3774 Inverrary Blvd Unit 101P · Lauderhill, FL 33319

$100,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 137 Days on market

Built 1975 $865/mo HOA · 48% 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ community. This 2 bedroom 2 bath corner unit is located in a gated community well maintained, great amenities, within walking distance from shops and transportation. The unit has an oversized master bedroom, with a very nice layout, recently painted, new carpet, ready to move in, don't miss this opportunity. This is a Fannie Mae HomePath Property.

Key facts

• Five pools
• First-floor
• Crown molding

Tags

• FIRST-FLOOR
• CONVENIENT PARKING
• CROWN MOLDING
• LARGE WHITE TEXTURED TILE
• FIVE POOLS
• TEN SHUFFLEBOARD COURTS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, grounds maintenance, structure maintenance, parking, pool(s), reserve fund, sewer, trash and water; Community amenities include clubhouse, business center, community kitchen, laundry, library and pool; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Phone entry; Complex fenced
• Utilities: Association-managed sewer and water; Central utilities available
• Home design: Attached property; 2-story building; Entry on level 1
• Construction: Stucco construction; Resale property
• Exterior features: Enclosed porch; Patio; Patio with screened porch; Exterior lighting; Complex is fenced; Phone entry

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (16.9% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $83k (16.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: 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 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 37% 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 $691 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 137 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $83,060 (16.9% 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 137 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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. 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?
10. 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.
11. 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.
12. 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: 1.81% ✓
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 4.6

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: -31.1%
• Equity multiple: 0.03×
• Total profit: $-27,070
• Equity at exit: $14,910

10-year hold

• IRR: -97.8%
• Equity multiple: -0.78×
• Total profit: $-49,718
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$42
• HOA: −$865
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-96

Break-even live

Break-even rent $1,929

Max offer price $83,060

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-68	+0% $-96	+5% $-124	+10% $-153
Rent	-10% $-239	-5% $-167	+0% $-96	+5% $-25	+10% $47
Rate	-1.0pp $-46	-0.5pp $-70	base $-96	+0.5pp $-122	+1.0pp $-148

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	25d	2	0.02mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.02mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	3d	1	0.02mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.13mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.13mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.14mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.14mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	2d	1	0.14mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	13d	1	0.15mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	14d	1	0.15mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	0.19mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.19mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	20d	1	0.20mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	14d	1	0.23mi
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	25d	1	0.23mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	25d	1	0.23mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.24mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.24mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.24mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	18d	3	0.26mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	18d	1	0.28mi
3300 Spanish Moss Ter #302 Lauderhill, FL	2.0	2.0	1200	$1,950	$1.62	14d	1	0.28mi
3300 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1200	$1,900	$1.58	25d	1	0.28mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.28mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	25d	1	0.29mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	25d	1	0.30mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	25d	1	0.32mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	15d	1	0.32mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	8d	1	0.33mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	25d	1	0.33mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	6d	3	0.34mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.39mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.39mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	5d	1	0.39mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	25d	1	0.40mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,990	$2.04	25d	3	0.41mi
6101 N Falls Circle Dr #107 Lauderhill, FL	3.0	2.0	1360	$2,500	$1.84	25d	1	0.41mi
6001 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.0	1320	$2,400	$1.82	25d	1	0.43mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	25d	1	0.44mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	25d	2	0.44mi

HOA detail condo

• Monthly dues: $865 · $10,380/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 137 DOM
2. 2026-06-17
   days on market $100,000 Active 136 DOM
3. 2026-06-16
   days on market $100,000 Active 135 DOM
4. 2026-06-15
   days on market $100,000 Active 134 DOM
5. 2026-06-13
   days on market $100,000 Active 132 DOM
6. 2026-06-09
   days on market $100,000 Active 128 DOM
7. 2026-06-07
   days on market $100,000 Active 126 DOM
8. 2026-06-04
   days on market $100,000 Active 123 DOM
9. 2026-06-03
   days on market $100,000 Active 122 DOM
10. 2026-06-02
    days on market $100,000 Active 121 DOM
11. 2026-06-01
    days on market $100,000 Active 120 DOM
12. 2026-05-31
    days on market $100,000 Active 119 DOM
13. 2026-04-24
    price $100,000
14. 2026-01-31
    listed $125,000 Active
15. 2017-10-20
    soldstatus $79,000
16. 2015-08-19
    soldstatus $45,000 Sold 353-char remark

    Show marketing remark (353 chars)

    55+ community. This 2 bedroom 2 bath corner unit is located in a gated community well maintained, great amenities, within walking distance from shops and transportation. The unit has an oversized master bedroom, with a very nice layout, recently painted, new carpet, ready to move in, don't miss this opportunity. This is a Fannie Mae HomePath Property.

17. 2015-07-24
    status Pending 353-char remark

    Show marketing remark (353 chars)

    55+ community. This 2 bedroom 2 bath corner unit is located in a gated community well maintained, great amenities, within walking distance from shops and transportation. The unit has an oversized master bedroom, with a very nice layout, recently painted, new carpet, ready to move in, don't miss this opportunity. This is a Fannie Mae HomePath Property.

18. 2015-07-10
    price $49,900 353-char remark

    Show marketing remark (353 chars)

    55+ community. This 2 bedroom 2 bath corner unit is located in a gated community well maintained, great amenities, within walking distance from shops and transportation. The unit has an oversized master bedroom, with a very nice layout, recently painted, new carpet, ready to move in, don't miss this opportunity. This is a Fannie Mae HomePath Property.

19. 2015-06-09
    price $52,500 353-char remark

    Show marketing remark (353 chars)

    55+ community. This 2 bedroom 2 bath corner unit is located in a gated community well maintained, great amenities, within walking distance from shops and transportation. The unit has an oversized master bedroom, with a very nice layout, recently painted, new carpet, ready to move in, don't miss this opportunity. This is a Fannie Mae HomePath Property.

20. 2015-05-07
    listed $59,900 Active 353-char remark

    Show marketing remark (353 chars)

    55+ community. This 2 bedroom 2 bath corner unit is located in a gated community well maintained, great amenities, within walking distance from shops and transportation. The unit has an oversized master bedroom, with a very nice layout, recently painted, new carpet, ready to move in, don't miss this opportunity. This is a Fannie Mae HomePath Property.

21. 1997-08-08
    soldstatus $34,000
22. 1974-03-01
    soldstatus $33,000

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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: $21,690
• − Mortgage interest: −$5,602
• − Property taxes: −$1,113
• − Insurance: −$500
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$10,380
• − Depreciation: −$2,909
• Taxable loss: −$2,284
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $-603/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

+203.0% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $100,000 MARMLS
• 2026-01-31 Listed $125,000 MARMLS
• 2017-10-20 Sold (Public Records) $79,000 Public Records
• 2015-08-19 Sold (MLS) $45,000 MARMLS
• 2015-07-24 Pending — MARMLS
• 2015-07-10 Price Changed $49,900 MARMLS
• 2015-06-09 Price Changed $52,500 MARMLS
• 2015-05-07 Listed $59,900 MARMLS
• 1997-08-08 Sold (Public Records) $34,000 Public Records
• 1974-03-01 Sold (Public Records) $33,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,113 · +1.5% YoY. Source: county tax records.