2131 NE 42nd Ct Unit 209e · Lighthouse Point, FL 33064

$99,900

1 bd · 1.0 ba · 560 sqft · Condo public records · 99 Days on market

Built 1966 $415/mo HOA · 24% of rent

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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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOWEST PRICED CONDO in Lighthouse Point Venetian Park Gardens! Fabulous 1 bedroom studio in sought after Lighthouse Point. Light. Bright. Open. Ready for your touches. Pantry in kitchen. Large Walk in closet with cabinetry. Linen closet in hall. Tankless hot water heater. Storm shutters. Good size enclosed balcony. Condo w/ reserves so mortgages are possible. No lease first 2 years. Great community! Beautiful heated pool. Must see! Next door apartment is also for sale with abutting linen closets. Owner motivated. Bring Offers

Key facts

• Enclosed balcony
• Linen closet in hall
• Pantry in kitchen

Tags

• PANTRY IN KITCHEN
• LARGE WALK IN CLOSET
• LINEN CLOSET IN HALL
• TANKLESS HOT WATER HEATER
• STORM SHUTTERS
• ENCLOSED BALCONY

Property features AI

Finance

• HOA & community: Community pool; Shuffleboard court; Storage; Community room; Maintenance provided; Monthly association fee; Association fee covers insurance, grounds maintenance, pest control, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facility, and pool service; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Other security features
• Utilities: Cable available
• Home design: Condominium; Resale unit; Second-floor entry; Two-story building
• Construction: Block construction
• Exterior features: Glass-enclosed patio/porch; Not waterfront; West-facing

Interior

• Bedrooms: One bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Walk-in closets; Closet cabinetry; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.4% in Lighthouse Point — 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 71/100 on livability (#384 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, commute F, cost of living 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 rising (+1.8%/yr); 591 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 99 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $100k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.73% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.15%
• DSCR: 1.58
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-8,153
• Equity at exit: $14,895

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,613
• Equity at exit: $8,638

Cash invested: $27,972 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$42
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$415
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $154

Break-even live

Break-even rent $1,530

Max offer price $99,900

Occupancy floor 86%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 NE 42nd Ct Unit 206N Lighthouse Point, FL	1.0	1.0	560	$1,600	$2.86	24d	1	0.05mi
2120 NE 41st St Unit C Lighthouse Point, FL	1.0	1.0	650	$1,675	$2.58	24d	1	0.19mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,110	$2.18	1d	9	0.31mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	22d	1	0.42mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,650	$1.99	24d	1	0.43mi
3700 NE 22nd Ave Unit 3720-11 Lighthouse Point, FL	1.0	1.0	650	$1,825	$2.81	24d	1	0.53mi
1330 NE 41st Dr #2 Pompano Beach, FL	1.0	1.0	400	$1,750	$4.38	11d	1	0.60mi
1480 E Sample Rd Pompano Beach, FL	1.0	1.0	640	$1,550	$2.42	15d	2	0.82mi
1480 E Sample Rd #207 Pompano Beach, FL	1.0	1.0	640	$1,600	$2.50	24d	1	0.82mi
1671 NE 33rd St Apt 1 Pompano Beach, FL	1.0	1.0	750	$1,650	$2.20	24d	1	0.86mi
1671 NE 33rd St Unit 3 Pompano Beach, FL	2.0	2.0	750	$2,200	$2.93	24d	1	0.86mi
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	24d	1	1.00mi
1417 SE 3rd Ter Deerfield Beach, FL	1.0	1.0	570	$1,300	$2.28	11d	1	1.02mi
1751 NE 31st St Pompano Beach, FL	1.0	1.0	642	$1,595	$2.48	15d	1	1.03mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,700	$2.12	24d	4	1.12mi
2900 NE 17th Ave Pompano Beach, FL	1.0	1.0	650	$1,745	$2.68	11d	1	1.13mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	15d	1	1.14mi
1901 NE 29th St #2 Lighthouse Point, FL	1.0	1.0	700	$1,600	$2.29	24d	1	1.14mi
1512 NE 28th St Pompano Beach, FL	2.0	1.0	624	$2,500	$4.01	24d	1	1.33mi
2234 NE 27th St Lighthouse Point, FL	1.0	1.0	500	$2,250	$4.50	24d	1	1.38mi
401 SW 13th Pl Deerfield Beach, FL	2.0	1.0	709	$1,695	$2.39	16d	1	1.44mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 99 DOM
2. 2026-06-17
   days on market $99,900 Active 98 DOM
3. 2026-06-16
   days on market $99,900 Active 97 DOM
4. 2026-06-15
   days on market $99,900 Active 96 DOM
5. 2026-06-13
   days on market $99,900 Active 94 DOM
6. 2026-06-09
   days on market $99,900 Active 90 DOM
7. 2026-06-07
   days on market $99,900 Active 88 DOM
8. 2026-06-04
   days on market $99,900 Active 85 DOM
9. 2026-06-03
   days on market $99,900 Active 84 DOM
10. 2026-06-02
    days on market $99,900 Active 83 DOM
11. 2026-06-01
    days on market $99,900 Active 82 DOM
12. 2026-05-31
    days on market $99,900 Active 81 DOM
13. 2026-05-14
    price $99,900
14. 2025-11-20
    listed $109,900 Active
15. 1999-07-16
    soldstatus $15,000
16. 1965-03-01
    soldstatus $7,700

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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 6/10 Major FEMA zone AH · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,701
• − Mortgage interest: −$5,596
• − Property taxes: −$911
• − Insurance: −$2,324
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$4,980
• − Depreciation: −$2,906
• Taxable income: $672
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $1,691/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 — Lighthouse Point

• Score: 71/100
• State rank: #384
• US rank: #6803

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lighthouse Point, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+1197.4% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $99,900 Beaches MLS
• 2025-11-20 Listed $109,900 Beaches MLS
• 1999-07-16 Sold (Public Records) $15,000 Public Records
• 1965-03-01 Sold (Public Records) $7,700 Public Records

Property tax history

+15.7%/yr

Latest (2025): $911 · +1.5% YoY. Source: county tax records.