7001 Environ Blvd #401 · Lauderhill, FL 33319

$115,000

3 bd · 2.0 ba · 1,458 sqft · Condo public records · 77 Days on market

Built 1973 $874/mo HOA · 40% 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 +16.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful 3-bedroom, 2-bath corner unit located in a desirable 24-hour guard-gated community. This spacious residence offers wonderful views and a large screened balcony with convenient roll-up shutters--perfect for relaxing and enjoying the outdoors year-round. Inside, you'll find generous closet space and a thoughtfully designed second bedroom featuring a custom-built Murphy bed for added flexibility. The community's vibrant cultural center offers a wide variety of activities, social events, and an active theater with live entertainment for residents to enjoy. With comfort, security, and an engaging lifestyle all in one place, this home is the perfect blend of convenience

Key facts

• Roll up shutters
• Corner unit
• $874 HOA

Tags

• CORNER UNIT
• GUARD GATED COMMUNITY
• LARGE SCREENED BALCONY
• ROLL UP SHUTTERS
• GENEROUS CLOSET SPACE
• CUSTOM BUILT MURPHY BED

Property features AI

Finance

• Other: Pets allowed with possible restrictions and breed restrictions
• HOA & community: Monthly HOA fee of $874; HOA includes cable TV; Community amenities: clubhouse, lobby; Has association; Senior community

Exterior

• Parking: Assigned parking
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Multi/split levels; Resale property; Faces north
• Construction: Built with concrete/CBS; 4-story building
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (heat pump); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Entrance foyer; Walk-in closets
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $64 ($766/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% 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: Somerset Village Academy (math 27% / reading 42%, grade F, #1,709 of 2,144 statewide, top 81%, 242 students, 93% FRL, charter); 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 79% FRL vs 51% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 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 21d 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 45% 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 $795 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 77 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 4.4

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: -19.1%
• Equity multiple: 0.37×
• Total profit: $-20,373
• Equity at exit: $17,147

10-year hold

• IRR: -38.9%
• Equity multiple: -0.08×
• Total profit: $-34,830
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$603
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$48
• HOA: −$874
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $64

Break-even live

Break-even rent $2,091

Max offer price $115,000

Occupancy floor 92%

Sensitivity live

Price	-10% $129	-5% $96	+0% $64	+5% $31	+10% $-1
Rent	-10% $-108	-5% $-22	+0% $64	+5% $150	+10% $235
Rate	-1.0pp $122	-0.5pp $93	base $64	+0.5pp $34	+1.0pp $4

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	25d	1	0.02mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	8d	2	0.02mi
6911 Environ Blvd Lauderhill, FL	2.0	2.0	1155	$2,062	$1.79	8d	2	0.05mi
6911 Environ Blvd Unit 4J Lauderhill, FL	2.0	2.0	1160	$2,200	$1.90	25d	1	0.05mi
7041 Environ Blvd #127 Lauderhill, FL	2.0	2.0	1148	$2,200	$1.92	25d	1	0.09mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	11d	1	0.11mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,750	$1.90	25d	2	0.19mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	21d	1	0.19mi
4243 NW 68th Way Fort Lauderdale, FL	3.0	2.5	1560	$2,700	$1.73	8d	1	0.23mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	25d	1	0.24mi
3940 Inverrary Blvd Apt 408 Lauderhill, FL	3.0	2.5	1760	$2,500	$1.42	25d	1	0.36mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	25d	1	0.38mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,435	$2.18	4d	17	0.39mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	25d	1	0.40mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	25d	1	0.49mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	11d	1	0.50mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	8d	1	0.50mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	25d	1	0.52mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	5d	1	0.53mi
7478 NW 34th St #7478 Lauderhill, FL	3.0	2.0	1264	$2,750	$2.18	25d	1	0.56mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	25d	2	0.57mi
7505 NW 44th St Lauderhill, FL	1.0–2.0	1.0–2.0	1075	$2,524	$2.35	3d	4	0.57mi
6667 Racquet Club Dr #182 Lauderhill, FL	3.0	2.5	1540	$2,550	$1.66	25d	1	0.58mi
6699 Racquet Club Dr #198 Lauderhill, FL	3.0	2.5	1540	$2,400	$1.56	25d	1	0.59mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	25d	1	0.60mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	25d	1	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	2d	3	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	21d	3	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	20d	4	0.60mi
4020 Del Rio Way Unit 720 Sunrise, FL	4.0	2.5	1712	$2,800	$1.64	2d	1	0.63mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	14d	1	0.64mi
4001 N University Dr Sunrise, FL	3.0	3.0	1684	$2,815	$1.67	20d	1	0.64mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	15d	1	0.64mi
4235 N University Dr #106 Sunrise, FL	2.0	2.0	1252	$1,950	$1.56	8d	1	0.64mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	2d	1	0.64mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	8d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	25d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	11d	2	0.65mi
6521 Racquet Club Dr #51 Lauderhill, FL	3.0	2.5	1540	$2,600	$1.69	25d	1	0.67mi
6101 N Falls Circle Dr #107 Lauderhill, FL	3.0	2.0	1360	$2,500	$1.84	25d	1	0.71mi

HOA detail condo

• Monthly dues: $874 · $10,488/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-05-10
   price $115,000
3. 2026-05-01
   price $119,000
4. 2026-04-21
   price $125,000
5. 2026-04-08
   price $135,000
6. 2026-03-26
   price $145,000
7. 2026-03-05
   listed $152,500 Active
8. 2015-02-03
   soldstatus $89,900
9. 1973-04-01
   soldstatus $42,900

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,526 · $127/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 9/10 Extreme 6 d/yr ≥105°F today · 20 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: $26,066
• − Mortgage interest: −$6,442
• − Property taxes: −$1,526
• − Insurance: −$575
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$10,488
• − Depreciation: −$3,345
• Taxable loss: −$481
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $882/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
• 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

+168.1% since first listed

9 events — show timeline

• 2026-05-21 Pending — Beaches MLS
• 2026-05-10 Price Changed $115,000 Beaches MLS
• 2026-05-01 Price Changed $119,000 Beaches MLS
• 2026-04-21 Price Changed $125,000 Beaches MLS
• 2026-04-08 Price Changed $135,000 Beaches MLS
• 2026-03-26 Price Changed $145,000 Beaches MLS
• 2026-03-05 Listed $152,500 Beaches MLS
• 2015-02-03 Sold (Public Records) $89,900 Public Records
• 1973-04-01 Sold (Public Records) $42,900 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,526 · +1.5% YoY. Source: county tax records.