3821 Environ Blvd #202 · Lauderhill, FL 33319

$85,000

1 bd · 1.0 ba · 780 sqft · Condo public records · 115 Days on market

Built 1975 $593/mo HOA · 35% 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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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 MLS

BEAUTIFUL 1 BEDROOM 1.5 BATHROOM UNIT IN A GATED COMMUNITY WITH 24HR SECURITY. LOTS OF AMMENTITIES. GOLF COURSE. 55+

Key facts

• Walk-in closet
• Big patio
• Laundry facility

Tags

• WALK-IN CLOSET
• BIG PATIO
• LAUNDRY FACILITY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Quarterly association fee; Association covers amenities, common areas, cable TV, internet, grounds maintenance, structure maintenance, pest control, sewer, security, trash and water; Association amenities include basketball court, billiard room, clubhouse, fitness center, hobby room, library, pickleball, pool, sauna, spa/hot tub, and tennis courts; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Intercom; Lobby secured; Security guard
• Utilities: Cable available
• Home design: Condo/Apartment in a 7-story building; Entry on level 2; Property attached
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Association pool

Interior

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $-48 ($-575/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (10.0% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (10.0% below list) — sets the bar for cash-flow.
• Cap rate 7.8% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 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 $588 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 115 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask is 5971% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $42k; list at $85k implies a 102% gain — meaningful room to come down on a strong offer.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,541 (10.0% 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 115 days. Have you received any prior offers? Is the seller open to a 10% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
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: 2.00% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• 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: -28.5%
• Equity multiple: 0.11×
• Total profit: $-21,294
• Equity at exit: $12,674

10-year hold

• IRR: -94.3%
• Equity multiple: -0.67×
• Total profit: $-39,642
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$446
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$35
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$593
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-48

Break-even live

Break-even rent $1,764

Max offer price $76,541

Occupancy floor 98%

Sensitivity live

Price	-10% $0	-5% $-24	+0% $-48	+5% $-72	+10% $-96
Rent	-10% $-182	-5% $-115	+0% $-48	+5% $19	+10% $87
Rate	-1.0pp $-5	-0.5pp $-26	base $-48	+0.5pp $-70	+1.0pp $-92

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	12d	1	0.04mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,450	$1.58	26d	2	0.06mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	22d	1	0.06mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	26d	1	0.12mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	26d	1	0.13mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.15mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	9d	2	0.15mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	26d	1	0.44mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,712	$1.53	0d	17	0.52mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	26d	2	0.56mi
4205 N University Dr Sunrise, FL	1.0–2.0	1.5–2.0	1041	$1,550	$1.49	0d	4	0.57mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	3d	3	0.57mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	21d	4	0.57mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	22d	3	0.57mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	14d	1	0.59mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	13d	1	0.59mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	26d	1	0.59mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	26d	1	0.62mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	26d	2	0.62mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	12d	2	0.62mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	9d	2	0.62mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	16d	1	0.62mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	23d	1	0.65mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$1,836	$1.84	0d	8	0.67mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.68mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	3d	2	0.68mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	26d	2	0.68mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	26d	1	0.69mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	9d	1	0.69mi
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	26d	1	0.71mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	26d	1	0.71mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.73mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.73mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	0d	1	0.75mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	26d	1	0.77mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	9d	1	0.77mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	19d	3	0.78mi
7959 NW 41st Ct #7959 Fort Lauderdale, FL	2.0	2.0	954	$2,400	$2.52	13d	1	0.80mi
3048 Sunrise Lakes Dr E Unit 217 Sunrise, FL	2.0	2.0	924	$1,800	$1.95	0d	1	0.81mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	0d	2	0.81mi

HOA detail condo

• Monthly dues: $593 · $7,116/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $85,000 Active 115 DOM
2. 2026-06-18
   days on market $85,000 Active 112 DOM
3. 2026-06-17
   days on market $85,000 Active 111 DOM
4. 2026-06-16
   days on market $85,000 Active 110 DOM
5. 2026-06-15
   days on market $85,000 Active 109 DOM
6. 2026-06-13
   days on market $85,000 Active 107 DOM
7. 2026-06-09
   days on market $85,000 Active 103 DOM
8. 2026-06-07
   days on market $85,000 Active 101 DOM
9. 2026-06-04
   days on market $85,000 Active 98 DOM
10. 2026-06-03
    days on market $85,000 Active 97 DOM
11. 2026-06-02
    days on market $85,000 Active 96 DOM
12. 2026-06-01
    days on market $85,000 Active 95 DOM
13. 2026-05-31
    days on market $85,000 Active 94 DOM
14. 2026-04-23
    listed $1,400
15. 2026-02-26
    listed $85,000 Active
16. 2026-01-25
    historical
17. 2025-09-09
    listed $90,000 Active
18. 2016-05-21
    soldstatus $42,000 Sold 116-char remark

    Show marketing remark (116 chars)

    BEAUTIFUL 1 BEDROOM 1.5 BATHROOM UNIT IN A GATED COMMUNITY WITH 24HR SECURITY. LOTS OF AMMENTITIES. GOLF COURSE. 55+

19. 2016-04-04
    soldstatus $42,000
20. 2015-11-06
    status Pending 116-char remark

    Show marketing remark (116 chars)

    BEAUTIFUL 1 BEDROOM 1.5 BATHROOM UNIT IN A GATED COMMUNITY WITH 24HR SECURITY. LOTS OF AMMENTITIES. GOLF COURSE. 55+

21. 2015-08-28
    listed $48,900 Active 116-char remark

    Show marketing remark (116 chars)

    BEAUTIFUL 1 BEDROOM 1.5 BATHROOM UNIT IN A GATED COMMUNITY WITH 24HR SECURITY. LOTS OF AMMENTITIES. GOLF COURSE. 55+

22. 2004-12-17
    soldstatus $53,000
23. 2002-03-26
    soldstatus $33,000
24. 1995-03-31
    soldstatus $35,000
25. 1992-08-04
    soldstatus $39,000
26. 1992-08-04
    soldstatus $39,000
27. 1980-08-01
    soldstatus $55,000

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 · 26 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: $20,437
• − Mortgage interest: −$4,761
• − Property taxes: −$2,005
• − Insurance: −$2,250
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$7,116
• − Depreciation: −$2,473
• Taxable loss: −$1,438
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $-230/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

-97.5% since first listed

14 events — show timeline

• 2026-04-23 Listed for Rent $1,400 MARMLS
• 2026-02-26 Listed $85,000 MARMLS
• 2026-01-25 Listing Removed — Beaches MLS
• 2025-09-09 Listed $90,000 Beaches MLS
• 2016-05-21 Sold (MLS) $42,000 MARMLS
• 2016-04-04 Sold (Public Records) $42,000 Public Records
• 2015-11-06 Pending — MARMLS
• 2015-08-28 Listed $48,900 MARMLS
• 2004-12-17 Sold (Public Records) $53,000 Public Records
• 2002-03-26 Sold (Public Records) $33,000 Public Records
• 1995-03-31 Sold (Public Records) $35,000 Public Records
• 1992-08-04 Sold (Public Records) $39,000 Public Records
• 1992-08-04 Sold (Public Records) $39,000 Public Records
• 1980-08-01 Sold (Public Records) $55,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,005 · +4.5% YoY. Source: county tax records.