4402 NW 43rd Ter · Tamarac, FL 33319

$249,900

2 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 19 Days on market

Built 1968 4,641 sqft lot Est $401k · 38% under $120/mo HOA · 5% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks — and this one is worth answering. Step into one of the largest 2/2 models in the Mainlands and imagine the possibilities. This spacious home was truly loved by its previous owners, and is the perfect blank canvas for a savvy buyer who wants to customize every detail and create their ideal South Florida retreat. Inside, you’ll find a large kitchen with a breakfast area, a comfortable living and dining space, generously sized bedrooms, a separate built-in master closet, and two full bathrooms. The home also includes a laundry area and a single-car garage with a motorized opener. The A/C is 11 years old and working well, giving you peace of mind as you plan your

Key facts

• Laundry area
• Single-car garage
• Large kitchen

Tags

• LARGE KITCHEN
• BREAKFAST AREA
• LAUNDRY AREA
• SINGLE-CAR GARAGE
• MOTORIZED OPENER
• POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $120; Senior community; Community clubhouse

Exterior

• Parking: Attached garage with garage door opener; Driveway; 1 covered garage space
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces west; Fixer condition; R-1 zoning
• Construction: Block construction; Year built: Unknown
• Exterior features: Storm/security shutters; Community pool

Interior

• Kitchen: Refrigerator
• Bedrooms: At least one bedroom on the main level
• Flooring: Carpet; Concrete; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Partially furnished; Breakfast area; First-floor entry; Tub with shower; Florida room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $35 ($426/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.7% below list).
• Recommended offer: $223k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Tamarac — 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 (#239 in FL, #3,785 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: employment C-, amenities F, commute 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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 17d 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 $2,231/mo this rent would consume 46% of the median local household income ($58k/yr) (locally 2809% 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 $2k of loan paydown is wiped out by about $7k 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 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $250k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $223,129 (10.7% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $401,066
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4300 NW 44th St	0.04mi	2/2.0	1,617 (+2%)	14mo	$415,000	$257	83
4716 NW 48th Ave	0.50mi	2/2.0	1,579 (0%)	6mo	$203,000	$129	71
4673 NW 41st Pl	0.32mi	3/2.0 (+1)	1,656 (+5%)	8mo	$365,000	$220	65
3948 NW 39 Ave	0.55mi	3/2.0 (+1)	1,652 (+5%)	1mo	$419,000	$254	61
3601 NW 43rd Pl	0.66mi	3/2.0 (+1)	1,522 (-4%)	3mo	$435,000	$286	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-44,740
• Equity at exit: $37,261

10-year hold

• IRR: -18.8%
• Equity multiple: 0.13×
• Total profit: $-61,182
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$104
• HOA: −$120
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $35

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 93%

Sensitivity live

Price	-10% $177	-5% $106	+0% $35	+5% $-35	+10% $-106
Rent	-10% $-141	-5% $-53	+0% $35	+5% $124	+10% $212
Rate	-1.0pp $161	-0.5pp $99	base $35	+0.5pp $-29	+1.0pp $-95

