2108 NW 59th Ter Unit 79-A · Lauderhill, FL 33313

$149,000

2 bd · 2.0 ba · 944 sqft · Condo public records · 209 Days on market

Built 1973

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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).

• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity; lowest price in the community! Owner liquidating his portfolio. Spacious 2-bedroom, 1.5-bath town-home with a private fenced yard and attached garage. Currently rented with a housing tenant. Newer refrigerator, washer and dryer; newer A/C. Located in the Habitat II community with no gated entry or rental restrictions, Close to shops, restaurants, transportation and with easy access to major highways. HOA was actually lowered this year. No special assessments.

Key facts

• Private fenced yard
• Garage
• Built 1973

Tags

• PRIVATE FENCED YARD
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes management, common areas, insurance, legal/accounting, structure maintenance, reserve fund, roof, sewer, security, trash, and water; Community has clubhouse; 385 units in the community

Exterior

• Parking: Attached garage with two or more spaces (1 covered space); 1 total garage space
• Security: Security guard; Smoke detectors
• Home design: 2-story property; First-floor entry; Faces west; Attached property (attached units)
• Construction: Frame construction; Effective year built
• Exterior features: Open patio; Porch

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast area; First-floor entry; Living/dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

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; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,924/mo this rent would consume 50% of the median local household income ($46k/yr) (locally 5692% 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 $1k 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 209 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% 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 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.29% ✓
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 6.5

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: -31.9%
• Equity multiple: -0.01×
• Total profit: $-41,982
• Equity at exit: $22,216

10-year hold

• IRR: -75.9%
• Equity multiple: -0.72×
• Total profit: $-71,668
• Equity at exit: $12,883

Cash invested: $41,720 (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: 656
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$781
• Tax from tax record: −$338 /mo · $4,056/yr
• Insurance: −$62
• HOA est. from 4 same-building comps: −$545
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-206

Break-even live

Break-even rent $2,185

Max offer price $112,580

Occupancy floor —

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	1100	$1,625	$1.48	5d	1	0.02mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	3d	1	0.02mi
2220 NW 58th Ter Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	22d	1	0.02mi
2229 NW 59th Ave Unit 70C Lauderhill, FL	2.0	2.0	868	$2,000	$2.30	24d	1	0.03mi
2221 NW 58th Ter Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	1d	1	0.03mi
2220 NW 59th Ave Apt 36 Lauderhill, FL	2.0	1.5	1100	$1,625	$1.48	22d	1	0.04mi
2220 NW 59th Ave Unit 26 Lauderhill, FL	2.0	1.0	950	$1,599	$1.68	22d	1	0.04mi
5833 NW 22nd Ct Lauderhill, FL	2.0	1.0	900	$1,975	$2.19	24d	1	0.07mi
2148 NW 57th Ave Unit 14E Lauderhill, FL	3.0	2.0	1080	$2,300	$2.13	24d	1	0.09mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,100	$2.22	24d	1	0.12mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	2d	1	0.12mi
2216 NW 59th Way Unit 63A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	5d	1	0.13mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	24d	1	0.13mi
2260 NW 59th Way Unit 2 Lauderhill, FL	2.0	1.5	1000	$2,300	$2.30	17d	1	0.15mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	22d	1	0.17mi
2217 NW 59th Way Unit 67A Lauderhill, FL	2.0	1.5	944	$1,975	$2.09	10d	1	0.17mi
2235 NW 59th Way #2235 Lauderhill, FL	3.0	1.5	1024	$2,625	$2.56	21d	1	0.18mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$3,174	$3.91	2d	44	0.20mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$2,650	$2.87	3d	22	0.21mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	3d	1	0.23mi
2561 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,925	$2.37	24d	1	0.23mi
2481 NW 56th Ave Unit 105 Lauderhill, FL	1.0	1.5	800	$1,400	$1.75	24d	1	0.24mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.25mi
2571 NW 56th Ave Unit G Lauderhill, FL	2.0	2.0	950	$1,895	$1.99	24d	1	0.26mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	17d	1	0.26mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	10d	1	0.26mi
2551 NW 56th Ave Unit 1-20 Lauderhill, FL	2.0	2.0	1014	$1,900	$1.87	24d	1	0.26mi
2101 NW 55th Ave Lauderhill, FL	2.0	2.0	900	$1,949	$2.17	1d	8	0.26mi
2431 NW 56th Ave Unit 5-201 Lauderhill, FL	2.0	2.0	855	$1,800	$2.11	24d	1	0.28mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	14d	1	0.30mi
2591 NW 56th Ave Lauderhill, FL	2.0	1.0	812	$1,995	$2.46	24d	1	0.31mi
2427 NW 55th Ter Unit 2427 Lauderhill, FL	2.0	1.0	849	$2,400	$2.83	24d	1	0.35mi
5415 NW 22nd St #5415 Lauderhill, FL	2.0	1.0	936	$2,150	$2.30	24d	1	0.36mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	13d	1	0.36mi
5411 NW 22nd St Unit 5411 Lauderhill, FL	2.0	1.0	850	$2,050	$2.41	5d	1	0.36mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	0.39mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	24d	1	0.40mi
5405 NW 23rd St #187 Lauderhill, FL	2.0	1.0	829	$1,850	$2.23	4d	1	0.41mi
5314 NW 24th St #143 Lauderhill, FL	2.0	1.0	829	$1,995	$2.41	21d	1	0.44mi
2580 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1007	$2,053	$2.04	1d	11	0.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $149,000 Active 209 DOM
2. 2026-06-17
   days on market $149,000 Active 208 DOM
3. 2026-06-16
   days on market $149,000 Active 207 DOM
4. 2026-06-15
   days on market $149,000 Active 206 DOM
5. 2026-06-13
   days on market $149,000 Active 204 DOM
6. 2026-06-09
   days on market $149,000 Active 200 DOM
7. 2026-06-07
   days on market $149,000 Active 198 DOM
8. 2026-06-04
   days on market $149,000 Active 195 DOM
9. 2026-06-03
   days on market $149,000 Active 194 DOM
10. 2026-06-02
    days on market $149,000 Active 193 DOM
11. 2026-06-01
    days on market $149,000 Active 192 DOM
12. 2026-05-31
    days on market $149,000 Active 191 DOM
13. 2025-11-21
    listed $149,000 Active
14. 2025-07-02
    soldstatus $125,000
15. 2025-07-01
    soldstatus $125,000 Closed 494-char remark

