4047 NW 16 #403 · Lauderhill, FL 33313

$100,000

1 bd · 1.0 ba · 735 sqft · Condo public records · 93 Days on market

Built 1973 $350/mo HOA · 23% 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 +16.0/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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 MLS

IMMACULATE and BRIGHT unit with 1 bedrooms & 1 bathroom on the 4th floor, with NOBODY ON TOP OF YOU! Nice and convenient open floor plan, This one will sell ALL FURNISHED & TURNKEY with everything you need! There is also a MURPHY bed in your living room to accommodate your guests. Large bedrooms with walk-in closet & lots of storage. LARGE BALCONY with quiet views on the community. SUPER CLEAN. Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

Key facts

• Laundry facilities
• Two large closets
• Private terrace

Tags

• VARIETY OF DINING OPTIONS
• PRIVATE TERRACE
• CONVENIENT ELEVATOR ACCESS
• LAUNDRY FACILITIES
• TWO LARGE CLOSETS

Property features AI

Finance

• Other: No pets allowed
• HOA & community: $350 monthly association fee; Association covers cable TV, sewer, and water; Community amenities include clubhouse, barbecue, picnic area, pool, shuffleboard court, and trash service; Senior community

Exterior

• Parking: 1-car garage; One covered space
• Security: Closed-circuit cameras; Intercom; Lobby secured; Phone entry; Fire sprinkler system; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 4; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Barbecue area; Courtyard; Deck; Fence; Storm/security shutters; Screened balcony/deck

Interior

• Kitchen: Electric range; Refrigerator; Self-cleaning oven
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Living/dining room; Tub with shower; Walk-in closet(s); Intercom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $50 ($600/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: schools D, 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.
• Market conditions: Rents flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $691 of loan paydown is wiped out by about $3k 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 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 6797% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 23% of rent.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.49% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 5.6

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: -17.6%
• Equity multiple: 0.40×
• Total profit: $-16,732
• Equity at exit: $14,910

10-year hold

• IRR: -21.5%
• Equity multiple: 0.11×
• Total profit: $-24,834
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$524
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$42
• HOA: −$350
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $50

Break-even live

Break-even rent $1,428

Max offer price $100,000

Occupancy floor 92%

Sensitivity live

Price	-10% $107	-5% $78	+0% $50	+5% $22	+10% $-7
Rent	-10% $-68	-5% $-9	+0% $50	+5% $109	+10% $168
Rate	-1.0pp $100	-0.5pp $75	base $50	+0.5pp $24	+1.0pp $-2

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	25d	1	0.04mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	25d	1	0.21mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	8d	1	0.21mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	18d	1	0.28mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	0d	3	0.29mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	25d	3	0.29mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,540	$1.87	2d	10	0.41mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,480	$2.03	0d	12	0.43mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	23d	1	0.43mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	25d	1	0.44mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	18d	1	0.50mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	6d	1	0.50mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	25d	1	0.81mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	25d	1	0.86mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	1.05mi
4767 NW 9th Dr #4767 Plantation, FL	1.0	1.0	736	$1,400	$1.90	0d	1	1.08mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	25d	1	1.08mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	25d	1	1.08mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	18d	1	1.08mi
2871 Somerset Dr #207 Lauderdale Lakes, FL	1.0	1.0	644	$1,400	$2.17	25d	1	1.08mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	1.09mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	1.09mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	1.09mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	25d	1	1.10mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	1.12mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	25d	1	1.12mi
2851 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	827	$1,300	$1.57	4d	2	1.13mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	25d	1	1.17mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	1.17mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	8d	1	1.17mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	25d	1	1.17mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	1.18mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	25d	1	1.18mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	1.18mi
2841 Somerset Dr Lauderdale Lakes, FL	1.0	1.0	696	$1,598	$2.30	12d	3	1.19mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	25d	1	1.19mi
2821 Somerset Dr #217 Lauderdale Lakes, FL	1.0	1.0	748	$1,400	$1.87	3d	1	1.24mi
3541 NW 30th Pl Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	865	$1,739	$2.01	0d	16	1.25mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	16d	2	1.32mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	8d	2	1.32mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-05-31
   days on market $100,000 Active 93 DOM
2. 2026-05-17
   price $100,000
3. 2026-04-29
   historical $1,400
4. 2026-03-18
   price $1,400
5. 2026-02-28
   listed $1,450
6. 2026-02-12
   listed $105,000 Active
7. 2026-02-01
   historical $1,450
8. 2026-01-01
   listed $1,450
9. 2025-12-21
   historical $1,450
10. 2025-11-26
    listed $1,450
11. 2025-11-01
    historical $1,450
12. 2025-10-31
    price $1,450
13. 2025-10-22
    price $1,550
14. 2025-09-29
    price $1,650
15. 2025-09-27
    price $1,700
16. 2025-09-17
    price $1,750
17. 2025-09-13
    price $1,800
18. 2025-08-26
    price $1,900
19. 2025-07-30
    listed $1,600
20. 2023-08-14
    soldstatus $95,000
21. 2023-07-27
    soldstatus $95,000 Closed 572-char remark