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4141 NW 44th Ave Lauderdale Lakes, FL	2.0	2.0	1136	$1,850	$1.63	26d	2	0.23mi
4141 NW 44th Ave #117 Lauderdale Lakes, FL	2.0	2.0	1088	$1,950	$1.79	1d	1	0.25mi
4191 NW 41st St #418 Lauderdale Lakes, FL	2.0	2.0	1088	$1,700	$1.56	26d	1	0.27mi
4709 NW 47th Ave Unit 4709 Tamarac, FL	2.0	2.0	1318	$1,800	$1.37	14d	1	0.44mi
4324 NW 38th Ter Lauderdale Lakes, FL	3.0	2.0	1522	$3,100	$2.04	26d	1	0.44mi
4616 NW 39th St Lauderdale Lakes, FL	3.0	2.0	1515	$3,300	$2.18	4d	1	0.50mi
4616 NW 39th St Lauderdale Lakes, FL	3.0	2.0	1515	$3,500	$2.31	26d	1	0.50mi
3650 NW 44th Ave Lauderdale Lakes, FL	1.0	1.0	1718	$1,800	$1.05	9d	1	0.56mi
5039 NW 42nd St Lauderdale Lakes, FL	2.0	2.0	1330	$2,200	$1.65	26d	1	0.57mi
4813 NW 48th Ter Tamarac, FL	3.0	2.5	1642	$3,500	$2.13	26d	1	0.60mi
4804 NW 49th Ct Tamarac, FL	1.0	1.0	1354	$1,300	$0.96	26d	1	0.61mi
4926 NW 48th Ter Unit 4926 Tamarac, FL	3.0	3.0	1852	$3,750	$2.02	16d	1	0.62mi
5062 NW 41st Pl Lauderdale Lakes, FL	3.0	2.0	1843	$3,150	$1.71	4d	1	0.63mi
4400 NW 36th St Lauderdale Lakes, FL	2.0–3.0	1.0–2.0	1100	$1,700	$1.55	6d	9	0.67mi
3700 Pacific Point Pl Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1030	$2,344	$2.28	0d	21	0.69mi
4281 NW 35th Ter Fort Lauderdale, FL	3.0	2.0	2013	$2,800	$1.39	26d	1	0.69mi
4281 NW 35th Ave Fort Lauderdale, FL	3.0	2.0	2103	$2,800	$1.33	26d	1	0.74mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	4d	1	0.75mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	26d	1	0.75mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	24d	1	0.75mi
4505 Treehouse Ln Unit 8-H Tamarac, FL	3.0	2.0	1167	$1,900	$1.63	26d	1	0.75mi
4543 Treehouse Ln Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	1d	1	0.75mi
4419 Treehouse Ln Unit 22G 22G Tamarac, FL	2.0	2.0	1081	$1,949	$1.80	9d	1	0.77mi
4423 Treehouse Ln Unit 21D Tamarac, FL	3.0	2.0	1167	$2,399	$2.06	4d	1	0.77mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,225	$1.91	12d	1	0.81mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,200	$1.89	12d	1	0.81mi
3852 NW 34th St Lauderdale Lakes, FL	1.0	1.0	1443	$950	$0.66	15d	1	0.90mi
3445 NW 44th St #206 Lauderdale Lakes, FL	2.0	2.0	1096	$2,100	$1.92	14d	1	0.91mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	6d	2	0.91mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	4d	1	0.91mi
3401 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,000	$1.82	4d	1	0.99mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	16d	1	0.99mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	26d	1	0.99mi
5530 NW 44th St Lauderhill, FL	2.0	2.0	1187	$2,050	$1.73	26d	2	1.00mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	3d	1	1.02mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	26d	1	1.02mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	6d	1	1.03mi
5550 NW 44th St Unit 418B Lauderhill, FL	2.0	2.0	1290	$1,900	$1.47	26d	1	1.06mi
3275 NW 44th St #2 Fort Lauderdale, FL	3.0	2.5	1273	$3,000	$2.36	26d	1	1.06mi
4168 Inverrary Dr #408 Lauderhill, FL	2.0	2.0	1073	$1,750	$1.63	26d	1	1.07mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 6 events

1. 2026-06-21
   days on market $249,900 Active 19 DOM
2. 2026-06-18
   status $249,900 Active 16 DOM
3. 2026-05-17
   status Pending
4. 2026-04-30
   listed $249,900 Active
5. 1987-06-02
   soldstatus $69,000
6. 1968-09-01
   soldstatus $15,700

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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: $26,775
• − Mortgage interest: −$13,998
• − Property taxes: −$2,311
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − HOA: −$1,440
• − Depreciation: −$7,270
• Taxable loss: −$3,777
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $1,332/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 — Tamarac

• Score: 76/100
• State rank: #239
• US rank: #3785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamarac, FL
• County: Broward County · 1,963,430 people
• City population: 105,666
• 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

+1491.7% since first listed

4 events — show timeline

• 2026-05-17 Pending — MARMLS
• 2026-04-30 Listed $249,900 MARMLS
• 1987-06-02 Sold (Public Records) $69,000 Public Records
• 1968-09-01 Sold (Public Records) $15,700 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,311 · +3.9% YoY. Source: county tax records.