4221 NW 19th St #289 · Lauderhill, FL 33313

$144,900

2 bd · 2.0 ba · 1,090 sqft · Condo public records · 139 Days on market

Built 1975 $366/mo HOA · 21% 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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome To This Well-Maintained 2 bedroom 2 bathroom PLUS Den In The Desirable Wood Hue Community In Lauderhill. This Unit Features An Upgraded Kitchen With Stainless Steel Appliances, Granite Countertops, Granite Backsplash, And Wood Cabinetry In Good Condition. The Kitchen Also Includes A Breakfast Bar, Pantry, And Countertop Microwave, Offering Both Functionality And Style. The Home Offers An Open Dining And Living Room Layout And Has Washer/ Dryer Hook-Up For A Full Size W/ D. Enjoy Low-Maintenance Living, As Maintenance Includes All Amenities, Building Exterior, Insurance, Lawn Maintenance, And Pool Service. Wood Hue Offers Excellent Community Amenities, Including A Swimming Pool, Bask

Key facts

• Granite backsplash
• Upgraded kitchen
• Granite countertops

Tags

• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• GRANITE BACKSPLASH
• WOOD CABINETRY
• BREAKFAST BAR

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee of $366; Association covers amenities, insurance, grounds maintenance, and pool(s); Community amenities include basketball court, fitness center, barbecue, picnic area, and tennis courts

Exterior

• Utilities: Cable available
• Home design: 2 stories; Entry on level 1; Attached property
• Construction: Block construction; Resale
• Exterior features: Patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Den; Laundry; Utility room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Living/dining room; Tub with shower; Walk-in closet(s)
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-63 ($-751/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (7.6% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 24d 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 $1k 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 139 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $145k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% 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 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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: 1.19% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 7.0

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: -23.7%
• Equity multiple: 0.22×
• Total profit: $-31,815
• Equity at exit: $21,605

10-year hold

• IRR: -35.7%
• Equity multiple: -0.22×
• Total profit: $-49,682
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$760
• Tax from tax record: −$242 /mo · $2,901/yr
• Insurance: −$60
• HOA: −$366
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-63

Break-even live

Break-even rent $1,808

Max offer price $133,846

Occupancy floor 99%

Sensitivity live

Price	-10% $19	-5% $-22	+0% $-63	+5% $-104	+10% $-145
Rent	-10% $-199	-5% $-131	+0% $-63	+5% $6	+10% $74
Rate	-1.0pp $10	-0.5pp $-26	base $-63	+0.5pp $-100	+1.0pp $-138

