None · Lauderhill, FL 33319

$160,000

2 bd · 2.0 ba · 1,160 sqft · Condo public records · 261 Days on market

Built 1973 $221/mo HOA · 11% of rent

---

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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.5/10.0
• 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 condo in gated community with great amenities and security guard. Property is very spacious, recently painted, new carpet, ready for move in. Close to mayor highways, shopping centers, golf courses, schools and much more. Don't miss this opportu nity!!!.

Key facts

• $221 HOA
• Community pool
• Built 1973

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $221; Association covers amenities and water; Community amenities include pool, clubhouse, basketball court, trails, and elevators

Exterior

• Security: Fenced complex
• Utilities: Cooling: Central air
• Home design: Block construction; 8 total stories; Entry located on level 2; Property attached (attached unit)
• Construction: Block construction; Resale property
• Exterior features: Complex is fenced; Heated pool; Trail(s); Basketball court; Clubhouse; Elevator(s)

Interior

• Bedrooms: Bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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 23d 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 40% 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 $1k of loan paydown is wiped out by about $5k 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 261 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $92k; list at $160k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 6.9

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: -15.2%
• Equity multiple: 0.48×
• Total profit: $-23,400
• Equity at exit: $23,857

10-year hold

• IRR: -14.7%
• Equity multiple: 0.30×
• Total profit: $-31,180
• Equity at exit: $13,834

Cash invested: $44,800 (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: 821
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$839
• Tax from tax record: −$280 /mo · $3,365/yr
• Insurance: −$67
• HOA: −$221
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $126

Break-even live

Break-even rent $1,781

Max offer price $160,000

Occupancy floor 89%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6911 Environ Blvd Unit 4J Lauderhill, FL	2.0	2.0	1160	$2,200	$1.90	24d	1	0.03mi
6911 Environ Blvd Lauderhill, FL	2.0	2.0	1155	$2,062	$1.79	8d	2	0.03mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	0.05mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	8d	2	0.05mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	24d	1	0.08mi
7041 Environ Blvd #127 Lauderhill, FL	2.0	2.0	1148	$2,200	$1.92	24d	1	0.13mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	11d	1	0.14mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,750	$1.90	24d	2	0.21mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	21d	1	0.21mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	24d	1	0.25mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,157	$1.93	4d	17	0.34mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	24d	1	0.34mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	24d	1	0.35mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	24d	1	0.44mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	24d	1	0.44mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.51mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	24d	1	0.54mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	8d	1	0.54mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	24d	1	0.54mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	8d	1	0.56mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	11d	1	0.56mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	5d	1	0.57mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	14d	1	0.58mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	24d	1	0.58mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.60mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.60mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	0.60mi
7478 NW 34th St #7478 Lauderhill, FL	3.0	2.0	1264	$2,750	$2.18	24d	1	0.61mi
7505 NW 44th St Lauderhill, FL	1.0–2.0	1.0–2.0	1075	$2,524	$2.35	3d	4	0.61mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	24d	2	0.63mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	24d	1	0.64mi
6101 N Falls Circle Dr #107 Lauderhill, FL	3.0	2.0	1360	$2,500	$1.84	24d	1	0.65mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	18d	1	0.66mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	2d	3	0.66mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	20d	4	0.66mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	20d	3	0.66mi
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	24d	1	0.68mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	2d	1	0.70mi
4235 N University Dr #106 Sunrise, FL	2.0	2.0	1252	$1,950	$1.56	8d	1	0.70mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	14d	1	0.70mi

HOA detail condo

• Monthly dues: $221 · $2,652/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $160,000 Active 261 DOM
2. 2026-06-17
   days on market $160,000 Active 260 DOM
3. 2026-06-16
   days on market $160,000 Active 259 DOM
4. 2026-06-15
   days on market $160,000 Active 258 DOM
5. 2026-06-13
   days on market $160,000 Active 256 DOM
6. 2026-06-09
   days on market $160,000 Active 252 DOM
7. 2026-06-07
   days on market $160,000 Active 250 DOM
8. 2026-06-04
   days on market $160,000 Active 247 DOM
9. 2026-06-03
   days on market $160,000 Active 246 DOM
10. 2026-06-02
    days on market $160,000 Active 245 DOM
11. 2026-06-01
    days on market $160,000 Active 244 DOM
12. 2026-05-31
    days on market $160,000 Active 243 DOM
13. 2025-09-01
    listed $160,000 Active
14. 2015-07-31
    soldstatus $92,500
15. 2015-04-08
    soldstatus $58,000 Sold 264-char remark

    Show marketing remark (264 chars)

    Beautiful condo in gated community with great amenities and security guard. Property is very spacious, recently painted, new carpet, ready for move in. Close to mayor highways, shopping centers, golf courses, schools and much more. Don't miss this opportu nity!!!.

16. 2015-02-17
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Beautiful condo in gated community with great amenities and security guard. Property is very spacious, recently painted, new carpet, ready for move in. Close to mayor highways, shopping centers, golf courses, schools and much more. Don't miss this opportu nity!!!.

17. 2015-01-15
    listed $55,000 Active 264-char remark

    Show marketing remark (264 chars)

    Beautiful condo in gated community with great amenities and security guard. Property is very spacious, recently painted, new carpet, ready for move in. Close to mayor highways, shopping centers, golf courses, schools and much more. Don't miss this opportu nity!!!.

18. 2003-10-16
    soldstatus $84,000
19. 2003-10-16
    soldstatus $28,000
20. 1989-05-08
    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: $3,365 · $280/mo
• Projected year-2 tax: $3,365 · $280/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 5/10 Major FEMA zone X (shaded) · 24% 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: $23,281
• − Mortgage interest: −$8,962
• − Property taxes: −$3,365
• − Insurance: −$800
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$2,652
• − Depreciation: −$4,655
• Taxable loss: −$877
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $1,717/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

+190.9% since first listed

8 events — show timeline

• 2025-09-01 Listed $160,000 MARMLS
• 2015-07-31 Sold (Public Records) $92,500 Public Records
• 2015-04-08 Sold (MLS) $58,000 MARMLS
• 2015-02-17 Pending — MARMLS
• 2015-01-15 Listed $55,000 MARMLS
• 2003-10-16 Sold (Public Records) $28,000 Public Records
• 2003-10-16 Sold (Public Records) $84,000 Public Records
• 1989-05-08 Sold (Public Records) $55,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,365 · -2.6% YoY. Source: county tax records.