3660 Inverrary Dr Unit 3q · Lauderhill, FL 33319

$119,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 48 Days on market

Built 1980 $436/mo HOA · 27% 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 +9.0/30.0
• 1% rule +8.8/10.0
• 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

Move-in ready 1BD/1.5BA unit featuring new laminate wood floors and updated kitchen with new countertops. Enclosed balcony with serene fountain and park views. Located in a gated, guarded, quiet resort-style community offering indoor/outdoor pools, jacuzzi, sauna, tennis & racquet courts, fitness center, golf driving range, and more. Maintenance includes basic cable, Wi-Fi, water, sewer, and trash. * * * International Village offers a unique European-style setting surrounded by lakes, canals, and Inverrary Golf Course * * * Excellent opportunity at one of the best price points in the area ideal as primary residence, seasonal use, or investment * * *

Key facts

• $436 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed (restrictions possible); Community has 832 units
• HOA & community: Has association (monthly fee); HOA fee approximately $436 per month; Association amenities include: billiard room, clubhouse, fitness center, laundry, playground, pool, spa/hot tub, trash chute, library, lobby, security, maintenance, recreation facilities; HOA covers grounds and structure maintenance, pest control, sewer, trash, water, elevator, and pool service

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Security guard; Security fence; Security patrol
• Utilities: Public water; Public sewer; Cable available; Water available
• Home design: Condominium; Resale; Third-floor entry with elevator; Three-story building; Building name: M
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Private pool; Not waterfront; Southeast facing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Unfurnished; Blinds
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (14.0% below list).
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $102k (14.0% 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); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $823 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $119k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,358 (14.0% 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 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.38% ✓
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 6.0

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: -27.8%
• Equity multiple: 0.11×
• Total profit: $-29,726
• Equity at exit: $17,743

10-year hold

• IRR: -65.3%
• Equity multiple: -0.52×
• Total profit: $-50,706
• Equity at exit: $10,289

Cash invested: $33,320 (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: 827
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$624
• Tax from tax record: −$283 /mo · $3,401/yr
• Insurance: −$50
• HOA: −$436
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-94

Break-even live

Break-even rent $1,763

Max offer price $102,358

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-61	+0% $-94	+5% $-128	+10% $-162
Rent	-10% $-224	-5% $-159	+0% $-94	+5% $-29	+10% $36
Rate	-1.0pp $-34	-0.5pp $-64	base $-94	+0.5pp $-125	+1.0pp $-156

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.03mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.03mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	0.05mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.05mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	20d	1	0.06mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	2d	1	0.12mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.12mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.12mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	25d	2	0.16mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	3d	2	0.16mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	3d	1	0.16mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	21d	2	0.17mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.17mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.17mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	18d	3	0.24mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	6d	3	0.25mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.27mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	5d	1	0.27mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,450	$1.49	25d	3	0.31mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	25d	1	0.32mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	11d	5	0.36mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	23d	1	0.39mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.41mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	19d	3	0.41mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	25d	2	0.41mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	25d	1	0.43mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	8d	1	0.43mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	3d	1	0.43mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	11d	1	0.43mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,250	$1.42	25d	2	0.43mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.45mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.46mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	25d	1	0.46mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,625	$1.81	8d	3	0.46mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	25d	4	0.46mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	4d	2	0.46mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	25d	1	0.48mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	4d	1	0.50mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1044	$2,100	$2.01	8d	2	0.50mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	18d	2	0.50mi

HOA detail condo

• Monthly dues: $436 · $5,232/yr
• Likely covers: watersewertrashinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $119,000 Active 48 DOM
2. 2026-06-18
   days on market $119,000 Active 45 DOM
3. 2026-06-17
   days on market $119,000 Active 44 DOM
4. 2026-06-16
   days on market $119,000 Active 43 DOM
5. 2026-06-15
   days on market $119,000 Active 42 DOM
6. 2026-06-13
   days on market $119,000 Active 40 DOM
7. 2026-06-09
   days on market $119,000 Active 36 DOM
8. 2026-06-08
   days on market $119,000 Active 35 DOM
9. 2026-06-07
   days on market $119,000 Active 34 DOM
10. 2026-06-04
    days on market $119,000 Active 31 DOM
11. 2026-06-03
    days on market $119,000 Active 30 DOM
12. 2026-06-02
    days on market $119,000 Active 29 DOM
13. 2026-06-01
    days on market $119,000 Active 28 DOM
14. 2026-05-31
    days on market $119,000 Active 27 DOM
15. 2026-05-04
    listed $119,000 Active
16. 2015-10-02
    soldstatus $55,000
17. 1994-08-19
    soldstatus $36,000
18. 1992-05-08
    soldstatus $35,300

ⓘ 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: $3,401 · $283/mo
• Projected year-2 tax: $3,401 · $283/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 · 21 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: $19,730
• − Mortgage interest: −$6,666
• − Property taxes: −$3,401
• − Insurance: −$595
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − HOA: −$5,232
• − Depreciation: −$3,462
• Taxable loss: −$2,783
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $-463/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

+237.1% since first listed

4 events — show timeline

• 2026-05-04 Listed $119,000 Beaches MLS
• 2015-10-02 Sold (Public Records) $55,000 Public Records
• 1994-08-19 Sold (Public Records) $36,000 Public Records
• 1992-05-08 Sold (Public Records) $35,300 Public Records

Property tax history

+16.0%/yr

Latest (2025): $3,401 · +1.0% YoY. Source: county tax records.