    Show marketing remark (494 chars)

    Great investment opportunity; lowest price in the community! Owner liquidating his portfolio. Spacious 2-bedroom, 1.5-bath town-home with a private fenced yard and attached garage. Currently rented with a housing tenant. Newer refrigerator, washer and dryer; newer A/C. Located in the Habitat II community with no gated entry or rental restrictions, Close to shops, restaurants, transportation and with easy access to major highways. HOA was actually lowered this year. No special assessments.

16. 2025-05-13
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Great investment opportunity; lowest price in the community! Owner liquidating his portfolio. Spacious 2-bedroom, 1.5-bath town-home with a private fenced yard and attached garage. Currently rented with a housing tenant. Newer refrigerator, washer and dryer; newer A/C. Located in the Habitat II community with no gated entry or rental restrictions, Close to shops, restaurants, transportation and with easy access to major highways. HOA was actually lowered this year. No special assessments.

17. 2025-05-09
    listed $125,000 Active 494-char remark

    Show marketing remark (494 chars)

    Great investment opportunity; lowest price in the community! Owner liquidating his portfolio. Spacious 2-bedroom, 1.5-bath town-home with a private fenced yard and attached garage. Currently rented with a housing tenant. Newer refrigerator, washer and dryer; newer A/C. Located in the Habitat II community with no gated entry or rental restrictions, Close to shops, restaurants, transportation and with easy access to major highways. HOA was actually lowered this year. No special assessments.

18. 2024-09-03
    historical
19. 2024-08-27
    status Active
20. 2024-07-08
    price $169,000
21. 2024-06-28
    price $179,000
22. 2023-12-04
    price $191,000
23. 2023-10-30
    listed $171,000 Active
24. 2023-09-15
    status Active
25. 2023-04-27
    listed $180,000 Active
26. 1991-07-17
    soldstatus $28,500

ⓘ 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: $4,056 · $338/mo
• Projected year-2 tax: $4,056 · $338/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $23,093
• − Mortgage interest: −$8,346
• − Property taxes: −$4,056
• − Insurance: −$745
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$6,540
• − Depreciation: −$4,335
• Taxable loss: −$4,624
• Est. tax savings @ 24.0%: +$1,110
• After-tax cash flow: $-1,364/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

+422.8% since first listed

14 events — show timeline

• 2025-11-21 Listed $149,000 MARMLS
• 2025-07-02 Sold (Public Records) $125,000 Public Records
• 2025-07-01 Sold (MLS) $125,000 MARMLS
• 2025-05-13 Pending — MARMLS
• 2025-05-09 Listed $125,000 MARMLS
• 2024-09-03 Listing Removed — MARMLS
• 2024-08-27 Relisted — MARMLS
• 2024-07-08 Price Changed $169,000 MARMLS
• 2024-06-28 Price Changed $179,000 MARMLS
• 2023-12-04 Price Changed $191,000 MARMLS
• 2023-10-30 Listed $171,000 MARMLS
• 2023-09-15 Relisted — MARMLS
• 2023-04-27 Listed $180,000 MARMLS
• 1991-07-17 Sold (Public Records) $28,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,056 · -2.9% YoY. Source: county tax records.