    Show marketing remark (572 chars)

    IMMACULATE and BRIGHT unit with 1 bedrooms & 1 bathroom on the 4th floor, with NOBODY ON TOP OF YOU! Nice and convenient open floor plan, This one will sell ALL FURNISHED & TURNKEY with everything you need! There is also a MURPHY bed in your living room to accommodate your guests. Large bedrooms with walk-in closet & lots of storage. LARGE BALCONY with quiet views on the community. SUPER CLEAN. Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

22. 2023-07-04
    historical Active Under Contract 572-char remark

    Show marketing remark (572 chars)

    IMMACULATE and BRIGHT unit with 1 bedrooms & 1 bathroom on the 4th floor, with NOBODY ON TOP OF YOU! Nice and convenient open floor plan, This one will sell ALL FURNISHED & TURNKEY with everything you need! There is also a MURPHY bed in your living room to accommodate your guests. Large bedrooms with walk-in closet & lots of storage. LARGE BALCONY with quiet views on the community. SUPER CLEAN. Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

23. 2023-06-06
    status Active 572-char remark

    Show marketing remark (572 chars)

    IMMACULATE and BRIGHT unit with 1 bedrooms & 1 bathroom on the 4th floor, with NOBODY ON TOP OF YOU! Nice and convenient open floor plan, This one will sell ALL FURNISHED & TURNKEY with everything you need! There is also a MURPHY bed in your living room to accommodate your guests. Large bedrooms with walk-in closet & lots of storage. LARGE BALCONY with quiet views on the community. SUPER CLEAN. Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

24. 2023-06-01
    historical Active Under Contract 572-char remark

    Show marketing remark (572 chars)

    IMMACULATE and BRIGHT unit with 1 bedrooms & 1 bathroom on the 4th floor, with NOBODY ON TOP OF YOU! Nice and convenient open floor plan, This one will sell ALL FURNISHED & TURNKEY with everything you need! There is also a MURPHY bed in your living room to accommodate your guests. Large bedrooms with walk-in closet & lots of storage. LARGE BALCONY with quiet views on the community. SUPER CLEAN. Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

25. 2023-04-25
    listed $100,000 Active 572-char remark

    Show marketing remark (572 chars)

    IMMACULATE and BRIGHT unit with 1 bedrooms & 1 bathroom on the 4th floor, with NOBODY ON TOP OF YOU! Nice and convenient open floor plan, This one will sell ALL FURNISHED & TURNKEY with everything you need! There is also a MURPHY bed in your living room to accommodate your guests. Large bedrooms with walk-in closet & lots of storage. LARGE BALCONY with quiet views on the community. SUPER CLEAN. Close to the golf and Walmart, community with pool, Shuffleboard, Bacci, gym and more. Low maintenance fees. Washer and Dryer on every floor. Don't miss it!

26. 2003-02-03
    soldstatus $19,000
27. 1973-08-01
    soldstatus $21,900
28. 1973-04-01
    soldstatus $19,700

ⓘ 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: $2,544 · $212/mo
• Projected year-2 tax: $2,544 · $212/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: $17,894
• − Mortgage interest: −$5,602
• − Property taxes: −$2,544
• − Insurance: −$500
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − HOA: −$4,200
• − Depreciation: −$2,909
• Taxable loss: −$723
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $773/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

+407.6% since first listed

27 events — show timeline

• 2026-05-17 Price Changed $100,000 MARMLS
• 2026-04-29 Rental Removed $1,400 MARMLS
• 2026-03-18 Price Changed $1,400 MARMLS
• 2026-02-28 Listed for Rent $1,450 MARMLS
• 2026-02-12 Listed $105,000 MARMLS
• 2026-02-01 Rental Removed $1,450 MARMLS
• 2026-01-01 Listed for Rent $1,450 MARMLS
• 2025-12-21 Rental Removed $1,450 MARMLS
• 2025-11-26 Listed for Rent $1,450 MARMLS
• 2025-11-01 Rental Removed $1,450 MARMLS
• 2025-10-31 Price Changed $1,450 MARMLS
• 2025-10-22 Price Changed $1,550 MARMLS
• 2025-09-29 Price Changed $1,650 MARMLS
• 2025-09-27 Price Changed $1,700 MARMLS
• 2025-09-17 Price Changed $1,750 MARMLS
• 2025-09-13 Price Changed $1,800 MARMLS
• 2025-08-26 Price Changed $1,900 MARMLS
• 2025-07-30 Listed for Rent $1,600 MARMLS
• 2023-08-14 Sold (Public Records) $95,000 Public Records
• 2023-07-27 Sold (MLS) $95,000 MARMLS
• 2023-07-04 Contingent — MARMLS
• 2023-06-06 Relisted — MARMLS
• 2023-06-01 Contingent — MARMLS
• 2023-04-25 Listed $100,000 MARMLS
• 2003-02-03 Sold (Public Records) $19,000 Public Records
• 1973-08-01 Sold (Public Records) $21,900 Public Records
• 1973-04-01 Sold (Public Records) $19,700 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,544 · -5.1% YoY. Source: county tax records.