8280 SW 24th St #7311 · North Lauderdale, FL 33068

$104,900

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 38 Days on market

Built 1977 $808/mo HOA · 36% 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 +20.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing 2/2 completely remodeled unit with lots of natural light. 55+ Community. Washer and Dryer in the building. Lots of parking spaces. Clubhouse with Gym, Library and tennis courts. Monthly fee includes Water, High Speed Internet, Cable, Insurance and Pest control. Centrally located. Lobby secured building. Move in ready! Won't Last

Key facts

• Clubhouse
• Remodeled unit
• Washer and dryer

Tags

• REMODELED UNIT
• NATURAL LIGHT
• WASHER AND DRYER
• PARKING SPACES
• CLUBHOUSE
• GYM

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee of $808; Association fee includes amenities; Community amenities: Clubhouse, Elevators, Tennis courts; Senior community

Exterior

• Home design: 3 stories; Resale property
• Construction: Block construction
• Exterior features: Property attached (attached unit)

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: First-floor entry; Other interior features; Laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents soft (-0.7%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% of the median local income ($64k/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 $725 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 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $89k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 36% of rent.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.17% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.50×
• Total profit: $-14,766
• Equity at exit: $15,641

10-year hold

• IRR: -26.9%
• Equity multiple: 0.13×
• Total profit: $-25,439
• Equity at exit: $9,070

Cash invested: $29,372 (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: 298
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$550
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$44
• HOA: −$808
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $130

Break-even live

Break-even rent $2,107

Max offer price $104,900

Occupancy floor 89%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8103 SW 24th St Unit B-32 North Lauderdale, FL	2.0	2.0	1530	$2,400	$1.57	24d	1	0.10mi
2306 SW 82nd Ter Unit 2306 North Lauderdale, FL	2.0	2.5	1332	$2,300	$1.73	24d	1	0.11mi
5718 NW 66th Ave Unit n/a Tamarac, FL	2.0	1.0	1118	$2,700	$2.42	24d	1	0.18mi
8140 SW 22nd St North Lauderdale, FL	3.0	2.0	1084	$2,750	$2.54	21d	1	0.20mi
5713 NW 65th Ter Tamarac, FL	2.0	1.0	884	$2,200	$2.49	24d	1	0.21mi
6710 NW 58th Ct Tamarac, FL	2.0	2.0	1287	$2,450	$1.90	24d	1	0.22mi
6717 NW 59th St Tamarac, FL	3.0	2.0	1587	$3,700	$2.33	21d	1	0.22mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	4d	3	0.24mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	24d	4	0.24mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	2d	3	0.27mi
6070 NW 64th Ave #204 Fort Lauderdale, FL	2.0	2.0	880	$1,700	$1.93	3d	1	0.29mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	8d	3	0.30mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	24d	2	0.30mi
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	15d	2	0.34mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	24d	1	0.35mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	24d	1	0.43mi
1820 N Lauderdale Ave #3117 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.44mi
1820 N Lauderdale Ave #3416 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	22d	1	0.44mi
1810 SW 81st Ave #2314 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	14d	1	0.46mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.46mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	8d	1	0.46mi
1810 SW 81st Ave Unit 2209 North Lauderdale, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	0.46mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	8d	1	0.46mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	24d	1	0.46mi
1800 SW 81st Ave Unit 1307 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	18d	1	0.50mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	24d	1	0.53mi
8308 N Coral Cir Unit N/a North Lauderdale, FL	3.0	2.5	1755	$3,000	$1.71	24d	1	0.54mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	3d	30	0.58mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	24d	1	0.60mi
1002 Belmont Ln #1002 North Lauderdale, FL	1.0	1.0	878	$1,900	$2.16	24d	1	0.60mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	8d	1	0.60mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	18d	1	0.60mi
1302 Belmont Ln #1302 North Lauderdale, FL	1.0	1.0	878	$1,850	$2.11	24d	1	0.60mi
1204 Belmont Ln Unit 1204 North Lauderdale, FL	1.0	1.0	878	$1,800	$2.05	24d	1	0.60mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	24d	1	0.60mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	24d	1	0.60mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	21d	1	0.60mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	24d	1	0.60mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	24d	1	0.61mi
2202 Belmont Ln Unit 2202 North Lauderdale, FL	1.0	1.0	878	$2,150	$2.45	15d	1	0.61mi

HOA detail condo

• Monthly dues: $808 · $9,696/yr
• Likely covers: waterinternetcablegym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $104,900 Active 38 DOM
2. 2026-06-17
   days on market $104,900 Active 37 DOM
3. 2026-06-16
   days on market $104,900 Active 36 DOM
4. 2026-06-15
   days on market $104,900 Active 35 DOM
5. 2026-06-13
   days on market $104,900 Active 33 DOM
6. 2026-06-09
   days on market $104,900 Active 29 DOM
7. 2026-06-08
   days on market $104,900 Active 28 DOM
8. 2026-06-07
   pricedays on market $104,900 Active 27 DOM
9. 2026-06-04
   days on market $115,000 Active 24 DOM
10. 2026-06-03
    days on market $115,000 Active 23 DOM
11. 2026-06-02
    days on market $115,000 Active 22 DOM
12. 2026-06-01
    days on market $115,000 Active 21 DOM
13. 2026-05-31
    days on market $115,000 Active 20 DOM
14. 2026-05-11
    listed $115,000 Active
15. 2005-06-14
    soldstatus $89,000
16. 1987-09-01
    soldstatus $51,000
17. 1978-02-01
    soldstatus $37,500

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,253
• − Mortgage interest: −$5,876
• − Property taxes: −$3,149
• − Insurance: −$524
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$9,696
• − Depreciation: −$3,052
• Taxable income: $596
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $1,416/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

+206.7% since first listed

4 events — show timeline

• 2026-05-11 Listed $115,000 MARMLS
• 2005-06-14 Sold (Public Records) $89,000 Public Records
• 1987-09-01 Sold (Public Records) $51,000 Public Records
• 1978-02-01 Sold (Public Records) $37,500 Public Records

Property tax history

+15.5%/yr

Latest (2025): $3,149 · -7.7% YoY. Source: county tax records.