	0.76mi
581 Kathy Ln Unit D Margate, FL	2.0	1.0	3730	$2,000	$0.54	7d	1	1.11mi
7835 NW 78th Ave Tamarac, FL	3.0	2.5	2084	$3,900	$1.87	22d	1	1.25mi
7835 NW 78th Ave Tamarac, FL	3.0	2.5	2084	$4,200	$2.02	26d	1	1.25mi
7835 NW 78th Ave Tamarac, FL	3.0	2.5	2084	$3,900	$1.87	6d	1	1.25mi
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	26d	1	1.30mi
7813 NW 70th Ct Unit 1-2 Tamarac, FL	2.0	2.0	3182	$2,350	$0.74	13d	1	1.36mi
288 NW 89th Ave Coral Springs, FL	3.0	3.0	1916	$5,350	$2.79	20d	1	1.46mi
288 NW 89th Ave Coral Springs, FL	3.0	3.0	1916	$4,600	$2.40	26d	1	1.46mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	4d	1	1.47mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	26d	1	1.50mi

Listing history 27 events

1. 2026-06-21
   days on market $750,000 Active 102 DOM
2. 2026-06-18
   days on market $750,000 Active 99 DOM
3. 2026-06-17
   days on market $750,000 Active 98 DOM
4. 2026-06-16
   days on market $750,000 Active 97 DOM
5. 2026-06-15
   days on market $750,000 Active 96 DOM
6. 2026-06-13
   days on market $750,000 Active 94 DOM
7. 2026-06-09
   days on market $750,000 Active 90 DOM
8. 2026-06-07
   days on market $750,000 Active 88 DOM
9. 2026-06-04
   days on market $750,000 Active 85 DOM
10. 2026-06-03
    days on market $750,000 Active 84 DOM
11. 2026-06-02
    days on market $750,000 Active 83 DOM
12. 2026-06-01
    days on market $750,000 Active 82 DOM
13. 2026-05-31
    days on market $750,000 Active 81 DOM
14. 2026-03-24
    historical $2,200
15. 2026-03-13
    listed $2,200
16. 2026-02-12
    listed $750,000 Active
17. 2016-07-15
    historical
18. 2016-07-15
    status Backup Contract
19. 2016-05-31
    listed $270,000 Active
20. 2014-09-27
    soldstatus $190,000 Sold 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

21. 2014-08-23
    status Pending 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

22. 2014-06-18
    status Active 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

23. 2014-06-13
    status Pending 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

24. 2014-04-21
    price $205,000 Active 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

25. 2014-04-21
    status Active 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

26. 2014-02-14
    status Pending 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

27. 2014-02-03
    listed $195,000 Active 182-char remark

    Show marketing remark (182 chars)

    High return on this fully leased tri-plex in an excellent rental area in N. Lauderdale. Part of a group of N. Lauderdale listings. Call listing agent for details. See broker remarks.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $80,544
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,444
• − Management: −$6,444
• − Depreciation: −$21,818
• Taxable loss: −$11,173
• Est. tax savings @ 24.0%: +$2,681
• After-tax cash flow: $4,114/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 — North Lauderdale

• Score: 76/100
• State rank: #230
• US rank: #3635

Category grades

Amenities F Commute C- 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: North Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% French/Haitian/Cajun 15% Other Indo-European 2%

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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

-98.9% since first listed

14 events — show timeline

• 2026-03-24 Rental Removed $2,200 GFLMLS
• 2026-03-13 Listed for Rent $2,200 GFLMLS
• 2026-02-12 Listed $750,000 Beaches MLS
• 2016-07-15 Listing Removed — MARMLS
• 2016-07-15 Pending — MARMLS
• 2016-05-31 Listed $270,000 MARMLS
• 2014-09-27 Sold (MLS) $190,000 MARMLS
• 2014-08-23 Pending — MARMLS
• 2014-06-18 Relisted — MARMLS
• 2014-06-13 Pending — MARMLS
• 2014-04-21 Relisted — MARMLS
• 2014-04-21 Price Changed $205,000 MARMLS
• 2014-02-14 Pending — MARMLS
• 2014-02-03 Listed $195,000 MARMLS