3771 Environ Blvd #650 · Lauderhill, FL 33319

$75,000

1 bd · 2.0 ba · 780 sqft · Condo public records · 73 Days on market

Built 1974 $594/mo HOA · 35% of rent

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Why this score? — see what drove the B- 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

SPACIOUS AND COMFORTABLE 1 BEDROOM / 1.5 BATH CONDO IN SOUGHT-AFTER ENVIRON PHASE 2 - LARGE BEDROOM WITH WALK-IN CLOSET - BIG PATIO WITH ACCESS FROM LIVING BEDROOM - LAUNDRY FACILITY ON THE SAME FLOOR - AN ACTIVE 55+ COMMUNITY WHERE YOU CAN ENJOY LOTS OF AMENITIES IN THE ENVIRON CULTURAL CENTER WHICH OFFERS BOWLING, TENNIS, BILLIARDS, MOVIES, CONCERTS, ACTIVITIES, LIBRARY, EXERCISE ROOM, ETC. - MAINTENANCE INCLUDES WATER, SEWER, PEST CONTROL, BASIC CABLE, HIGH-SPEED INTERNET -THE ASSOCIATION REQUIRES $40K VERIFIABLE INCOME - 700 MINIMUM CREDIT SCORE. ==SEE BROKER'S REMARKS==

Key facts

• Walk-in closet
• Exercise room
• Big patio

Tags

• WALK-IN CLOSET
• BIG PATIO
• LAUNDRY FACILITY
• EXERCISE ROOM

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Quarterly association fee; Association fee includes amenities, cable TV, internet, pest control, recreation facilities, roof, sewer, security, trash and water; Community amenities: billiard room, clubhouse, fitness center, hobby room, laundry facilities, library, pool, sauna, tennis courts; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Intercom; Secured lobby; Security guard
• Utilities: Cable available
• Home design: Condominium in a 7-story building; Entry located on level 6; Property is attached
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: First-floor entry; Living/dining room; Tub/shower; Walk-in closet(s); Bedroom on main level; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: schools D, 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.
• 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 20d 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 35% 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 $519 of loan paydown is wiped out by about $2k 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 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 35% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 2.27% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 3.7

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: -13.3%
• Equity multiple: 0.55×
• Total profit: $-9,462
• Equity at exit: $11,183

10-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-16,331
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$393
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$31
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$594
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $113

Break-even live

Break-even rent $1,557

Max offer price $75,000

Occupancy floor 88%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	20d	1	0.03mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,450	$1.58	24d	2	0.03mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	24d	1	0.08mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	10d	1	0.11mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	24d	1	0.19mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	0.21mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	7d	2	0.21mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	24d	1	0.44mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,878	$1.68	3d	17	0.58mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	24d	2	0.59mi
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	20d	3	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	20d	4	0.60mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	12d	1	0.61mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	24d	1	0.61mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	12d	1	0.61mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$1,822	$1.82	2d	9	0.61mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	7d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	10d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	24d	2	0.65mi
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	24d	1	0.65mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	14d	1	0.66mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.66mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	24d	1	0.67mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	0.67mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.67mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.67mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	24d	1	0.67mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.68mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	0.68mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	24d	1	0.71mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	7d	1	0.71mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	7d	1	0.71mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	24d	1	0.71mi
7505 NW 44th St Lauderhill, FL	1.0–2.0	1.0–2.0	1075	$1,859	$1.73	3d	4	0.72mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	17d	3	0.74mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	20d	1	0.76mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	0.76mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	0.76mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	12d	1	0.78mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 73 DOM
2. 2026-06-17
   days on market $75,000 Active 72 DOM
3. 2026-06-16
   days on market $75,000 Active 71 DOM
4. 2026-06-15
   days on market $75,000 Active 70 DOM
5. 2026-06-13
   days on market $75,000 Active 68 DOM
6. 2026-06-09
   days on market $75,000 Active 64 DOM
7. 2026-06-08
   days on market $75,000 Active 63 DOM
8. 2026-06-07
   days on market $75,000 Active 62 DOM
9. 2026-06-04
   days on market $75,000 Active 59 DOM
10. 2026-06-03
    days on market $75,000 Active 58 DOM
11. 2026-06-02
    days on market $75,000 Active 57 DOM
12. 2026-06-02
    price $75,000 Active 56 DOM
13. 2026-06-01
    days on market $79,000 Active 56 DOM
14. 2026-05-31
    days on market $79,000 Active 55 DOM
15. 2026-04-06
    listed $79,000 Active
16. 2026-03-27
    historical
17. 2025-10-01
    listed $75,900 Active
18. 1984-07-01
    soldstatus $55,000
19. 1978-04-01
    soldstatus $300,000

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $714 · $59/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $20,405
• − Mortgage interest: −$4,201
• − Property taxes: −$714
• − Insurance: −$2,200
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$7,128
• − Depreciation: −$2,182
• Taxable income: $716
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,187/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: 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

-73.7% since first listed

5 events — show timeline

• 2026-04-06 Listed $79,000 MARMLS
• 2026-03-27 Listing Removed — Beaches MLS
• 2025-10-01 Listed $75,900 Beaches MLS
• 1984-07-01 Sold (Public Records) $55,000 Public Records
• 1978-04-01 Sold (Public Records) $300,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $714 · +2.4% YoY. Source: county tax records.