4500 N Federal Hwy Unit 125c · Lighthouse Point, FL 33064

$167,999

2 bd · 2.0 ba · 984 sqft · Condo · 57 Days on market

Built 1970 Good condition $606/mo HOA · 26% 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 +16.3/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Live the lighthouse point lifestyle in this bright, ground-floor 2/2 condo! All ages welcome. This home features a spacious open layout with striking marble-patterned tile in the kitchen, entry, and patio, paired with carpet in the living and bedroom areas. The kitchen features stainless appliances and a breakfast bar. Relax on your oversized screened patio overlooking peaceful garden views. Highlights: two large walk-in closets, accordion hurricane shutters, and extra storage. Amenities include: heated pool, gym, and clubhouse. Steps from dan Witt park and minutes to the beach. Boat dockage with ocean access available via waiting list! Rentable after 2 years. 640 min credit required. Coast

Key facts

• Stainless appliances
• Ground-floor condo
• Spacious open layout

Tags

• GROUND-FLOOR CONDO
• SPACIOUS OPEN LAYOUT
• MARBLE-PATTERNED TILE
• STAINLESS APPLIANCES
• BREAKFAST BAR
• OVERSIZED SCREENED PATIO

Property features AI

Finance

• Other: Land is not leased; Pets not allowed
• HOA & community: Association with clubhouse, car wash area, elevator(s), fitness center, laundry, parking, pool (heated), shuffleboard court, storage; HOA fee collected monthly

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water available
• Home design: Condominium; One story / One level; Entry at level 1; Faces west
• Construction: Built with stucco and CBS construction; Composition/shingle/other roof
• Exterior features: No waterfront; Ocean access (no fixed bridge listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator (ENERGY STAR qualified refrigerator listed)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closets
• Laundry & utility: Laundry facilities in the building (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-60 ($-724/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (5.2% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $159k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 6.9% vs local median 2.4% in Lighthouse Point — 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 71/100 on livability (#384 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, commute F, cost of living 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: Norcrest Elementary School (math 39% / reading 43%, grade F, #1,454 of 2,144 statewide, top 69%, 672 students, 71% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($71k/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 $5k 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 57 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $159,272 (5.2% 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 57 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-33,486
• Equity at exit: $25,049

10-year hold

• IRR: -18.8%
• Equity multiple: 0.07×
• Total profit: $-43,764
• Equity at exit: $14,525

Cash invested: $47,040 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 595
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$606
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-60

Break-even live

Break-even rent $2,429

Max offer price $159,272

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $-2	+0% $-60	+5% $-118	+10% $-176
Rent	-10% $-246	-5% $-153	+0% $-60	+5% $33	+10% $126
Rate	-1.0pp $24	-0.5pp $-18	base $-60	+0.5pp $-104	+1.0pp $-148

