7501 Kimberly Blvd #104 · North Lauderdale, FL 33068

$195,000

2 bd · 2.0 ba · 1,108 sqft · Condo public records · 307 Days on market

Built 1973 $540/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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This inviting two-story condo offers 2 bedrooms and 1.5 bathrooms, perfectly situated right across from the school, making daily drop-offs and pick-ups effortless. At the back, peaceful green views create a private, relaxing backdrop. The first floor welcomes you with an open living and dining area, a spacious kitchen with a breakfast nook, and a convenient laundry room. Upstairs, the remodeled second floor features fresh laminate flooring and no carpet. Both bedrooms are generously sized with walk-in closets, and the full bathroom is spacious. Two assigned parking spaces provide added ease. The property is rented until March 11, 2026, then month-to-month

Key facts

• Breakfast nook
• Spacious kitchen
• $540 HOA

Tags

• OPEN LIVING AND DINING AREA
• SPACIOUS KITCHEN
• BREAKFAST NOOK
• CONVENIENT LAUNDRY ROOM
• REMODELED SECOND FLOOR
• FRESH LAMINATE FLOORING

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee covers insurance, grounds maintenance, structure maintenance, parking, and roof

Exterior

• Parking: 2 covered spaces; Two or more parking spaces; 2-car garage
• Utilities: Standard utility connections (water, sewer, power)
• Home design: Single-story; Property is attached
• Construction: Block construction; Effective year built
• Exterior features: Canal front

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: At least one bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Breakfast area; Family/dining room; First floor entry; Living/dining room
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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 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 44% of the median local income ($64k/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 $6k 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 307 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $161k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 6.9

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: 0.51×
• Total profit: $-26,772
• Equity at exit: $29,075

10-year hold

• IRR: -12.8%
• Equity multiple: 0.37×
• Total profit: $-34,250
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$81
• HOA: −$540
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $181

Break-even live

Break-even rent $2,132

Max offer price $195,000

Occupancy floor 87%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	24d	1	0.05mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	24d	1	0.05mi
7336 SW 8th Ct #6 North Lauderdale, FL	2.0	2.0	1056	$2,100	$1.99	24d	1	0.09mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	24d	1	0.13mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	8d	1	0.15mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	5d	1	0.19mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	24d	1	0.20mi
7664 Kimberly Blvd Unit 1-3 North Lauderdale, FL	2.0	1.0	792	$1,850	$2.34	5d	1	0.26mi
7431 Tam Oshanter Blvd Unit 7431 North Lauderdale, FL	2.0	1.5	816	$2,100	$2.57	17d	1	0.26mi
7431 Tam Oshanter Blvd Unit 7431 North Lauderdale, FL	2.0	1.5	816	$2,350	$2.88	5d	1	0.26mi
7701 SW 10th Ct Unit 1A North Lauderdale, FL	3.0	1.0	1060	$2,350	$2.22	14d	1	0.27mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	24d	1	0.30mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	17d	1	0.32mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	24d	1	0.43mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	24d	1	0.46mi
7710 SW 6th St North Lauderdale, FL	2.0	1.0	1056	$2,525	$2.39	3d	1	0.47mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	12d	1	0.48mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	8d	1	0.48mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	11d	1	0.48mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	5d	1	0.51mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	3d	5	0.52mi
6897 SW 7th St Margate, FL	2.0	1.0	827	$1,895	$2.29	17d	1	0.56mi
6891 SW 7th St Margate, FL	2.0	1.0	827	$1,995	$2.41	22d	1	0.57mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	24d	1	0.58mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,256	$2.11	2d	58	0.58mi
631 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	17d	1	0.58mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	24d	1	0.58mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	21d	1	0.59mi
563 Kathy Ct Margate, FL	2.0	2.0	875	$2,035	$2.33	24d	1	0.64mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	15d	1	0.64mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	24d	1	0.64mi
1423 Avon Ln #210 North Lauderdale, FL	1.0	1.5	800	$1,750	$2.19	8d	1	0.65mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	24d	1	0.65mi
551 Kathy Ct Margate, FL	2.0	1.0–2.0	851	$1,945	$2.29	3d	2	0.65mi
568 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	24d	1	0.66mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,364	$2.56	2d	35	0.67mi
8030 Hampton Blvd #414 North Lauderdale, FL	2.0	2.0	1350	$1,950	$1.44	24d	1	0.67mi
7461 SW 1st St Margate, FL	3.0	2.0	1350	$3,200	$2.37	13d	1	0.77mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	24d	1	0.82mi
8210 SW 7th St North Lauderdale, FL	3.0	2.0	1247	$2,950	$2.37	24d	1	0.83mi

