6575 W Oakland Park Blvd #311 · Lauderhill, FL 33313

$138,000

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 79 Days on market

Built 1981 $750/mo HOA · 36% 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-bedroom, 2-bath unit featuring a highly desirable spacious floor plan. This corner unit offers two private balconies with stunning lake and pool views. The patio overlooking the lake features contemporary tile flooring and includes extra storage, adding both style and convenience. The unit is also equipped with hurricane shutters for added safety and peace of mind. Washer and Dryer in the unit Inside, you’ll find bright and spacious living and dining areas, generous closet space, and a large primary suite with an en-suite bath. Located in a well-maintained community with resort-style amenities including a pool, clubhouse, and secure entry. Conveniently situated near major

Key facts

• Private balconies
• Water views
• Clubhouse

Tags

• SPLIT FLOOR PLAN
• PRIVATE BALCONIES
• WATER VIEWS
• WELL-MAINTAINED COMMUNITY
• POOL
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed over 20 lbs (maximum 20 lbs allowed)
• HOA & community: Monthly association fee of $750; Association includes clubhouse and elevators

Exterior

• Parking: One parking space
• Security: Secured elevator
• Utilities: Hot water included in association
• Home design: Attached property; 5-story building; Entry on level 3; Has a view
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Lakefront

Interior

• Kitchen: Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Handicap access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (11.1% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $123k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: 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 flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,103/mo this rent would consume 55% of the median local household income ($46k/yr) (locally 5692% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 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 79 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 6 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 $105k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,659 (11.1% 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 79 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.52% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.15×
• Total profit: $-33,016
• Equity at exit: $20,576

10-year hold

• IRR: -58.5%
• Equity multiple: -0.44×
• Total profit: $-55,683
• Equity at exit: $11,932

Cash invested: $38,640 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$724
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$58
• HOA: −$750
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-87

Break-even live

Break-even rent $2,213

Max offer price $122,659

Occupancy floor 99%

Sensitivity live

Price	-10% $-9	-5% $-48	+0% $-87	+5% $-126	+10% $-165
Rent	-10% $-253	-5% $-170	+0% $-87	+5% $-4	+10% $79
Rate	-1.0pp $-17	-0.5pp $-52	base $-87	+0.5pp $-123	+1.0pp $-159

