4311 NW 16th St Unit 303B & 304B · Lauderhill, FL 33313

$165,000

3 bd · 3.0 ba · 1,523 sqft · Condo · 85 Days on market

Built 1968 $776/mo HOA · 29% 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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

RARE & SPACIOUS 3-BEDROOM 3-BATHS WITH STUNNING LAKE & GOLF COURSE VIEWS. DISCOVER A ONE-OF-A-KIND OPPORTUNITY IN THE HEART OF BROWARD COUNTY! THIS EXTRAORDINARY 3/3 CONDO IS A COMBINATION OF 2 UNITS (2/2 & 1/1), OFFERING EXPANSIVE LIVING SPACE UNLIKE ANY OTHER UNIT IN THE COMMUNITY. TURNKEY, MOVE-IN READY, FULLY FURNISHED, WITH PRIVATE ENCLOSED PATIOS. 2 HEATED SWIMMING POOLS, GYM, SHUFFLEBOARD & BBQ AREA. SOCIAL GATHERINGS AND OUTDOOR FUN. ON-SITE MANAGEMENT. 55+ COMMUNITY, NESTLED IN THE CENTER OF BROWARD COUNTY WITH EASY ACCESS TO ALL MAJOR HIGHWAYS. 50-YEAR CERTIFICATION COMPLETED, ENSURING SAFETY AND QUALITY. DON’T MISS OUT, SCHEDULE YOUR SHOWING TODAY!

Key facts

• $776 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee; Association amenities include pool, fitness center, clubhouse, billiard room, business center, hobby room, library, picnic area, storage, kitchen facilities, parking, security, and maintenance; HOA covers insurance, grounds and structure maintenance, trash, common areas, elevator, roof repairs, and pool service; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Two parking spaces total
• Security: Security guard; Security patrol
• Utilities: Water and sewer available; Electric service available
• Home design: Condominium; Updated/remodeled condition; Accessible elevator installed; Third-floor entry; Three-story building
• Construction: Block construction
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main/entry level
• Flooring: Ceramic tile
• Bathrooms: Three full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans; Paddle fans
• Interior features: Walk-in closets; Split bedroom layout; Closet cabinetry; Custom mirrors; Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.3% in Lauderhill — 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 79/100 on livability (#139 in FL, #2,059 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: 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: Lauderhill Paul Turner Elementary School (math 29% / reading 32%, grade F, #1,862 of 2,144 statewide, top 88%, 547 students, 87% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 80% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 48% district-wide (-26 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 656 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).
• At $2,672/mo this rent would consume 69% of the median local household income ($46k/yr) (locally 5692% 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 $1k of loan paydown is wiped out by about $5k 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 85 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 5.1

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: -13.2%
• Equity multiple: 0.55×
• Total profit: $-21,020
• Equity at exit: $24,602

10-year hold

• IRR: -12.9%
• Equity multiple: 0.39×
• Total profit: $-28,123
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,672 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$776
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $194

Break-even live

Break-even rent $2,426

Max offer price $165,000

Occupancy floor 88%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4350 NW 14th St Lauderhill, FL	3.0	3.0	1590	$3,000	$1.89	5d	1	0.23mi
4350 NW 14th St Lauderhill, FL	3.0	3.0	1590	$3,500	$2.20	24d	1	0.23mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,500	$1.84	2d	39	0.26mi
1530 NW 47th Ave Lauderhill, FL	3.0	2.0	1439	$3,000	$2.08	24d	1	0.30mi
2230 NW 42nd Ave Lauderhill, FL	3.0	2.0	1881	$3,076	$1.64	8d	1	0.58mi
4530 NW 23rd St Unit 4530 Lauderhill, FL	3.0	3.0	1830	$3,200	$1.75	15d	1	0.58mi
4511 NW 23rd St Lauderhill, FL	3.0	2.0	2004	$3,600	$1.80	24d	1	0.60mi
4002 NW 11th Dr Plantation, FL	3.0	2.5	1496	$2,900	$1.94	24d	1	0.62mi
3741 NW 20th St #506 Lauderdale Lakes, FL	4.0	2.0	1310	$3,000	$2.29	24d	1	0.62mi
4044 NW 11th St Unit 4044 Lauderhill, FL	3.0	2.5	1496	$2,600	$1.74	17d	1	0.65mi
3764 NW 21st St #101 Lauderdale Lakes, FL	4.0	3.0	1310	$2,700	$2.06	24d	1	0.65mi
4032 NW 11th St Unit 4032 Lauderhill, FL	3.0	2.5	1496	$2,800	$1.87	24d	1	0.66mi
1321 NW 50th Ave Lauderhill, FL	3.0	2.0	2030	$2,700	$1.33	5d	1	0.66mi
4361 NW 25th Pl Lauderhill, FL	3.0	1.0	1284	$2,395	$1.87	2d	1	0.76mi
4361 NW 25th Pl Lauderhill, FL	3.0	1.0	1284	$2,495	$1.94	17d	1	0.76mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	22d	1	0.78mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	21d	1	0.78mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,750	$1.84	24d	2	0.78mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	5d	1	0.83mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,900	$1.82	5d	4	0.83mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,900	$1.82	17d	3	0.83mi
4848 NW 24th Ct Lauderdale Lakes, FL	2.0–3.0	2.0	1230	$1,900	$1.54	24d	2	0.83mi
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	24d	1	0.83mi
2240 NW 51st Ave Lauderhill, FL	2.0	2.0	1385	$3,400	$2.45	21d	1	0.83mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	22d	1	0.83mi
2240 NW 51st Ave Unit N/A Lauderhill, FL	4.0	3.0	1385	$3,400	$2.45	24d	1	0.85mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.86mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	24d	1	0.87mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	8d	1	0.87mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	24d	1	0.87mi
4393 NW 9th St Unit 4393 Plantation, FL	3.0	2.5	1616	$3,500	$2.17	24d	1	0.87mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	24d	1	0.88mi
913 NW 45th Ter Unit 913 Plantation, FL	3.0	2.5	1616	$3,525	$2.18	24d	1	0.88mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	24d	1	0.88mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	24d	1	0.88mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	24d	1	0.88mi
4384 NW 9th St Unit 4384 Plantation, FL	3.0	2.5	1616	$3,550	$2.20	24d	1	0.89mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	24d	1	0.91mi
2624 NW 47th Ter #1105 Lauderdale Lakes, FL	3.0	2.5	1535	$2,300	$1.50	24d	1	0.91mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	24d	1	0.92mi

HOA detail condo

• Monthly dues: $776 · $9,312/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-04
   days on market $165,000 Active 85 DOM
2. 2026-06-03
   days on market $165,000 Active 84 DOM
3. 2026-06-02
   days on market $165,000 Active 83 DOM
4. 2026-06-01
   days on market $165,000 Active 82 DOM
5. 2026-05-31
   days on market $165,000 Active 81 DOM
6. 2026-03-29
   status Active
7. 2026-03-11
   listed Active Under Contract
8. 2025-12-12
   listed $165,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,058
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − HOA: −$9,312
• − Depreciation: −$4,800
• Taxable income: $274
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,265/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 — Lauderhill

• Score: 79/100
• State rank: #139
• US rank: #2059

Category grades

Amenities F Commute A+ 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: Lauderhill, 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

3 events — show timeline

• 2026-03-29 Relisted — Beaches MLS
• 2026-03-11 Listed — Beaches MLS
• 2025-12-12 Listed $165,000 Beaches MLS