2900 NW 48th Ter #117 · Lauderdale Lakes, FL 33313

$90,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 126 Days on market

Built 1974 $541/mo HOA · 31% 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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Spacious 2-bedroom, 2-bathroom unit offered fully furnished and move-in ready. A great opportunity for buyers looking to add their own personal touch or for seasonal living. The layout offers comfortable living space with good natural light and practical flow throughout. Conveniently located near shopping plazas, restaurants, and major highways, making daily errands and commuting simple. Whether you’re looking for a primary residence, vacation spot, or investment property, this unit offers solid potential. Don’t miss your chance to secure this property while it’s still available.

Key facts

• $541 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association amenities: clubhouse, billiard room, laundry, barbecue, picnic area, shuffleboard court, pool(s), common areas

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras
• Utilities: Water included in association; Sewer included in association; Trash included in association; Electric service available
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Furnished; First floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 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).
• This rent runs 45% 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 $622 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 126 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $90k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 31% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.91% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 4.4

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: -15.4%
• Equity multiple: 0.48×
• Total profit: $-13,168
• Equity at exit: $13,419

10-year hold

• IRR: -20.7%
• Equity multiple: 0.19×
• Total profit: $-20,456
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$472
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$38
• HOA: −$541
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $88

Break-even live

Break-even rent $1,609

Max offer price $90,000

Occupancy floor 90%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	17d	1	0.06mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.17mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	24d	1	0.19mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	24d	1	0.19mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	7d	1	0.20mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	0.20mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	0.20mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	0.21mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	0.21mi
3070 NW 48th Ter #405 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	2d	1	0.21mi
3070 NW 48th Ter Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	7d	2	0.21mi
3070 NW 48th Ter #104 Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	24d	1	0.21mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	24d	1	0.21mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	24d	1	0.25mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	17d	2	0.32mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,725	$1.65	17d	3	0.33mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,675	$1.60	5d	4	0.33mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	24d	2	0.33mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	22d	1	0.33mi
2606 NW 52nd Ave Unit D15 Lauderhill, FL	2.0	1.5	1020	$1,950	$1.91	24d	1	0.33mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.33mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.33mi
2604 NW 52nd Ave Unit C15 Lauderhill, FL	2.0	1.5	940	$1,800	$1.91	24d	1	0.33mi
2552 NW 52nd Ave Unit B19 Lauderhill, FL	2.0	1.5	940	$1,900	$2.02	4d	1	0.35mi
5111 W Oakland Park Blvd #301 Lauderdale Lakes, FL	2.0	2.0	944	$1,700	$1.80	5d	1	0.36mi
2512 NW 52nd Ave Unit 22B Lauderhill, FL	2.0	1.5	940	$1,700	$1.81	17d	1	0.36mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	7d	1	0.36mi
5223 NW 27th St Unit 9B Fort Lauderdale, FL	2.0	1.5	940	$1,750	$1.86	24d	1	0.37mi
2914 NW 55th Ave Lauderhill, FL	1.0	2.0	840	$1,600	$1.90	13d	1	0.38mi
2914 NW 55th Ave Unit 1D Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	17d	1	0.38mi
5231 NW 27th St Unit 8A Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	24d	1	0.38mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	10d	2	0.40mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	14d	1	0.41mi
2410 NW 52nd Ave #2410 Lauderhill, FL	2.0	1.5	1020	$1,700	$1.67	5d	1	0.41mi
2306 NW 52nd Ave Lauderhill, FL	2.0	1.5	1020	$1,900	$1.86	17d	1	0.44mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	3d	1	0.45mi
2814 NW 55th Ave Unit 1B Lauderhill, FL	2.0	2.0	1070	$1,800	$1.68	24d	1	0.45mi
2810 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,000	$1.89	7d	1	0.46mi
2982 NW 55th Ave Unit 2C Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	24d	1	0.46mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	24d	1	0.46mi

HOA detail condo

• Monthly dues: $541 · $6,492/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 126 DOM
2. 2026-06-17
   days on market $90,000 Active 125 DOM
3. 2026-06-16
   days on market $90,000 Active 124 DOM
4. 2026-06-15
   days on market $90,000 Active 123 DOM
5. 2026-06-13
   days on market $90,000 Active 121 DOM
6. 2026-06-09
   days on market $90,000 Active 117 DOM
7. 2026-06-07
   days on market $90,000 Active 115 DOM
8. 2026-06-04
   days on market $90,000 Active 112 DOM
9. 2026-06-03
   days on market $90,000 Active 111 DOM
10. 2026-06-02
    days on market $90,000 Active 110 DOM
11. 2026-06-01
    days on market $90,000 Active 109 DOM
12. 2026-05-31
    days on market $90,000 Active 108 DOM
13. 2026-04-07
    price $90,000
14. 2026-02-11
    listed $95,000 Active
15. 2003-08-06
    soldstatus $39,000
16. 1990-03-01
    soldstatus $32,500
17. 1973-09-01
    soldstatus $26,000

ⓘ 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: $2,651 · $221/mo
• Projected year-2 tax: $2,651 · $221/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: $20,650
• − Mortgage interest: −$5,041
• − Property taxes: −$2,651
• − Insurance: −$450
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$6,492
• − Depreciation: −$2,618
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,034/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): 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

+246.2% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $90,000 MARMLS
• 2026-02-11 Listed $95,000 MARMLS
• 2003-08-06 Sold (Public Records) $39,000 Public Records
• 1990-03-01 Sold (Public Records) $32,500 Public Records
• 1973-09-01 Sold (Public Records) $26,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,651 · +6.2% YoY. Source: county tax records.