3506 NW 49th Ave #614 · Lauderdale Lakes, FL 33319

$79,900

2 bd · 2.0 ba · 944 sqft · Condo public records · 75 Days on market

Built 1973 $630/mo HOA · 36% 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 +20.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 55+ only Housing for Older Persons * Great Buy with this 2 Bedroom Condo in Hawaiian Gardens, Marigold Bldg. The building surround the Recreation Center and it is near Hospital and easy access to Turnpike, I95, and Beaches via Oakland Park. The condo view is amazing from top floor location. Note The unit needs a little tlc and updating to make this your beautiful gem. Attachments rules and regulations with Application.

Key facts

• $630 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, laundry, grounds maintenance, structure maintenance, pest control, pool(s), recreation facilities, trash, and water; Community amenities include billiard room, cabana, clubhouse, community kitchen, fitness center, library, barbecue area, picnic area, pool, shuffleboard court, and elevators; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Closed-circuit cameras
• Utilities: Has cooling; Has heating
• Home design: Attached property; 4-story building; Entry at unit 614
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Canal-front waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Third-floor entry; Split bedrooms; Living/dining room; Bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 soft (-1.4%/yr); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($58k/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 $552 of loan paydown is wiped out by about $2k 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 75 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 36% of rent.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1973 — 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: 2.20% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.52×
• Total profit: $-10,675
• Equity at exit: $11,913

10-year hold

• IRR: -24.5%
• Equity multiple: 0.18×
• Total profit: $-18,335
• Equity at exit: $6,908

Cash invested: $22,372 (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 33319

• Rents YoY: -1.4%
• Active inventory: 827
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$419
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$33
• HOA: −$630
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $109

Break-even live

Break-even rent $1,620

Max offer price $79,900

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $132	+0% $109	+5% $87	+10% $64
Rent	-10% $-30	-5% $40	+0% $109	+5% $179	+10% $248
Rate	-1.0pp $149	-0.5pp $129	base $109	+0.5pp $88	+1.0pp $67

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	25d	1	0.11mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$2,150	$2.87	17d	3	0.12mi
5051 W Oakland Park Blvd #204 Lauderdale Lakes, FL	2.0	2.0	944	$1,900	$2.01	25d	1	0.24mi
3341 NW 47th Ter #301 Lauderdale Lakes, FL	2.0	2.0	1002	$2,050	$2.05	4d	1	0.24mi
3430 NW 52nd Ave #210 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	25d	1	0.28mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	13d	1	0.28mi
5151 W Oakland Park Blvd #303 Lauderdale Lakes, FL	2.0	2.0	944	$1,850	$1.96	25d	1	0.34mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	11d	2	0.35mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	25d	1	0.36mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	6d	1	0.36mi
3141 NW 47th Ter #430 Lauderdale Lakes, FL	2.0	2.0	1002	$1,700	$1.70	23d	1	0.36mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,700	$1.97	25d	2	0.36mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	6d	9	0.38mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	18d	2	0.40mi
5111 W Oakland Park Blvd #301 Lauderdale Lakes, FL	2.0	2.0	944	$1,700	$1.80	6d	1	0.45mi
3099 NW 48th Ave #153 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	25d	1	0.46mi
3070 NW 48th Ter #405 Lauderdale Lakes, FL	2.0	2.0	960	$1,850	$1.93	3d	1	0.48mi
3070 NW 48th Ter Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	8d	2	0.48mi
3070 NW 48th Ter #104 Lauderdale Lakes, FL	2.0	2.0	960	$1,750	$1.82	25d	1	0.48mi
4141 NW 44th Ave #117 Lauderdale Lakes, FL	2.0	2.0	1088	$1,950	$1.79	0d	1	0.55mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	25d	1	0.56mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	25d	1	0.56mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.56mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	25d	1	0.56mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	8d	1	0.56mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	25d	1	0.56mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.56mi
4141 NW 44th Ave Lauderdale Lakes, FL	2.0	2.0	1136	$1,850	$1.63	25d	2	0.57mi
4140 NW 44th Ave #411 Lauderdale Lakes, FL	2.0	2.0	1044	$1,500	$1.44	25d	1	0.62mi
2861 NW 47th Ter Unit 207B Lauderdale Lakes, FL	1.0	1.0	768	$1,400	$1.82	25d	1	0.63mi
2861 NW 47th Ter Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	25d	1	0.63mi
2861 NW 47th Ter Unit 201A Lauderdale Lakes, FL	2.0	2.0	1021	$1,700	$1.67	0d	1	0.63mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.64mi
2916 NW 55th Ave Unit 2A Lauderhill, FL	2.0	2.0	1060	$2,200	$2.08	8d	1	0.65mi
4164 Inverrary Dr #806 Lauderhill, FL	1.0	1.5	783	$1,600	$2.04	25d	1	0.65mi
4164 Inverrary Dr #102 Lauderhill, FL	2.0	2.0	1120	$2,200	$1.96	16d	1	0.65mi
2914 NW 55th Ave Lauderhill, FL	1.0	2.0	840	$1,600	$1.90	14d	1	0.66mi
2914 NW 55th Ave Unit 1D Lauderhill, FL	1.0	1.5	840	$1,600	$1.90	18d	1	0.66mi
2800 NW 47th Ter Unit 106B Lauderdale Lakes, FL	1.0	1.0	768	$1,650	$2.15	25d	1	0.68mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	20d	3	0.69mi

