3650 Inverrary Dr Unit 3Q · Lauderhill, FL 33319

$122,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 99 Days on market

Built 1973 $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 +9.9/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY TO MOVE IN. ALL FURNISHED, TILE THROUGH. NICE VIEW OF THE GARDEN AND STATUE FOUNTAIN. EXCLUSIVE CLUB HOUSE AITH ALL AMENITIES INCLUDED.

Key facts

• Tiled flooring
• Sunken living room
• Granite counters

Tags

• TILED FLOORING
• GRANITE COUNTERS
• NICE CABINETRY
• STAINLESS STEEL APPLIANCES
• SUNKEN LIVING ROOM
• SEPARATE HIS HER CLOSETS

Property features AI

Finance

• Other: No waterfront; No land lease
• HOA & community: Monthly HOA: $436; Community amenities: Clubhouse, Car wash area, Fitness center, Pool

Exterior

• Parking: Guest parking
• Security: Security guard
• Utilities: Water included in HOA; Sewer included in HOA; Trash included in HOA; Electric service (cooling is electric)
• Home design: Condominium; Resale property; 4-story building
• Construction: Other construction materials
• Exterior features: Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric cooling
• Interior features: Unfurnished; Tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $122k.

Deal economics

• At list price, monthly cash flow is $-75 ($-901/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (10.9% below list).
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $109k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 18d 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 $843 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 99 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $55k; list at $122k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $108,730 (10.9% 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 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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: 1.35% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 6.2

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: -26.2%
• Equity multiple: 0.15×
• Total profit: $-29,023
• Equity at exit: $18,191

10-year hold

• IRR: -56.2%
• Equity multiple: -0.42×
• Total profit: $-48,637
• Equity at exit: $10,548

Cash invested: $34,160 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$640
• Tax from tax record: −$248 /mo · $2,978/yr
• Insurance: −$51
• HOA: −$436
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-75

Break-even live

Break-even rent $1,740

Max offer price $108,730

Occupancy floor 100%

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: $30,500
• Closing costs: $3,660
• 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	7d	3	0.04mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	17d	2	0.04mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	7d	3	0.11mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.11mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.11mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	0.11mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.12mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	20d	1	0.12mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	1d	1	0.13mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	24d	1	0.13mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	20d	1	0.13mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	17d	3	0.21mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.21mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.21mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.21mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	5d	3	0.30mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.33mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	4d	1	0.33mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	24d	1	0.34mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.36mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	24d	1	0.37mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,450	$1.49	24d	3	0.37mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	7d	1	0.41mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	24d	1	0.41mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	0.42mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.42mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	11d	5	0.42mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	24d	2	0.45mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	18d	3	0.47mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	2d	1	0.47mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	10d	1	0.47mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,250	$1.42	24d	2	0.47mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	24d	1	0.48mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	3d	2	0.48mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	24d	4	0.50mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,625	$1.81	7d	3	0.50mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	24d	1	0.51mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$1,822	$1.82	2d	9	0.53mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	3d	1	0.55mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	24d	1	0.55mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $122,000 Active 99 DOM
2. 2026-06-17
   days on market $122,000 Active 98 DOM
3. 2026-06-16
   days on market $122,000 Active 97 DOM
4. 2026-06-15
   days on market $122,000 Active 96 DOM
5. 2026-06-13
   days on market $122,000 Active 94 DOM
6. 2026-06-09
   days on market $122,000 Active 90 DOM
7. 2026-06-07
   days on market $122,000 Active 88 DOM
8. 2026-06-04
   days on market $122,000 Active 85 DOM
9. 2026-06-03
   days on market $122,000 Active 84 DOM
10. 2026-06-02
    days on market $122,000 Active 83 DOM
11. 2026-06-01
    days on market $122,000 Active 82 DOM
12. 2026-05-31
    days on market $122,000 Active 81 DOM
13. 2025-12-17
    listed $122,000 Active
14. 2025-08-19
    historical $1,425
15. 2025-08-15
    listed $1,425
16. 2018-10-17
    historical
17. 2018-10-16
    price $99,000
18. 2018-10-12
    listed $109,000 Active
19. 2014-05-21
    soldstatus $54,600 Sold 141-char remark

    Show marketing remark (141 chars)

    READY TO MOVE IN. ALL FURNISHED, TILE THROUGH. NICE VIEW OF THE GARDEN AND STATUE FOUNTAIN. EXCLUSIVE CLUB HOUSE AITH ALL AMENITIES INCLUDED.

20. 2014-05-20
    soldstatus $54,600
21. 2014-03-27
    status Pending 141-char remark

    Show marketing remark (141 chars)

    READY TO MOVE IN. ALL FURNISHED, TILE THROUGH. NICE VIEW OF THE GARDEN AND STATUE FOUNTAIN. EXCLUSIVE CLUB HOUSE AITH ALL AMENITIES INCLUDED.

22. 2014-03-12
    listed $65,000 Active 141-char remark

    Show marketing remark (141 chars)

    READY TO MOVE IN. ALL FURNISHED, TILE THROUGH. NICE VIEW OF THE GARDEN AND STATUE FOUNTAIN. EXCLUSIVE CLUB HOUSE AITH ALL AMENITIES INCLUDED.

23. 2001-06-04
    soldstatus $35,000
24. 1986-08-08
    soldstatus $49,500

ⓘ 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: $2,978 · $248/mo
• Projected year-2 tax: $2,978 · $248/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: $19,741
• − Mortgage interest: −$6,834
• − Property taxes: −$2,978
• − Insurance: −$610
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − HOA: −$5,232
• − Depreciation: −$3,549
• Taxable loss: −$2,620
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $-273/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

+146.5% since first listed

12 events — show timeline

• 2025-12-17 Listed $122,000 Beaches MLS
• 2025-08-19 Rental Removed $1,425 GFLMLS
• 2025-08-15 Listed for Rent $1,425 GFLMLS
• 2018-10-17 Listing Removed — MARMLS
• 2018-10-16 Price Changed $99,000 MARMLS
• 2018-10-12 Listed $109,000 MARMLS
• 2014-05-21 Sold (MLS) $54,600 MARMLS
• 2014-05-20 Sold (Public Records) $54,600 Public Records
• 2014-03-27 Pending — MARMLS
• 2014-03-12 Listed $65,000 MARMLS
• 2001-06-04 Sold (Public Records) $35,000 Public Records
• 1986-08-08 Sold (Public Records) $49,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,978 · +4.1% YoY. Source: county tax records.