3650 Environ Blvd #308 · Lauderhill, FL 33319

$95,000

2 bd · 2.0 ba · 1,242 sqft · Condo public records · 23 Days on market

Built 1981 $594/mo HOA · 31% of rent ↓ 21% since listing

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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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

Beautiful Inverlake of Inverray GOLF View 2/2 condo on 3rd floor AS IS TLC, Lowest price because you can makeover as you desire WASHER AND DRYER inside the unit. Pet's welcome. See Restrictions. Come enjoy the community's heated pool, spa, gym, or tennis. There are many community activates to enjoy like Bowling, billiards, basketball, card room, BBQ and free monthly classes. Schedule your showing today Showing time.

Key facts

• Tennis
• Bowling
• Washer and dryer

Tags

• WASHER AND DRYER
• HEATED POOL
• SPA
• GYM
• TENNIS
• BOWLING

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Condo association managed by Bench Mark Property mgmt; Monthly association fee of $594; Association amenities include parking, pool, and lobby; HOA fee covers insurance, structure maintenance, sewer, trash, water, elevator, reserves, recreation facility, and pool service; Senior community

Exterior

• Parking: 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water connected; Sewer available; Cable connected
• Home design: Condominium; Resale unit; East-facing
• Construction: Built with CBS construction; Other roof type; 4-story building; Built prior to resale (resale condition)
• Exterior features: Waterfront property; Third-floor entry

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Accessible bedroom; Smoke detector(s)
• Laundry & utility: In-unit laundry; Laundry closet; Outside access to laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $70 ($835/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); 834 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 39% 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 $657 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 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago 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: property tax is 3.8% of price; HOA is 31% of rent.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 2.00% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 4.2

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: -18.1%
• Equity multiple: 0.40×
• Total profit: $-16,018
• Equity at exit: $14,165

10-year hold

• IRR: -37.6%
• Equity multiple: -0.04×
• Total profit: $-27,688
• Equity at exit: $8,214

Cash invested: $26,600 (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: 834
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$498
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$40
• HOA: −$594
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $70

Break-even live

Break-even rent $1,810

Max offer price $95,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $97	+0% $70	+5% $43	+10% $16
Rent	-10% $-80	-5% $-5	+0% $70	+5% $145	+10% $220
Rate	-1.0pp $117	-0.5pp $94	base $70	+0.5pp $45	+1.0pp $20

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	26d	1	0.12mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	26d	1	0.14mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,750	$1.90	26d	2	0.16mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	23d	1	0.16mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	13d	1	0.19mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.22mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	10d	2	0.22mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	26d	1	0.23mi
6911 Environ Blvd Unit 4J Lauderhill, FL	2.0	2.0	1160	$2,200	$1.90	26d	1	0.24mi
6911 Environ Blvd Lauderhill, FL	2.0	2.0	1155	$2,062	$1.79	10d	2	0.24mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	26d	1	0.30mi
7041 Environ Blvd #127 Lauderhill, FL	2.0	2.0	1148	$2,200	$1.92	26d	1	0.33mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,073	$1.86	0d	16	0.48mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	4d	2	0.48mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	26d	2	0.48mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.48mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	24d	1	0.49mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	7d	1	0.50mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,389	$2.39	1d	8	0.52mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	26d	1	0.54mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	26d	1	0.54mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	10d	1	0.54mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	26d	1	0.54mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	26d	1	0.55mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	26d	1	0.55mi
7478 NW 34th St #7478 Lauderhill, FL	3.0	2.0	1264	$2,750	$2.18	26d	1	0.55mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	1d	1	0.56mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.56mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	16d	1	0.56mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	26d	1	0.57mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	16d	1	0.57mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	20d	3	0.58mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	20d	2	0.62mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	10d	3	0.62mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	1d	2	0.62mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	26d	1	0.62mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	23d	1	0.63mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	26d	1	0.63mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	20d	1	0.63mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	26d	1	0.64mi

HOA detail condo

• Monthly dues: $594 · $7,128/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-13
   statusdays on market $95,000 Pending 23 DOM
2. 2026-06-09
   days on market $95,000 Active 21 DOM
3. 2026-06-08
   days on market $95,000 Active 20 DOM
4. 2026-06-07
   days on market $95,000 Active 19 DOM
5. 2026-06-04
   days on market $95,000 Active 16 DOM
6. 2026-06-03
   days on market $95,000 Active 15 DOM
7. 2026-06-02
   days on market $95,000 Active 14 DOM
8. 2026-06-01
   days on market $95,000 Active 13 DOM
9. 2026-05-31
   days on market $95,000 Active 12 DOM
10. 2026-05-19
    listed $95,000 Active
11. 2026-05-12
    historical
12. 2026-05-06
    price $96,900
13. 2026-04-30
    price $96,800
14. 2026-04-23
    price $97,000
15. 2026-04-22
    price $97,500
16. 2026-04-22
    price $97,000
17. 2026-04-14
    price $97,500
18. 2026-04-06
    price $97,900
19. 2026-03-28
    price $98,000
20. 2024-12-09
    listed $98,250 Active
21. 2016-04-06
    historical
22. 2016-03-13
    price $77,000
23. 2016-02-08
    price $78,000
24. 2015-10-07
    listed $83,500 Active
25. 2013-09-21
    historical
26. 2007-01-10
    listed $120,000

ⓘ 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: $3,577 · $298/mo
• Projected year-2 tax: $3,577 · $298/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: $22,777
• − Mortgage interest: −$5,321
• − Property taxes: −$3,577
• − Insurance: −$475
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$7,128
• − Depreciation: −$2,764
• Taxable loss: −$133
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $867/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

-20.8% since first listed

18 events — show timeline

• 2026-06-11 Pending — Beaches MLS
• 2026-05-19 Listed $95,000 Beaches MLS
• 2026-05-12 Listing Removed — Beaches MLS
• 2026-05-06 Price Changed $96,900 Beaches MLS
• 2026-04-30 Price Changed $96,800 Beaches MLS
• 2026-04-23 Price Changed $97,000 Beaches MLS
• 2026-04-22 Price Changed $97,500 Beaches MLS
• 2026-04-22 Price Changed $97,000 Beaches MLS
• 2026-04-14 Price Changed $97,500 Beaches MLS
• 2026-04-06 Price Changed $97,900 Beaches MLS
• 2026-03-28 Price Changed $98,000 Beaches MLS
• 2024-12-09 Listed $98,250 Beaches MLS
• 2016-04-06 Listing Removed — Beaches MLS
• 2016-03-13 Price Changed $77,000 Beaches MLS
• 2016-02-08 Price Changed $78,000 Beaches MLS
• 2015-10-07 Listed $83,500 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2007-01-10 Listed $120,000 Beaches MLS

Property tax history

+6.4%/yr

Latest (2025): $3,577 · +4.2% YoY. Source: county tax records.