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	0d	3	0.12mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,700	$2.10	25d	3	0.12mi
4240 NW 21st St #134 Lauderhill, FL	1.0	1.0	812	$1,500	$1.85	25d	1	0.12mi
4491 NW 19th St Lauderhill, FL	1.0–3.0	1.0–2.5	1358	$2,065	$1.52	0d	37	0.18mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	25d	1	0.20mi
2029 NW 46th Ave Lauderhill, FL	1.0	1.5	800	$1,500	$1.88	25d	1	0.30mi
2017 NW 46th Ave Unit A110 Lauderhill, FL	1.0	1.5	800	$1,650	$2.06	25d	1	0.30mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	25d	1	0.32mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	9d	1	0.32mi
4321 NW 16th St Unit 202C Lauderhill, FL	2.0	2.0	867	$1,700	$1.96	25d	1	0.32mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,678	$2.30	0d	14	0.32mi
1701 NW 46th Ave #109 Lauderhill, FL	2.0	2.0	828	$1,800	$2.17	23d	1	0.40mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	19d	1	0.40mi
1490 NW 43rd Ave #206 Lauderhill, FL	2.0	2.0	950	$1,800	$1.89	21d	1	0.44mi
1631 NW 46th Ave #118 Lauderhill, FL	2.0	2.0	828	$1,750	$2.11	25d	1	0.45mi
2061 NW 47th Ter Lauderhill, FL	1.0	1.5	928	$1,620	$1.75	5d	2	0.45mi
1501 NW 43rd Ave #204 Lauderhill, FL	2.0	2.0	950	$1,650	$1.74	25d	1	0.47mi
4740 NW 21st St Lauderhill, FL	1.0	1.5	1003	$1,575	$1.57	21d	2	0.49mi
4361 NW 25th Pl Lauderhill, FL	3.0	1.0	1284	$2,495	$1.94	18d	1	0.51mi
4361 NW 25th Pl Lauderhill, FL	3.0	1.0	1284	$2,395	$1.87	3d	1	0.51mi
3700 NW 21st St #203 Lauderdale Lakes, FL	1.0	1.0	800	$1,500	$1.88	22d	1	0.53mi
4750 NW 22nd Ct #502 Lauderhill, FL	1.0	1.5	928	$1,600	$1.72	25d	1	0.54mi
1310 NW 43rd Ave #303 Lauderhill, FL	1.0	1.0	950	$1,400	$1.47	25d	1	0.56mi
1530 NW 47th Ave Unit 1 Lauderhill, FL	1.0	1.0	1439	$1,400	$0.97	25d	1	0.58mi
1530 NW 47th Ave Lauderhill, FL	3.0	2.0	1439	$3,000	$2.08	25d	1	0.58mi
3610 NW 21st St Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	950	$1,750	$1.84	25d	2	0.58mi
3610 NW 21st St #413 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	22d	1	0.58mi
3610 NW 21st St #308 Lauderdale Lakes, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	0.58mi
2060 NW 48th Ter Lauderhill, FL	1.0–2.0	1.0–2.0	886	$1,595	$1.80	9d	2	0.58mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	25d	1	0.61mi
4851 NW 21st St Unit 2P Lauderhill, FL	1.0	1.5	1074	$1,400	$1.30	25d	1	0.61mi
3710 NW 21st St #305 Lauderdale Lakes, FL	2.0	2.0	1100	$1,650	$1.50	25d	1	0.63mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,879	$2.28	2d	10	0.63mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	6d	1	0.67mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	18d	1	0.67mi
2700 NW 39th Way Lauderdale Lakes, FL	2.0–3.0	1.0–1.5	858	$1,750	$2.04	0d	6	0.67mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,675	$1.60	6d	4	0.74mi
4848 NW 24th Ct Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	1045	$1,725	$1.65	18d	3	0.74mi
4848 NW 24th Ct Lauderdale Lakes, FL	2.0–3.0	2.0	1230	$1,800	$1.46	25d	2	0.74mi
2713 NW 47th Ter #504 Lauderdale Lakes, FL	2.0	1.0	1133	$1,700	$1.50	0d	1	0.80mi

HOA detail condo

• Monthly dues: $366 · $4,392/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $144,900 Active 139 DOM
2. 2026-06-18
   days on market $144,900 Active 136 DOM
3. 2026-06-17
   days on market $144,900 Active 135 DOM
4. 2026-06-16
   days on market $144,900 Active 134 DOM
5. 2026-06-15
   days on market $144,900 Active 133 DOM
6. 2026-06-13
   days on market $144,900 Active 131 DOM
7. 2026-06-09
   days on market $144,900 Active 127 DOM
8. 2026-06-07
   days on market $144,900 Active 125 DOM
9. 2026-06-04
   days on market $144,900 Active 122 DOM
10. 2026-06-03
    days on market $144,900 Active 121 DOM
11. 2026-06-02
    days on market $144,900 Active 120 DOM
12. 2026-06-01
    days on market $144,900 Active 119 DOM
13. 2026-05-31
    days on market $144,900 Active 118 DOM
14. 2026-05-06
    price $144,900
15. 2026-02-02
    listed $154,900 Active
16. 1989-11-09
    soldstatus $31,000
17. 1978-09-01
    soldstatus $35,000

ⓘ 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: $2,901 · $242/mo
• Projected year-2 tax: $2,901 · $242/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 · 27 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: $20,741
• − Mortgage interest: −$8,117
• − Property taxes: −$2,901
• − Insurance: −$724
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$4,392
• − Depreciation: −$4,215
• Taxable loss: −$2,927
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $-48/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

+314.0% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $144,900 MARMLS
• 2026-02-02 Listed $154,900 MARMLS
• 1989-11-09 Sold (Public Records) $31,000 Public Records
• 1978-09-01 Sold (Public Records) $35,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,901 · +5.0% YoY. Source: county tax records.