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 N Federal Hwy Unit 167H Lighthouse Point, FL	2.0	2.0	984	$2,800	$2.85	13d	1	0.03mi
4502 N Federal Hwy Unit 336D Lighthouse Point, FL	2.0	2.0	984	$2,830	$2.88	26d	1	0.03mi
4500 N Federal Hwy Unit 316B Lighthouse Point, FL	2.0	2.0	984	$1,950	$1.98	26d	1	0.03mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,691	$2.78	1d	8	0.14mi
2115 NE 42nd Ct Unit 206N Lighthouse Point, FL	1.0	1.0	560	$1,600	$2.86	26d	1	0.16mi
4411 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1039	$2,396	$2.31	0d	20	0.17mi
2121 NE 42nd Ct Unit 103C Lighthouse Point, FL	2.0	2.0	960	$1,795	$1.87	26d	1	0.20mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	24d	1	0.22mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,975	$2.39	26d	1	0.26mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	4d	1	0.28mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	9d	1	0.28mi
4350 NE 18th Ave Pompano Beach, FL	2.0	1.0	920	$2,500	$2.72	18d	1	0.30mi
2120 NE 41st St Unit C Lighthouse Point, FL	1.0	1.0	650	$1,675	$2.58	26d	1	0.39mi
3850 NE 21st Way #53 Lighthouse Point, FL	2.0	2.0	780	$1,900	$2.44	26d	1	0.58mi
1400 NE 43rd Ct Unit 1400 Pompano Beach, FL	3.0	1.0	1098	$2,900	$2.64	26d	1	0.60mi
3837 NE 17th Ave Pompano Beach, FL	1.0	1.0	800	$2,100	$2.62	13d	1	0.69mi
3700 NE 22nd Ave Unit 3720-11 Lighthouse Point, FL	1.0	1.0	650	$1,825	$2.81	26d	1	0.73mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	13d	1	0.80mi
2121 NE 36th Ct Lighthouse Point, FL	1.0	1.0	800	$1,975	$2.47	26d	1	0.80mi
1633 NE 53rd Ct Pompano Beach, FL	3.0	1.0	1100	$2,400	$2.18	16d	1	0.80mi
1597 NE 53rd Ct Pompano Beach, FL	2.0	1.0	930	$2,775	$2.98	1d	1	0.82mi
1417 SE 3rd Ter Deerfield Beach, FL	1.0	1.0	570	$1,300	$2.28	13d	1	0.82mi
1404 SE 3rd Ter Deerfield Beach, FL	2.0	1.0	955	$2,400	$2.51	18d	1	0.85mi
3150 NE 48th Ct #104 Lighthouse Point, FL	2.0	2.0	1020	$3,000	$2.94	26d	1	0.90mi
3100 NE 48th Ct Lighthouse Point, FL	2.0	2.0	1020	$2,725	$2.67	26d	2	0.91mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,900	$2.38	26d	4	0.91mi
3180 NE 48th Ct #412 Lighthouse Point, FL	2.0	2.0	1020	$3,300	$3.24	26d	1	0.97mi
1480 E Sample Rd Pompano Beach, FL	1.0	1.0	640	$1,550	$2.42	17d	2	0.98mi
1480 E Sample Rd #207 Pompano Beach, FL	1.0	1.0	640	$1,600	$2.50	26d	1	0.98mi
941 NE 50th St Deerfield Beach, FL	3.0	2.0	1105	$2,850	$2.58	26d	1	1.01mi
1069 Hillsboro Mile #507 Hillsboro Beach, FL	2.0	2.0	1026	$3,100	$3.02	26d	1	1.01mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,255	$2.05	22d	1	1.04mi
431 SE 13th Ct Deerfield Beach, FL	1.0	2.0	850	$1,805	$2.12	7d	1	1.04mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,225	$2.02	26d	1	1.04mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,160	$1.96	16d	1	1.04mi
1444 SE 15th Ct #103 Deerfield Beach, FL	1.0	1.5	810	$2,900	$3.58	26d	1	1.04mi
1671 NE 33rd St Unit 3 Pompano Beach, FL	2.0	2.0	750	$2,200	$2.93	26d	1	1.05mi
1671 NE 33rd St Apt 1 Pompano Beach, FL	1.0	1.0	750	$1,650	$2.20	26d	1	1.05mi
1147 Hillsboro Mile #1006 Hillsboro Beach, FL	1.0	1.5	940	$2,950	$3.14	26d	1	1.08mi
1051 Hillsboro Mile Unit 507E Hillsboro Beach, FL	2.0	2.0	1000	$2,900	$2.90	26d	1	1.09mi

HOA detail condo

• Monthly dues: $606 · $7,272/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $167,999 Active 57 DOM
2. 2026-06-18
   days on market $167,999 Active 54 DOM
3. 2026-06-17
   days on market $167,999 Active 53 DOM
4. 2026-06-16
   days on market $167,999 Active 52 DOM
5. 2026-06-15
   price $167,999 Active 51 DOM
6. 2026-06-15
   days on market $170,000 Active 51 DOM
7. 2026-06-13
   days on market $170,000 Active 49 DOM
8. 2026-06-09
   days on market $170,000 Active 45 DOM
9. 2026-06-08
   days on market $170,000 Active 44 DOM
10. 2026-06-07
    days on market $170,000 Active 43 DOM
11. 2026-06-04
    days on market $170,000 Active 40 DOM
12. 2026-06-03
    days on market $170,000 Active 39 DOM
13. 2026-06-02
    days on market $170,000 Active 38 DOM
14. 2026-06-01
    days on market $170,000 Active 37 DOM
15. 2026-05-31
    days on market $170,000 Active 36 DOM
16. 2026-04-25
    listed $170,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,234
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$2,664
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$7,272
• − Depreciation: −$4,887
• Taxable loss: −$3,038
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $5/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This bright, ground-floor 2/2 condo is in good condition with a good rehab level, featuring marble-patterned tile, stainless steel appliances, and a spacious layout. It has a good curb appeal and is ready for a new owner.

Value-add opportunities

• Both Paint chandelier — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Improves durability and adds value
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint chandelier — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Improves durability and adds value ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lighthouse Point

• Score: 71/100
• State rank: #384
• US rank: #6803

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lighthouse Point, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

1 event — show timeline

• 2026-04-25 Listed $170,000 Beaches MLS