HOA detail condo

• Monthly dues: $630 · $7,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $79,900 Active 75 DOM
2. 2026-06-18
   days on market $79,900 Active 72 DOM
3. 2026-06-17
   days on market $79,900 Active 71 DOM
4. 2026-06-16
   days on market $79,900 Active 70 DOM
5. 2026-06-15
   days on market $79,900 Active 69 DOM
6. 2026-06-13
   days on market $79,900 Active 67 DOM
7. 2026-06-09
   days on market $79,900 Active 63 DOM
8. 2026-06-08
   days on market $79,900 Active 62 DOM
9. 2026-06-07
   days on market $79,900 Active 61 DOM
10. 2026-06-04
    days on market $79,900 Active 58 DOM
11. 2026-06-03
    days on market $79,900 Active 57 DOM
12. 2026-06-02
    days on market $79,900 Active 56 DOM
13. 2026-06-01
    days on market $79,900 Active 55 DOM
14. 2026-05-31
    days on market $79,900 Active 54 DOM
15. 2026-05-10
    price $79,900
16. 2026-04-07
    listed $89,900 Active
17. 2026-03-31
    historical
18. 2025-06-19
    listed $119,900 Active
19. 2020-12-30
    soldstatus $64,900 Closed 424-char remark

    Show marketing remark (424 chars)

    * 55+ only Housing for Older Persons * Great Buy with this 2 Bedroom Condo in Hawaiian Gardens, Marigold Bldg. The building surround the Recreation Center and it is near Hospital and easy access to Turnpike, I95, and Beaches via Oakland Park. The condo view is amazing from top floor location. Note The unit needs a little tlc and updating to make this your beautiful gem. Attachments rules and regulations with Application.

20. 2020-12-07
    soldstatus $53,000
21. 2020-11-16
    status Pending 424-char remark

    Show marketing remark (424 chars)

    * 55+ only Housing for Older Persons * Great Buy with this 2 Bedroom Condo in Hawaiian Gardens, Marigold Bldg. The building surround the Recreation Center and it is near Hospital and easy access to Turnpike, I95, and Beaches via Oakland Park. The condo view is amazing from top floor location. Note The unit needs a little tlc and updating to make this your beautiful gem. Attachments rules and regulations with Application.

22. 2020-07-24
    listed $64,900 Active 424-char remark

    Show marketing remark (424 chars)

    * 55+ only Housing for Older Persons * Great Buy with this 2 Bedroom Condo in Hawaiian Gardens, Marigold Bldg. The building surround the Recreation Center and it is near Hospital and easy access to Turnpike, I95, and Beaches via Oakland Park. The condo view is amazing from top floor location. Note The unit needs a little tlc and updating to make this your beautiful gem. Attachments rules and regulations with Application.

23. 2020-07-16
    historical
24. 2020-07-08
    listed $79,900 Active
25. 1992-06-29
    soldstatus $35,000
26. 1973-09-01
    soldstatus $26,500

ⓘ 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: $2,374 · $198/mo
• Projected year-2 tax: $2,374 · $198/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: $21,103
• − Mortgage interest: −$4,476
• − Property taxes: −$2,374
• − Insurance: −$400
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$7,560
• − Depreciation: −$2,324
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $1,168/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): 54,450
• Household income: $58,388
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 2809.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 61% Hispanic / Latino 17% White 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 1% Italian 1%
• Foreign-born: 46% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 15% French/Haitian/Cajun 15% Other Indo-European 2%

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: ▼ -202.84%
• Current HPI: 328.4307
• Rent YoY: ▼ -1.38%
• 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

+201.5% since first listed

12 events — show timeline

• 2026-05-10 Price Changed $79,900 MARMLS
• 2026-04-07 Listed $89,900 MARMLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2025-06-19 Listed $119,900 Beaches MLS
• 2020-12-30 Sold (MLS) $64,900 Beaches MLS
• 2020-12-07 Sold (Public Records) $53,000 Public Records
• 2020-11-16 Pending — Beaches MLS
• 2020-07-24 Listed $64,900 Beaches MLS
• 2020-07-16 Listing Removed — Beaches MLS
• 2020-07-08 Listed $79,900 Beaches MLS
• 1992-06-29 Sold (Public Records) $35,000 Public Records
• 1973-09-01 Sold (Public Records) $26,500 Public Records

Property tax history

+17.2%/yr

Latest (2025): $2,374 · +3.0% YoY. Source: county tax records.