6260 S Falls Circle Dr #206 · Lauderhill, FL 33319

$85,000

1 bd · 2.0 ba · 935 sqft · Condo public records · 34 Days on market

Built 1973 $727/mo HOA · 44% 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).

• 1% rule +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This large 925 sq. ft. condominium consists of a 1-bed, 1-bath, 1 1/2-bath and boasts spacious views of the golf course in the wonderful gated community of the Falls of Inverrary. The home is upgraded with new flooring, central heating and air conditioning and hot water heater. It is bright and inviting with large walk-in closets and a private balcony with direct views of the golf course. Enjoy the community in a quiet setting with walking paths and beautifully maintained grounds, all in a desirable location in close proximity to shopping, and dining. A fantastic opportunity to make it your own at an unbeatable price!

Key facts

• $727 HOA
• Built 1973
• Listed 34 days

Property features AI

Finance

• HOA & community: Monthly HOA fee; Association amenities include jogging path and bike storage; HOA pays water and pest control

Exterior

• Parking: Assigned parking
• Security: Security fence
• Utilities: Water service included in association; Has heating and cooling (central systems)
• Home design: Condominium; Resale; 4-story building
• Construction: Block construction
• Exterior features: Screened porch; Fenced yard; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Security fence

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $-67 ($-805/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (13.9% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $73k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.3% in Lauderhill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 821 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 34% of the median local income ($58k/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 $588 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 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $73,155 (13.9% 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 34 days. Have you received any prior offers? Is the seller open to a 14% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.94% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 4.3

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: -30.2%
• Equity multiple: 0.06×
• Total profit: $-22,381
• Equity at exit: $12,674

10-year hold

• IRR: -99.5%
• Equity multiple: -0.75×
• Total profit: $-41,646
• Equity at exit: $7,349

Cash invested: $23,800 (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: 821
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$446
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$35
• HOA: −$727
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-67

Break-even live

Break-even rent $1,738

Max offer price $73,155

Occupancy floor 99%

Sensitivity live

Price	-10% $-19	-5% $-43	+0% $-67	+5% $-91	+10% $-115
Rent	-10% $-198	-5% $-132	+0% $-67	+5% $-2	+10% $64
Rate	-1.0pp $-24	-0.5pp $-45	base $-67	+0.5pp $-89	+1.0pp $-111

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.05mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	24d	1	0.06mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	8d	1	0.06mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	24d	1	0.22mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.26mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	1d	1	0.26mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	24d	1	0.26mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.26mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.26mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	0.26mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	3d	2	0.27mi
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	24d	1	0.27mi
6200 NW 44th St #109 Lauderhill, FL	2.0	2.0	1092	$1,850	$1.69	11d	1	0.29mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.32mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.32mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.32mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	24d	2	0.34mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	24d	1	0.34mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	2d	1	0.37mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	11d	1	0.37mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,250	$1.42	24d	2	0.37mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.37mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.37mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	5d	3	0.38mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,878	$1.68	4d	17	0.39mi
5900 NW 44th St #106 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	14d	1	0.39mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	20d	1	0.40mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.40mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	0.40mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	24d	4	0.40mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,625	$1.81	8d	3	0.40mi
5860 NW 44th St #603 Lauderhill, FL	2.0	2.0	1100	$1,800	$1.64	19d	1	0.43mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	24d	1	0.43mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,450	$1.49	24d	3	0.45mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	3d	1	0.48mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.49mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	5d	1	0.49mi
4174 Inverrary Dr #1004 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	24d	1	0.50mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	24d	1	0.50mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	24d	1	0.50mi

HOA detail condo

• Monthly dues: $727 · $8,724/yr
• Likely covers: waterlandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $85,000 Active 34 DOM
2. 2026-06-17
   days on market $85,000 Active 33 DOM
3. 2026-06-16
   days on market $85,000 Active 32 DOM
4. 2026-06-15
   days on market $85,000 Active 31 DOM
5. 2026-06-13
   days on market $85,000 Active 29 DOM
6. 2026-06-09
   days on market $85,000 Active 25 DOM
7. 2026-06-08
   days on market $85,000 Active 24 DOM
8. 2026-06-07
   days on market $85,000 Active 23 DOM
9. 2026-06-04
   days on market $85,000 Active 20 DOM
10. 2026-06-03
    days on market $85,000 Active 19 DOM
11. 2026-06-02
    days on market $85,000 Active 18 DOM
12. 2026-06-01
    days on market $85,000 Active 17 DOM
13. 2026-05-31
    days on market $85,000 Active 16 DOM
14. 2026-05-15
    status Active
15. 2026-04-13
    status Active
16. 2026-03-11
    listed Active Under Contract
17. 2026-03-03
    historical
18. 2025-11-15
    listed $85,000
19. 2020-12-04
    soldstatus $76,500
20. 2011-01-27
    soldstatus $54,000
21. 2005-07-15
    soldstatus $110,000
22. 2004-10-06
    soldstatus $70,000
23. 1997-04-21
    soldstatus $25,500
24. 1995-04-20
    soldstatus $27,000

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,836
• − Mortgage interest: −$4,761
• − Property taxes: −$1,977
• − Insurance: −$425
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − HOA: −$8,724
• − Depreciation: −$2,473
• Taxable loss: −$1,698
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $-397/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): 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

+214.8% since first listed

11 events — show timeline

• 2026-05-15 Relisted — Beaches MLS
• 2026-04-13 Relisted — Beaches MLS
• 2026-03-11 Listed — Beaches MLS
• 2026-03-03 Listing Removed — Beaches MLS
• 2025-11-15 Listed $85,000 Beaches MLS
• 2020-12-04 Sold (Public Records) $76,500 Public Records
• 2011-01-27 Sold (Public Records) $54,000 Public Records
• 2005-07-15 Sold (Public Records) $110,000 Public Records
• 2004-10-06 Sold (Public Records) $70,000 Public Records
• 1997-04-21 Sold (Public Records) $25,500 Public Records
• 1995-04-20 Sold (Public Records) $27,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,977 · -0.6% YoY. Source: county tax records.