6080 NW 44th St #205 · Lauderhill, FL 33319

$129,900

2 bd · 2.0 ba · 1,092 sqft · Condo public records · 102 Days on market

Built 1974 $750/mo HOA · 39% 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 +11.1/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright & beautifully updated 2-bedroom|2-bathroom condo in a 55+ gated community with a serene garden view. This move-in ready unit features tile flooring throughout, a modern kitchen with new cabinetry, stainless steel appliances & ample counter space, and updated bathrooms with new vanities. Enjoy spacious closets, in-unit washer & dryer, new A/C & electric water heater, assigned parking, ample guest parking, and a large screened Florida room perfect for relaxing. The well-maintained building offers a new roof (2020), reserves, no special assessments, and HOA fees that include cable TV, internet, water, sewer & elevator. Community amenities include a clubhous

Key facts

• Gated community
• Spacious closets
• Serene garden view

Tags

• GATED COMMUNITY
• SERENE GARDEN VIEW
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• SPACIOUS CLOSETS

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Community association with monthly HOA; HOA fee approximately $750 per month; Association amenities include clubhouse, pool, picnic area, and kitchen facilities; HOA covers maintenance of grounds, sewer, trash, water, common areas, and elevator; Senior community

Exterior

• Parking: Assigned parking and guest parking (1 parking space total); No carport
• Security: Security fence; Entry phone/intercom; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water available
• Home design: Condominium; Resale property; Faces north; 4-story building; Living area approximately 1,092
• Construction: Concrete block construction (no stucco); Other roof type
• Exterior features: Fenced yard with gate; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Has heating (type: Other); Central air conditioning (electric)
• Interior features: Walk-in closet(s); Accessible common area; Smoke detector(s); Entry phone/intercom
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-52 ($-630/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% 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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 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 (-1.4%/yr); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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 102 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 6922% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $84k; list at $130k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $118,209 (9.0% 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 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 1.46% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 5.7

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: -25.0%
• Equity multiple: 0.19×
• Total profit: $-29,533
• Equity at exit: $19,369

10-year hold

• IRR: -54.4%
• Equity multiple: -0.37×
• Total profit: $-49,800
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$681
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$54
• HOA: −$750
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-52

Break-even live

Break-even rent $1,968

Max offer price $120,626

Occupancy floor 98%

Sensitivity live

Price	-10% $21	-5% $-16	+0% $-52	+5% $-89	+10% $-126
Rent	-10% $-203	-5% $-128	+0% $-52	+5% $23	+10% $98
Rate	-1.0pp $13	-0.5pp $-19	base $-52	+0.5pp $-86	+1.0pp $-120

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 NW 44th St #109 Lauderhill, FL	2.0	2.0	1092	$1,850	$1.69	13d	1	0.02mi
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	26d	1	0.06mi
6101 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.5	1320	$2,450	$1.86	1d	1	0.15mi
6101 N Falls Circle Dr #107 Lauderhill, FL	3.0	2.0	1360	$2,500	$1.84	26d	1	0.15mi
6001 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.0	1320	$2,400	$1.82	26d	1	0.17mi
5900 NW 44th St #106 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	16d	1	0.20mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	5d	2	0.21mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	26d	1	0.22mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	16d	1	0.25mi
5860 NW 44th St #603 Lauderhill, FL	2.0	2.0	1100	$1,800	$1.64	20d	1	0.26mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	9d	1	0.26mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	26d	1	0.26mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	19d	1	0.29mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	24d	1	0.33mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	26d	1	0.33mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	26d	1	0.33mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	26d	1	0.33mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	26d	2	0.34mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,800	$2.05	26d	2	0.36mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	4d	1	0.36mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	12d	1	0.36mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	26d	1	0.37mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	26d	4	0.38mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,950	$2.17	1d	2	0.38mi
4172 Inverrary Dr #306 Lauderhill, FL	1.0	1.5	783	$1,500	$1.92	13d	1	0.41mi
5550 NW 44th St Unit 418B Lauderhill, FL	2.0	2.0	1290	$1,900	$1.47	26d	1	0.44mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,073	$1.86	1d	17	0.44mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	26d	1	0.44mi
4174 Inverrary Dr #1004 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	26d	1	0.44mi
4174 Inverrary Dr #903 Lauderhill, FL	2.0	2.0	972	$1,700	$1.75	22d	1	0.44mi
4174 Inverrary Dr #811 Lauderhill, FL	1.0	1.5	783	$1,550	$1.98	26d	1	0.44mi
4174 Inverrary Dr #303 Lauderhill, FL	2.0	2.0	972	$1,675	$1.72	14d	1	0.44mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	5d	1	0.45mi
4168 Inverrary Dr #408 Lauderhill, FL	2.0	2.0	1073	$1,750	$1.63	26d	1	0.46mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	19d	2	0.47mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1044	$2,100	$2.01	9d	2	0.47mi
4166 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	26d	1	0.49mi
5530 NW 44th St Lauderhill, FL	2.0	2.0	1187	$2,050	$1.73	26d	2	0.49mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	1d	1	0.50mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	26d	1	0.50mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Likely covers: watersewerelectricinternetcablesecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $129,900 Active 102 DOM
2. 2026-06-18
   days on market $129,900 Active 99 DOM
3. 2026-06-17
   days on market $129,900 Active 98 DOM
4. 2026-06-16
   days on market $129,900 Active 97 DOM
5. 2026-06-15
   days on market $129,900 Active 96 DOM
6. 2026-06-13
   days on market $129,900 Active 94 DOM
7. 2026-06-09
   days on market $129,900 Active 90 DOM
8. 2026-06-07
   days on market $129,900 Active 88 DOM
9. 2026-06-04
   days on market $129,900 Active 85 DOM
10. 2026-06-03
    days on market $129,900 Active 84 DOM
11. 2026-06-02
    days on market $129,900 Active 83 DOM
12. 2026-06-01
    days on market $129,900 Active 82 DOM
13. 2026-05-31
    days on market $129,900 Active 81 DOM
14. 2026-04-02
    listed $1,850
15. 2025-10-10
    listed $129,900 Active
16. 2025-09-17
    historical
17. 2025-06-30
    price $135,900
18. 2025-05-28
    price $149,000
19. 2025-04-25
    listed $159,000 Active
20. 2007-08-22
    soldstatus $84,000
21. 1974-03-01
    soldstatus $38,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$247/yr (+$21/mo · 29.7%)

ⓘ 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 · 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: $22,817
• − Mortgage interest: −$7,276
• − Property taxes: −$831
• − Insurance: −$650
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$9,000
• − Depreciation: −$3,779
• Taxable loss: −$2,370
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $-61/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): 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

-95.1% since first listed

8 events — show timeline

• 2026-04-02 Listed for Rent $1,850 GFLMLS
• 2025-10-10 Listed $129,900 Beaches MLS
• 2025-09-17 Listing Removed — MARMLS
• 2025-06-30 Price Changed $135,900 MARMLS
• 2025-05-28 Price Changed $149,000 MARMLS
• 2025-04-25 Listed $159,000 MARMLS
• 2007-08-22 Sold (Public Records) $84,000 Public Records
• 1974-03-01 Sold (Public Records) $38,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $831 · +1.1% YoY. Source: county tax records.