4299 NW 16 Th St #108 · Lauderhill, FL 33313

$120,000

1 bd · 1.0 ba · 697 sqft · Condo public records · 102 Days on market

Built 1967 $383/mo HOA · 25% of rent

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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 +10.4/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright, Super Clean 1/1 Condo in Lauderdale East. 55 Plus community. Kitchen was renovated to a surprisingly large kitchen with good storage. Main bedroom can accommodate a king size bed with plenty of walk around room. The Bathroom has a walking shower Kitchen, Dinning and Livingroom over looking water and Golf course. Screened in Porch. AC 2023, Impact Windows. Exterior lockable storage. First floor. Community has a club House, exercise room, swimming pool, patio area and a Billiard Room. Condo fees are reasonable. Management office on site. A well managed community.

Key facts

• Walking shower
• Screened in porch
• Overlooking water

Tags

• RENOVATED KITCHEN
• WALKING SHOWER
• OVERLOOKING WATER
• OVERLOOKING GOLF COURSE
• SCREENED IN PORCH
• IMPACT WINDOWS

Property features AI

Finance

• Other: Located in a senior community; Waterfront: Yes (no specific waterfront features listed)
• HOA & community: Has association; Monthly HOA fee; Association amenities: Billiard room, Clubhouse, Fitness center, Parking, Pool, Shuffleboard court, Storage, Community room, Security, Maintenance; HOA fee covers insurance, grounds maintenance, and recreation facility

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s); Security patrol
• Utilities: Cable not available
• Home design: Condominium; 3 stories; Faces west; Resale, updated/remodeled
• Construction: Block construction
• Exterior features: Screened porch; Porch; First-floor entry

Interior

• Kitchen: Dishwasher; Electric range; Electric water heater
• Bedrooms: 1 bedroom on the main level; Furnished
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-65 ($-776/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 39% 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 $830 of loan paydown is wiped out by about $4k 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 102 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago 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.
• Current owner paid $22k; list at $120k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $108,584 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.25% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 6.6

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: -24.7%
• Equity multiple: 0.19×
• Total profit: $-27,317
• Equity at exit: $17,892

10-year hold

• IRR: -41.6%
• Equity multiple: -0.30×
• Total profit: $-43,624
• Equity at exit: $10,375

Cash invested: $33,600 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$629
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$50
• HOA: −$383
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-65

Break-even live

Break-even rent $1,587

Max offer price $108,584

Occupancy floor 99%

Sensitivity live

Price	-10% $3	-5% $-31	+0% $-65	+5% $-99	+10% $-133
Rent	-10% $-184	-5% $-124	+0% $-65	+5% $-5	+10% $54
Rate	-1.0pp $-4	-0.5pp $-34	base $-65	+0.5pp $-96	+1.0pp $-127

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	26d	1	0.03mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	9d	1	0.03mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	19d	1	0.05mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	26d	1	0.23mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	26d	1	0.24mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,475	$2.02	0d	14	0.32mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	6d	1	0.32mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	18d	1	0.32mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,540	$1.87	3d	10	0.34mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	0d	3	0.45mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	26d	3	0.45mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	24d	1	0.51mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	0.82mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	26d	1	0.88mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	18d	1	0.88mi
4767 NW 9th Dr #4767 Plantation, FL	1.0	1.0	736	$1,400	$1.90	0d	1	0.88mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	26d	1	0.88mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	26d	1	0.93mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	26d	1	0.96mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	26d	1	1.01mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	26d	1	1.07mi
5420 NW 11th St #205 Lauderhill, FL	1.0	1.0	675	$1,990	$2.95	0d	1	1.09mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	1.12mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	26d	1	1.13mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	22d	2	1.14mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	7d	2	1.14mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	16d	2	1.19mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	9d	2	1.19mi
4271 NW 5th St Plantation, FL	2.0	1.0	526	$1,550	$2.94	9d	3	1.19mi
4271 NW 5th St Plantation, FL	1.0–2.0	1.0	526	$1,750	$3.32	22d	2	1.19mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	4d	2	1.22mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	1.22mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	1.22mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	26d	1	1.23mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	1.23mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	1.23mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	26d	1	1.23mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	26d	1	1.23mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	1.23mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	26d	1	1.23mi

HOA detail condo

• Monthly dues: $383 · $4,596/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $120,000 Active 102 DOM
2. 2026-06-18
   days on market $120,000 Active 99 DOM
3. 2026-06-17
   days on market $120,000 Active 98 DOM
4. 2026-06-16
   days on market $120,000 Active 97 DOM
5. 2026-06-15
   days on market $120,000 Active 96 DOM
6. 2026-06-13
   days on market $120,000 Active 94 DOM
7. 2026-06-09
   days on market $120,000 Active 90 DOM
8. 2026-06-07
   days on market $120,000 Active 88 DOM
9. 2026-06-04
   days on market $120,000 Active 85 DOM
10. 2026-06-03
    days on market $120,000 Active 84 DOM
11. 2026-06-02
    days on market $120,000 Active 83 DOM
12. 2026-06-01
    days on market $120,000 Active 82 DOM
13. 2026-05-31
    days on market $120,000 Active 81 DOM
14. 2026-01-23
    listed $120,000 Active
15. 2024-07-27
    historical
16. 2024-07-23
    listed $132,000 Active
17. 2024-07-23
    historical
18. 2023-12-31
    listed $138,000 Active
19. 2023-12-28
    historical
20. 2023-11-15
    status Active
21. 2023-11-01
    historical Active Under Contract
22. 2023-09-27
    listed $138,000 Active
23. 2023-08-12
    historical
24. 2023-04-28
    status Active
25. 2023-04-04
    status Pending
26. 2023-02-11
    listed $135,000 Active
27. 2016-02-04
    historical
28. 2015-08-25
    price $47,900
29. 2015-08-14
    listed $49,000 Active
30. 1988-06-01
    soldstatus $22,000

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $2,296 · $191/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: $18,061
• − Mortgage interest: −$6,722
• − Property taxes: −$2,296
• − Insurance: −$600
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$4,596
• − Depreciation: −$3,491
• Taxable loss: −$2,534
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $-167/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
• City population: 62,807
• 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

+445.5% since first listed

17 events — show timeline

• 2026-01-23 Listed $120,000 Beaches MLS
• 2024-07-27 Listing Removed — MARMLS
• 2024-07-23 Listing Removed — MARMLS
• 2024-07-23 Listed $132,000 MARMLS
• 2023-12-31 Listed $138,000 MARMLS
• 2023-12-28 Listing Removed — MARMLS
• 2023-11-15 Relisted — MARMLS
• 2023-11-01 Contingent — MARMLS
• 2023-09-27 Listed $138,000 MARMLS
• 2023-08-12 Listing Removed — MARMLS
• 2023-04-28 Relisted — MARMLS
• 2023-04-04 Pending — MARMLS
• 2023-02-11 Listed $135,000 MARMLS
• 2016-02-04 Listing Removed — MARMLS
• 2015-08-25 Price Changed $47,900 MARMLS
• 2015-08-14 Listed $49,000 MARMLS
• 1988-06-01 Sold (Public Records) $22,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,296 · +6.4% YoY. Source: county tax records.