4260 NW 31st Ter · Lauderdale Lakes, FL 33309

$895,000

20 bd · 10.0 ba · 3,534 sqft · MultiFamily public records · 10 Days on market

Built 1971 Est $781k · 15% 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 +18.0/30.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Excellent investment opportunity to acquire a fully occupied fiveplex with stable rental income centrally located in Lauderdale Lakes. The property consists of four 2-bedroom, 1-bathroom units and one studio unit, all currently rented with tenants in place under annual lease agreements. This income-producing asset offers investors immediate cash flow and long-term potential. Please note that the photos included in the listing are not recent; however, all units are reported to be in great condition and well maintained. Due to tenant occupancy, showings will be permitted only after an accepted offer has been executed. No exceptions will be made. Please do not disturb the tenants.

Key facts

• Immediate cash flow
• Long term potential
• Centrally located

Tags

• FULLY OCCUPIED FIVEPLEX
• STABLE RENTAL INCOME
• CENTRALLY LOCATED
• INCOME PRODUCING ASSET
• IMMEDIATE CASH FLOW
• LONG TERM POTENTIAL

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Property contains multiple rental units with shown rents: units at approximately $1,300; $1,340; $1,600; and $1,750 (various counts totaling 10 units); Rent includes gardener and pest control
• HOA & community: No HOA or community details provided

Exterior

• Parking: Total of 8 parking spaces; Individual unit listings indicate assigned parking spaces
• Security: No security features provided
• Utilities: Public sewer; Cable not available
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Less than quarter-acre lot; RM-16 zoning

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Multiple 2-bedroom units (total of 10 two-bedroom units across the property)
• Flooring: Ceramic tile; Laminate
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Ceramic tile and laminate flooring
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 4×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive. Per door: $153/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $895k).
• Cap rate 7.3% vs local median 5.6% in Lauderdale Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-0.5%/yr); 340 active listings in the ZIP; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $9,246/mo this rent would consume 143% of the median local household income ($77k/yr) (locally 1596% 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 $6k of loan paydown is wiped out by about $27k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $560k; list at $895k implies a 60% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $895,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $781,014
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3908 NW 30th Ter	0.34mi	20/14.0	3,892 (+10%)	10mo	$860,000	$221	43

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-123,060
• Equity at exit: $133,447

10-year hold

• IRR: -11.5%
• Equity multiple: 0.41×
• Total profit: $-147,705
• Equity at exit: $77,383

Cash invested: $250,600 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 340
• Price-to-rent: 39.7×

Monthly cashflow live

• Estimated rent: $9,246 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$1,473 /mo · $17,678/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,942
• Net cashflow: $765

Break-even live

Break-even rent $8,278

Max offer price $895,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,271	-5% $1,018	+0% $765	+5% $511	+10% $258
Rent	-10% $34	-5% $400	+0% $765	+5% $1,130	+10% $1,495
Rate	-1.0pp $1,215	-0.5pp $992	base $765	+0.5pp $533	+1.0pp $297

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,508
1× unit	1	1	$1,739
Total (5 units)			$9,246

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $895,000 Active 10 DOM
2. 2026-06-18
   days on market $895,000 Active 7 DOM
3. 2026-06-17
   days on market $895,000 Active 6 DOM
4. 2026-06-16
   days on market $895,000 Active 5 DOM
5. 2026-06-15
   days on market $895,000 Active 4 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $895,000 Active 2 DOM

ⓘ 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: $17,678 · $1,473/mo
• Projected year-2 tax: $17,678 · $1,473/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $110,952
• − Mortgage interest: −$50,134
• − Property taxes: −$17,678
• − Insurance: −$4,475
• − Repairs & maintenance: −$8,876
• − Management: −$8,876
• − Depreciation: −$26,036
• Taxable loss: −$5,124
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $10,407/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
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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 0.68)
• Race & ethnicity: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% 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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+1379.3% since first listed

5 events — show timeline

• 2026-06-11 Listed $895,000 MARMLS
• 2017-10-20 Sold (Public Records) $560,000 Public Records
• 2017-01-30 Sold (Public Records) $350,000 Public Records
• 1990-01-29 Sold (Public Records) $50,000 Public Records
• 1971-07-01 Sold (Public Records) $60,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $17,678 · +6.5% YoY. Source: county tax records.