4141 NW 26th St #322 · Lauderhill, FL 33313

$89,900

1 bd · 1.0 ba · 624 sqft · Condo public records · 52 Days on market

Built 1973 $453/mo HOA · 30% 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 +16.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Garden Condo with exterior catwalk and covered balcony

Key facts

• $453 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Community pool; On-site laundry; HOA fee paid monthly; HOA fee covers insurance, grounds maintenance, elevator, roof repairs

Exterior

• Parking: Assigned parking; Guest parking; 2 parking spaces total
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One-level unit; Faces north; Resale
• Construction: CBS construction
• Exterior features: Concrete roof; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (individual); Central air conditioning (electric, individual)
• Interior features: Dome kitchen; Unfurnished
• Laundry & utility: Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $55 ($660/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Castle Hill Elementary School (math 22% / reading 22%, grade F, #2,080 of 2,144 statewide, top 97%, 562 students, 86% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 48% district-wide (-30 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 656 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $90k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.68% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 5.0

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: -17.4%
• Equity multiple: 0.41×
• Total profit: $-14,774
• Equity at exit: $13,404

10-year hold

• IRR: -23.1%
• Equity multiple: 0.10×
• Total profit: $-22,703
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$471
• Tax from tax record: −$175 /mo · $2,101/yr
• Insurance: −$37
• HOA: −$453
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $55

Break-even live

Break-even rent $1,439

Max offer price $89,900

Occupancy floor 91%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	24d	1	0.04mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	24d	1	0.05mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	14d	1	0.29mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	2d	2	0.30mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	24d	1	0.30mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	22d	1	0.50mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	7d	2	0.54mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	24d	3	0.54mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	7d	1	0.58mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	24d	1	0.58mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	24d	1	0.58mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,450	$2.19	24d	1	0.58mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	24d	1	0.58mi
3541 NW 30th Pl Lauderdale Lakes, FL	1.0–3.0	1.0–2.0	865	$1,739	$2.01	2d	14	0.59mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	24d	1	0.62mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	17d	1	0.72mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	12d	1	0.75mi
2851 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	827	$1,300	$1.57	3d	2	0.77mi
2841 Somerset Dr Lauderdale Lakes, FL	1.0	1.0	696	$1,598	$2.30	11d	3	0.78mi
2871 Somerset Dr #207 Lauderdale Lakes, FL	1.0	1.0	644	$1,400	$2.17	24d	1	0.79mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	24d	1	0.79mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	24d	1	0.80mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	5d	1	0.80mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	24d	2	0.80mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,490	$2.04	1d	13	0.86mi
2821 Somerset Dr #217 Lauderdale Lakes, FL	1.0	1.0	748	$1,400	$1.87	2d	1	0.86mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	17d	2	0.87mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	10d	2	0.94mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	7d	1	0.95mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.95mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	16d	3	0.96mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	17d	1	1.03mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	24d	1	1.04mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	1.07mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	1.17mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,540	$1.87	1d	10	1.24mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	5d	1	1.30mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	17d	1	1.30mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	3d	8	1.36mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	22d	7	1.36mi

HOA detail condo

• Monthly dues: $453 · $5,436/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 52 DOM
2. 2026-06-17
   days on market $89,900 Active 51 DOM
3. 2026-06-16
   days on market $89,900 Active 50 DOM
4. 2026-06-15
   days on market $89,900 Active 49 DOM
5. 2026-06-13
   days on market $89,900 Active 47 DOM
6. 2026-06-09
   days on market $89,900 Active 43 DOM
7. 2026-06-08
   days on market $89,900 Active 42 DOM
8. 2026-06-07
   days on market $89,900 Active 41 DOM
9. 2026-06-04
   days on market $89,900 Active 38 DOM
10. 2026-06-03
    days on market $89,900 Active 37 DOM
11. 2026-06-02
    days on market $89,900 Active 36 DOM
12. 2026-06-01
    days on market $89,900 Active 35 DOM
13. 2026-05-31
    days on market $89,900 Active 34 DOM
14. 2026-05-05
    price $95,000
15. 2026-04-27
    listed $105,000 Active
16. 2026-04-07
    historical
17. 2026-02-24
    price $86,999
18. 2025-10-10
    listed $89,999 Active
19. 1987-04-24
    soldstatus $23,000
20. 1987-04-01
    soldstatus $23,000

ⓘ 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: $2,101 · $175/mo
• Projected year-2 tax: $2,101 · $175/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 · 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: $18,106
• − Mortgage interest: −$5,036
• − Property taxes: −$2,101
• − Insurance: −$450
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − HOA: −$5,436
• − Depreciation: −$2,615
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $763/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

+313.0% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $95,000 Beaches MLS
• 2026-04-27 Listed $105,000 Beaches MLS
• 2026-04-07 Listing Removed — Beaches MLS
• 2026-02-24 Price Changed $86,999 Beaches MLS
• 2025-10-10 Listed $89,999 Beaches MLS
• 1987-04-24 Sold (Public Records) $23,000 Public Records
• 1987-04-01 Sold (Public Records) $23,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,101 · +6.0% YoY. Source: county tax records.