7720 NW 50th St #107 · Lauderhill, FL 33351

$159,900

2 bd · 2.0 ba · 941 sqft · Condo public records · 21 Days on market

Built 1986 $498/mo HOA · 24% 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 +11.0/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious first floor two bedroom, 2 bathroom condo in Cascades of Lauderhill! This condo features tile flooring throughout, washer dryer combo inside unit, spacious kitchen area, and a bright, comfortable layout perfect for easy living. Located in an all ages community with great amenities and convenient access to shopping, dining, major roads and more. A wonderful place to call home. Per association: no pets, 10% min. down payment, 700+ credit score, and $45k= annual income required. No lease for 2 years. One year's worth of maintenance to be held in escrow by association for 3 years. Buyer must have to sign Firpta Affidavits.

Key facts

• Great amenities
• Convenient access
• Washer dryer combo

Tags

• TILE FLOORING
• WASHER DRYER COMBO
• SPACIOUS KITCHEN AREA
• GREAT AMENITIES
• CONVENIENT ACCESS

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Community managed by Campbell Management; Monthly HOA fee of $498; HOA amenities include clubhouse, elevator(s), parking, pool, tennis courts, trash chute, maintenance, and recreation facilities; HOA fee covers cable TV, insurance, grounds maintenance, trash, common areas, elevator, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; One open parking space
• Security: Security fence
• Utilities: Public water; Public sewer; 100 amp electric service; Cable available
• Home design: Condominium; One level; First-floor entry; Faces east
• Construction: CBS construction; Shingle roof; Four-story building
• Exterior features: Open porch; Porch

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Sliding windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-68 ($-814/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.5% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $148k (7.5% below list) — sets the bar for cash-flow.
• 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: Banyan Elementary School (math 24% / reading 37%, grade F, #1,862 of 2,144 statewide, top 88%, 401 students, 73% FRL); Westpine Middle School (math 39% / reading 45%, grade D-, #340 of 571 statewide, top 61%, 916 students, 64% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 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; 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $48k; list at $160k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,924 (7.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.29% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-34,115
• Equity at exit: $23,842

10-year hold

• IRR: -28.2%
• Equity multiple: -0.13×
• Total profit: $-50,505
• Equity at exit: $13,825

Cash invested: $44,772 (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 33351

• Rents YoY: 0.9%
• Active inventory: 191
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$839
• Tax from tax record: −$300 /mo · $3,605/yr
• Insurance: −$67
• HOA: −$498
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-68

Break-even live

Break-even rent $2,156

Max offer price $147,924

Occupancy floor 98%

Sensitivity live

Price	-10% $23	-5% $-23	+0% $-68	+5% $-113	+10% $-158
Rent	-10% $-231	-5% $-150	+0% $-68	+5% $14	+10% $96
Rate	-1.0pp $13	-0.5pp $-27	base $-68	+0.5pp $-109	+1.0pp $-151

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7710 NW 50th St #304 Lauderhill, FL	1.0	1.0	630	$1,500	$2.38	26d	1	0.05mi
7740 NW 50th St #407 Lauderhill, FL	2.0	2.0	1040	$1,790	$1.72	26d	1	0.09mi
7840 NW 50th St #404 Lauderhill, FL	2.0	2.0	1040	$2,200	$2.12	9d	1	0.15mi
7840 NW 50th St #404 Lauderhill, FL	2.0	2.0	1040	$2,200	$2.12	19d	1	0.15mi
7860 NW 50th St #305 Lauderhill, FL	2.0	2.0	796	$1,960	$2.46	26d	1	0.19mi
7860 NW 50th St #305 Lauderhill, FL	2.0	2.0	796	$1,960	$2.46	23d	1	0.19mi
5475 N University Dr Lauderhill, FL	1.0–3.0	1.0–2.0	891	$2,297	$2.58	0d	28	0.31mi
7313 NW 57th Ct Tamarac, FL	2.0	1.0	1082	$2,600	$2.40	26d	1	0.67mi
5500 NW 69th Ave Lauderhill, FL	2.0	1.0–2.0	947	$1,995	$2.11	23d	14	0.68mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	16d	1	0.70mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	26d	2	0.71mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	9d	2	0.76mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	26d	2	0.76mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	12d	2	0.76mi
7943 NW 41 Ct Unit 7943 Sunrise, FL	3.0	2.0	1058	$2,500	$2.36	0d	1	0.77mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	21d	4	0.78mi
4205 N University Dr Sunrise, FL	1.0–2.0	1.5–2.0	1041	$2,100	$2.02	0d	4	0.78mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	4d	3	0.78mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	22d	3	0.78mi
7959 NW 41st Ct #7959 Fort Lauderdale, FL	2.0	2.0	954	$2,400	$2.52	13d	1	0.79mi
8107 NW 58th Pl Unit 8107 Tamarac, FL	2.0	1.0	1082	$2,200	$2.03	26d	1	0.83mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	26d	1	0.84mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	13d	1	0.84mi
5350 NW 88th Ave Sunrise, FL	2.0	2.0	1063	$2,405	$2.26	23d	4	0.91mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	20d	1	0.91mi
8327 Fairway Rd #8327 Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	9d	1	0.98mi
8325 Fairway Rd Unit N Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	26d	1	0.98mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	26d	1	0.99mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	1.00mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	26d	1	1.00mi
8249 Fairway Rd Sunrise, FL	2.0	2.5	992	$2,200	$2.22	26d	1	1.01mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	26d	1	1.01mi
8445 Springtree Dr Unit 404B Sunrise, FL	1.0	1.5	1100	$1,750	$1.59	26d	1	1.03mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	7d	1	1.04mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	4d	1	1.04mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	26d	1	1.04mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	1.05mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	9d	2	1.05mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1105	$2,325	$2.10	26d	1	1.06mi
4108 N Pine Island Rd Sunrise, FL	1.0	2.0	869	$2,195	$2.53	17d	1	1.06mi

HOA detail condo

• Monthly dues: $498 · $5,976/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-21
   days on market $159,900 Active 21 DOM
2. 2026-06-18
   days on market $159,900 Active 18 DOM
3. 2026-06-17
   days on market $159,900 Active 17 DOM
4. 2026-06-16
   days on market $159,900 Active 16 DOM
5. 2026-06-16
   remarks 636-char remark
6. 2026-06-16
   listed $159,900 Active 15 DOM

ⓘ 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: $3,605 · $300/mo
• Projected year-2 tax: $3,605 · $300/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 · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,847
• − Mortgage interest: −$8,957
• − Property taxes: −$3,605
• − Insurance: −$800
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$5,976
• − Depreciation: −$4,652
• Taxable loss: −$3,117
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $-65/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): 36,364
• Household income: $77,363
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1753.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 38% Hispanic / Latino 32% White 21% Two or more races 19% Asian 5%
• Hispanic origin (detail): Puerto Rican 5% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 7% Romanian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 57% English-only · Spanish 29% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -238.70%
• Current HPI: 395.4292
• Rent YoY: ▲ 0.90%
• 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

+210.5% since first listed

5 events — show timeline

• 2026-06-15 Relisted — Beaches MLS
• 2026-05-17 Listing Removed — Beaches MLS
• 2026-04-28 Listed $159,900 Beaches MLS
• 2012-09-27 Sold (Public Records) $48,000 Public Records
• 1997-06-12 Sold (Public Records) $51,500 Public Records

Property tax history

+13.3%/yr

Latest (2025): $3,605 · +2.1% YoY. Source: county tax records.