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $195,000 Active 307 DOM
2. 2026-06-17
   days on market $195,000 Active 306 DOM
3. 2026-06-16
   days on market $195,000 Active 305 DOM
4. 2026-06-15
   days on market $195,000 Active 304 DOM
5. 2026-06-13
   days on market $195,000 Active 302 DOM
6. 2026-06-09
   days on market $195,000 Active 298 DOM
7. 2026-06-07
   days on market $195,000 Active 296 DOM
8. 2026-06-04
   days on market $195,000 Active 293 DOM
9. 2026-06-03
   days on market $195,000 Active 292 DOM
10. 2026-06-02
    days on market $195,000 Active 291 DOM
11. 2026-06-01
    days on market $195,000 Active 290 DOM
12. 2026-05-31
    days on market $195,000 Active 289 DOM
13. 2026-03-27
    price $205,000
14. 2025-08-15
    listed $225,000 Active
15. 2025-08-13
    historical
16. 2025-02-18
    historical $1,700
17. 2025-02-05
    listed $1,700
18. 2025-01-30
    historical $1,700
19. 2025-01-19
    price $1,700
20. 2024-12-10
    listed $2,000
21. 2024-12-09
    status Active
22. 2024-11-13
    status Pending
23. 2024-11-13
    historical
24. 2024-09-10
    price $215,000
25. 2024-08-15
    listed $220,000 Active
26. 2007-09-21
    soldstatus $161,000
27. 2004-12-30
    soldstatus $97,500
28. 2000-05-05
    soldstatus $45,000
29. 1995-12-13
    soldstatus $40,000

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$1,137/yr (+$95/mo · 236.0%)

ⓘ 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 ≥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: $28,323
• − Mortgage interest: −$10,923
• − Property taxes: −$482
• − Insurance: −$975
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − HOA: −$6,480
• − Depreciation: −$5,673
• Taxable loss: −$742
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $2,345/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: 55,466
• 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

+412.5% since first listed

17 events — show timeline

• 2026-03-27 Price Changed $205,000 MARMLS
• 2025-08-15 Listed $225,000 MARMLS
• 2025-08-13 Listing Removed — MARMLS
• 2025-02-18 Rental Removed $1,700 MARMLS
• 2025-02-05 Listed for Rent $1,700 MARMLS
• 2025-01-30 Rental Removed $1,700 MARMLS
• 2025-01-19 Price Changed $1,700 MARMLS
• 2024-12-10 Listed for Rent $2,000 MARMLS
• 2024-12-09 Relisted — MARMLS
• 2024-11-13 Pending — MARMLS
• 2024-11-13 Listing Removed — MARMLS
• 2024-09-10 Price Changed $215,000 MARMLS
• 2024-08-15 Listed $220,000 MARMLS
• 2007-09-21 Sold (Public Records) $161,000 Public Records
• 2004-12-30 Sold (Public Records) $97,500 Public Records
• 2000-05-05 Sold (Public Records) $45,000 Public Records
• 1995-12-13 Sold (Public Records) $40,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $482 · +4.3% YoY. Source: county tax records.