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.01mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.01mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,389	$2.39	0d	8	0.14mi
6521 Racquet Club Dr #51 Lauderhill, FL	3.0	2.5	1540	$2,600	$1.69	26d	1	0.21mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	19d	3	0.23mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	26d	1	0.26mi
6667 Racquet Club Dr #182 Lauderhill, FL	3.0	2.5	1540	$2,550	$1.66	26d	1	0.27mi
6699 Racquet Club Dr #198 Lauderhill, FL	3.0	2.5	1540	$2,400	$1.56	26d	1	0.27mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	26d	1	0.28mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	9d	1	0.28mi
3300 Spanish Moss Ter #302 Lauderhill, FL	2.0	2.0	1200	$1,950	$1.62	15d	1	0.31mi
3300 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1200	$1,900	$1.58	26d	1	0.31mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	26d	1	0.33mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	26d	1	0.40mi
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	26d	1	0.40mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	15d	1	0.40mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	13d	1	0.41mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	26d	1	0.44mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,138	$2.31	0d	43	0.45mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	26d	1	0.46mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	7d	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	26d	1	0.47mi
6380 NW 25th Ct Sunrise, FL	3.0	2.0	1315	$3,500	$2.66	26d	1	0.48mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	16d	2	0.48mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	9d	3	0.48mi
6560 NW 25th St Sunrise, FL	3.0	2.0	1537	$3,200	$2.08	17d	1	0.49mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	21d	1	0.49mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	14d	1	0.52mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	15d	1	0.52mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	0d	1	0.53mi
2620 E Aragon Blvd #3 Sunrise, FL	3.0	2.0	1435	$3,200	$2.23	26d	1	0.54mi
5958 NW 25th Ct #218 Sunrise, FL	3.0	2.5	1355	$2,800	$2.07	20d	1	0.55mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	0d	2	0.55mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	22d	1	0.56mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	26d	1	0.56mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	26d	1	0.57mi
5730 NW 27th Ct Lauderhill, FL	3.0	2.0	1200	$2,600	$2.17	6d	1	0.58mi
5649 NW 28th St Unit 5649 Lauderhill, FL	3.0	2.0	1200	$2,000	$1.67	0d	1	0.59mi
5648 NW 28th St Lauderhill, FL	3.0	2.0	1200	$2,400	$2.00	9d	1	0.60mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $138,000 Active 79 DOM
2. 2026-06-18
   days on market $138,000 Active 76 DOM
3. 2026-06-17
   days on market $138,000 Active 75 DOM
4. 2026-06-16
   days on market $138,000 Active 74 DOM
5. 2026-06-15
   days on market $138,000 Active 73 DOM
6. 2026-06-13
   days on market $138,000 Active 71 DOM
7. 2026-06-09
   days on market $138,000 Active 67 DOM
8. 2026-06-08
   days on market $138,000 Active 66 DOM
9. 2026-06-07
   days on market $138,000 Active 65 DOM
10. 2026-06-04
    days on market $138,000 Active 62 DOM
11. 2026-06-03
    days on market $138,000 Active 61 DOM
12. 2026-06-02
    days on market $138,000 Active 60 DOM
13. 2026-06-01
    days on market $138,000 Active 59 DOM
14. 2026-05-31
    days on market $138,000 Active 58 DOM
15. 2026-04-03
    listed $138,000 Active
16. 2025-06-28
    historical
17. 2025-04-15
    price $180,000
18. 2025-04-01
    price $184,000
19. 2025-01-27
    listed $195,000 Active
20. 2025-01-21
    historical
21. 2024-11-26
    price $199,000
22. 2024-11-05
    price $205,000
23. 2024-08-06
    price $215,000
24. 2024-07-03
    price $219,000
25. 2024-03-10
    price $220,000
26. 2024-01-21
    listed $225,000 Active
27. 2016-09-30
    soldstatus $105,000
28. 2016-09-28
    soldstatus $105,000 Sold
29. 2016-08-21
    status Pending
30. 2016-08-12
    listed $109,900 Active
31. 2016-07-11
    soldstatus $55,000
32. 2016-07-08
    soldstatus $55,000 Sold
33. 2016-01-04
    status Backup Contract
34. 2015-10-24
    status Active
35. 2015-10-23
    historical
36. 2015-10-23
    listed $69,900 Active
37. 2001-07-23
    soldstatus $77,000
38. 1994-07-27
    soldstatus $71,500
39. 1981-10-01
    soldstatus $107,000

ⓘ 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: $2,606 · $217/mo
• Projected year-2 tax: $2,606 · $217/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $25,238
• − Mortgage interest: −$7,730
• − Property taxes: −$2,606
• − Insurance: −$690
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − HOA: −$9,000
• − Depreciation: −$4,015
• Taxable loss: −$2,841
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $-360/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): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+29.0% since first listed

25 events — show timeline

• 2026-04-03 Listed $138,000 MARMLS
• 2025-06-28 Listing Removed — Beaches MLS
• 2025-04-15 Price Changed $180,000 Beaches MLS
• 2025-04-01 Price Changed $184,000 Beaches MLS
• 2025-01-27 Listed $195,000 Beaches MLS
• 2025-01-21 Listing Removed — Beaches MLS
• 2024-11-26 Price Changed $199,000 Beaches MLS
• 2024-11-05 Price Changed $205,000 Beaches MLS
• 2024-08-06 Price Changed $215,000 Beaches MLS
• 2024-07-03 Price Changed $219,000 Beaches MLS
• 2024-03-10 Price Changed $220,000 Beaches MLS
• 2024-01-21 Listed $225,000 Beaches MLS
• 2016-09-30 Sold (Public Records) $105,000 Public Records
• 2016-09-28 Sold (MLS) $105,000 MARMLS
• 2016-08-21 Pending — MARMLS
• 2016-08-12 Listed $109,900 MARMLS
• 2016-07-11 Sold (Public Records) $55,000 Public Records
• 2016-07-08 Sold (MLS) $55,000 MARMLS
• 2016-01-04 Pending — MARMLS
• 2015-10-24 Relisted — MARMLS
• 2015-10-23 Listing Removed — MARMLS
• 2015-10-23 Listed $69,900 MARMLS
• 2001-07-23 Sold (Public Records) $77,000 Public Records
• 1994-07-27 Sold (Public Records) $71,500 Public Records
• 1981-10-01 Sold (Public Records) $107,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,606 · +1.1% YoY. Source: county tax records.