3300 Spanish Moss Ter #402 · Lauderhill, FL 33319

$70,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 9 Days on market

Built 1972 $864/mo HOA · 45% 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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• 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

Offered at a great price, this all-ages condo is perfect for a cash buyer looking to add value through renovations. 2BR, 2BATH, all age community, excellent investment opportunity, needs complete updating, no rentals permitted during the first year of ownership. Don't miss this opportunity to transform this condo into a beautiful home or future investment property. Laundry facility onsite and a swimming pool for fun.

Key facts

• Swimming pool
• $864 HOA
• Parking

Tags

• LAUNDRY FACILITY ONSITE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Gardens of Inverrary association; Monthly HOA fee of $864; HOA includes water, sewer, trash, and pool service; Association amenities: elevator(s), laundry, parking, pool, trash chute, maintenance; Pets allowed (restrictions possible)

Exterior

• Parking: One open asphalt parking space
• Utilities: Public water; Public sewer; Circuit breaker electric service; Water connected
• Home design: Condominium; One level; Faces east; Resale property
• Construction: Block construction; Shingle roof; Block foundation; Building has four stories
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater (owned)
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 9.2% 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: Somerset Village Academy (math 27% / reading 42%, grade F, #1,709 of 2,144 statewide, top 81%, 242 students, 93% FRL, charter); 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 79% FRL vs 51% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 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 16d 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 39% 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 $484 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.72% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 3.1

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: -8.5%
• Equity multiple: 0.71×
• Total profit: $-5,724
• Equity at exit: $10,437

10-year hold

• IRR: -14.6%
• Equity multiple: 0.46×
• Total profit: $-10,596
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$367
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$29
• HOA: −$864
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $167

Break-even live

Break-even rent $1,693

Max offer price $70,000

Occupancy floor 86%

Sensitivity live

Price	-10% $207	-5% $187	+0% $167	+5% $147	+10% $128
Rent	-10% $17	-5% $92	+0% $167	+5% $242	+10% $318
Rate	-1.0pp $202	-0.5pp $185	base $167	+0.5pp $149	+1.0pp $131

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Spanish Moss Ter #302 Lauderhill, FL	2.0	2.0	1200	$1,950	$1.62	15d	1	0.02mi
3300 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1200	$1,900	$1.58	25d	1	0.02mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	25d	1	0.03mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	18d	3	0.08mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	15d	1	0.12mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	25d	1	0.12mi
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	25d	1	0.12mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.20mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.20mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	16d	2	0.22mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	0.22mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	21d	1	0.22mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.24mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	13d	1	0.27mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	15d	1	0.27mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	25d	1	0.27mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	25d	1	0.28mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.28mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	3d	2	0.30mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	25d	2	0.30mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	3d	1	0.30mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	0d	2	0.33mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.33mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.33mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	0d	1	0.33mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	4d	3	0.37mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	15d	3	0.37mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	21d	2	0.37mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	5d	1	0.42mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,359	$2.36	0d	9	0.42mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	16d	2	0.42mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	25d	1	0.42mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	6d	3	0.44mi
5649 NW 28th St Unit 5649 Lauderhill, FL	3.0	2.0	1200	$2,000	$1.67	0d	1	0.46mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	6d	1	0.47mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	15d	1	0.47mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,300	$1.80	25d	1	0.47mi
5648 NW 28th St Unit 5648 Lauderhill, FL	3.0	2.0	1200	$2,400	$2.00	25d	1	0.48mi
5648 NW 28th St Lauderhill, FL	3.0	2.0	1200	$2,400	$2.00	8d	1	0.48mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,990	$2.04	25d	3	0.48mi

HOA detail condo

• Monthly dues: $864 · $10,368/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $70,000 Active 9 DOM
2. 2026-06-18
   days on market $70,000 Active 6 DOM
3. 2026-06-17
   days on market $70,000 Active 5 DOM
4. 2026-06-16
   days on market $70,000 Active 4 DOM
5. 2026-06-15
   days on market $70,000 Active 3 DOM
6. 2026-06-13
   remarks 420-char remark
7. 2026-06-13
   listed $70,000 Active 1 DOM

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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: $22,854
• − Mortgage interest: −$3,921
• − Property taxes: −$925
• − Insurance: −$350
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$10,368
• − Depreciation: −$2,036
• Taxable income: $1,596
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $1,623/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

+16.7% since first listed

3 events — show timeline

• 2026-06-11 Listed $70,000 Beaches MLS
• 1987-09-02 Sold (Public Records) $60,000 Public Records
• 1987-08-01 Sold (Public Records) $60,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $925 · +1.0% YoY. Source: county tax records.