821 SW 62nd Ave · North Lauderdale, FL 33068

$439,900

4 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 25 Days on market

Built 1970 5,583 sqft lot Est $399k · 10% over

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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 +13.5/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• ARV discount +2.8/15.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Low Taxes $1,544 from Year 2025. 4/2 + GARAGE. Corner lot. Beautiful Porcelain tile throughout. Fresh paint.

Key facts

• 5,583 sq ft lot
• Garage
• Built 1970

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: 3 total parking spaces; Attached 1-car garage; Detached carport; Covered carport space
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; Single-story; Resale property; Faces east
• Construction: CBS construction; Building area reported as 1,384 living area (1,748 total building area)
• Exterior features: Not waterfront; Shingle roof

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $20 ($236/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (24.1% below list).
• Recommended offer: $334k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in North Lauderdale — 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 76/100 on livability (#230 in FL, #3,635 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute C-, 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: North Lauderdale Elementary School (math 24% / reading 30%, grade F, #1,969 of 2,144 statewide, top 94%, 646 students, 82% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 298 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).
• At $3,341/mo this rent would consume 63% of the median local household income ($64k/yr) (locally 3073% 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 $3k of loan paydown is wiped out by about $13k 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 25 days — a 2% lower offer ($433k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $286k; list at $440k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $334,094 (24.1% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $398,592
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 SW 65th Ave	0.47mi	4/2.0	1,350 (-2%)	6mo	$356,000	$264	69
739 Holly St	0.46mi	3/2.0 (-1)	1,470 (+6%)	8mo	$424,000	$288	57
6502 Boulevard Of Champions	0.74mi	3/2.0 (-1)	1,300 (-6%)	2mo	$409,000	$315	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-80,031
• Equity at exit: $65,591

10-year hold

• IRR: -18.1%
• Equity multiple: 0.13×
• Total profit: $-106,763
• Equity at exit: $38,035

Cash invested: $123,172 (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 33068

• Rents YoY: -0.7%
• Active inventory: 298
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,341 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $20

Break-even live

Break-even rent $3,316

Max offer price $439,900

Occupancy floor 94%

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6391 SW 8th St North Lauderdale, FL	3.0	2.0	1162	$3,300	$2.84	24d	1	0.18mi
6481 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1728	$3,650	$2.11	24d	1	0.28mi
6515 SW 8th Pl North Lauderdale, FL	4.0	2.0	1677	$3,875	$2.31	11d	1	0.31mi
915 E Maple St North Lauderdale, FL	3.0	2.0	1470	$3,350	$2.28	14d	1	0.37mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	24d	1	0.38mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	5d	1	0.38mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	24d	1	0.41mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	7d	1	0.41mi
6533 Harbour Rd North Lauderdale, FL	4.0	2.0	1180	$3,850	$3.26	24d	1	0.46mi
6230 SW 4th Pl Margate, FL	4.0	2.0	1850	$3,500	$1.89	3d	1	0.51mi
6701 SW 7th Pl North Lauderdale, FL	3.0	2.0	1551	$3,100	$2.00	24d	1	0.51mi
253 San Remo Blvd #253 North Lauderdale, FL	3.0	2.5	1403	$2,300	$1.64	24d	1	0.51mi
5505 SW 9th St Unit 5505 Margate, FL	3.0	2.0	1526	$4,500	$2.95	17d	1	0.51mi
5505 SW 9th St Margate, FL	3.0	2.0	1526	$4,500	$2.95	7d	1	0.51mi
5505 SW 9th St Margate, FL	3.0	2.0	1526	$4,500	$2.95	24d	1	0.51mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	24d	1	0.54mi
5537 SW 6th St Margate, FL	4.0	3.0	1517	$6,000	$3.96	24d	1	0.57mi
1368 Seaview North Lauderdale, FL	4.0	3.0	1492	$3,400	$2.28	24d	1	0.59mi
1358 Silverado North Lauderdale, FL	4.0	2.5	1380	$3,475	$2.52	22d	1	0.61mi
5380 SW 10th St Margate, FL	5.0	2.0	1828	$5,200	$2.84	24d	1	0.62mi
521 Princess Dr Margate, FL	3.0	2.5	1592	$2,650	$1.66	24d	1	0.62mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	24d	1	0.62mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$2,795	$3.13	18d	3	0.62mi
1200 SW 52nd Ave North Lauderdale, FL	3.0	2.0	1027	$2,100	$2.04	24d	1	0.68mi
5413 SW 14th St North Lauderdale, FL	3.0	2.5	1462	$3,000	$2.05	24d	1	0.70mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	17d	1	0.75mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	22d	1	0.75mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	11d	1	0.75mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	24d	1	0.76mi
6511 SW 15th Ct Pompano Beach, FL	4.0	2.0	1190	$3,250	$2.73	24d	1	0.79mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	5d	1	0.91mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	7d	1	0.93mi
1213 SW 74th Ave North Lauderdale, FL	4.0	2.0	1150	$4,100	$3.57	24d	1	0.94mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	12d	1	0.97mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	24d	1	1.00mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	24d	1	1.00mi
5540 Lakewood Cir S Unit F Margate, FL	3.0	3.0	1176	$2,500	$2.13	15d	1	1.01mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	24d	1	1.02mi
4979 SW 4th St Margate, FL	3.0	2.0	1056	$3,350	$3.17	20d	1	1.02mi
5510 Lakewood Cir S Unit C Margate, FL	3.0	2.0	1176	$2,500	$2.13	17d	1	1.06mi

Listing history 16 events

1. 2026-06-18
   days on market $439,900 Active 25 DOM
2. 2026-06-17
   days on market $439,900 Active 24 DOM
3. 2026-06-16
   days on market $439,900 Active 23 DOM
4. 2026-06-15
   days on market $439,900 Active 22 DOM
5. 2026-06-13
   days on market $439,900 Active 20 DOM
6. 2026-06-09
   days on market $439,900 Active 16 DOM
7. 2026-06-08
   days on market $439,900 Active 15 DOM
8. 2026-06-07
   days on market $439,900 Active 14 DOM
9. 2026-06-04
   days on market $439,900 Active 11 DOM
10. 2026-06-03
    days on market $439,900 Active 10 DOM
11. 2026-06-02
    days on market $439,900 Active 9 DOM
12. 2026-06-01
    days on market $439,900 Active 8 DOM
13. 2026-05-31
    days on market $439,900 Active 7 DOM
14. 2026-05-23
    listed $439,900 Active
15. 2026-03-19
    soldstatus $286,000
16. 1970-10-01
    soldstatus $21,300

ⓘ 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: $1,554 · $130/mo
• Projected year-2 tax: $3,651 · $304/mo
• Expected delta: +$2,097/yr (+$175/mo · 134.9%)

ⓘ 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 9/10 Extreme 7 d/yr ≥106°F today · 26 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: $40,091
• − Mortgage interest: −$24,641
• − Property taxes: −$1,554
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,207
• − Management: −$3,207
• − Depreciation: −$12,797
• Taxable loss: −$7,516
• Est. tax savings @ 24.0%: +$1,804
• After-tax cash flow: $2,039/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 — North Lauderdale

• Score: 76/100
• State rank: #230
• US rank: #3635

Category grades

Amenities F Commute C- 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: North Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 54,439
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% 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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+1965.3% since first listed

3 events — show timeline

• 2026-05-23 Listed $439,900 Beaches MLS
• 2026-03-19 Sold (Public Records) $286,000 Public Records
• 1970-10-01 Sold (Public Records) $21,300 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,554 · +1.9% YoY. Source: county tax records.