6201 N Falls Cir Dr · Lauderhill, FL 33319

$115,000

2 bd · 2.0 ba · 1,130 sqft · Condo · 79 Days on market

Built 1973 Fair condition $782/mo HOA · 42% 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a quick close. 2/2 both are master suites with walk in closets. Room are large. As-is. The community is currently doing concrete restoration on the bldg, new roof and painting after concrete restoration. Please forgive the mess in the community due to ongoing project.

Key facts

• Master suites
• Concrete restoration
• Walk in closets

Tags

• MASTER SUITES
• WALK IN CLOSETS
• CONCRETE RESTORATION
• NEW ROOF
• PAINTING

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Association with monthly fee; Monthly HOA payment; Association amenities: elevator(s), laundry, parking, pool, maintained community, gated access, security, maintenance; HOA covers: insurance, grounds and structure maintenance, security, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facility, pool service

Exterior

• Parking: Assigned and guest parking; One open parking space (total parking 1)
• Security: Gated community with guard; On-site security
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One-level living; Entry on 1st floor; Building faces south; Resale condition; Accessible common areas and entrance
• Construction: CBS construction; Shingle roof; Four-story building
• Exterior features: Screened patio; Patio; No other structures; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (14.3% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $99k (14.3% below list) — sets the bar for cash-flow.

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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% FRL); 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 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 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); 821 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 38% 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 $795 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 79 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $98,602 (14.3% 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 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
11. 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.
12. 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.
13. 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: 1.61% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 5.2

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: -30.4%
• Equity multiple: 0.04×
• Total profit: $-30,773
• Equity at exit: $17,147

10-year hold

• IRR: -86.8%
• Equity multiple: -0.71×
• Total profit: $-55,004
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$782
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-113

Break-even live

Break-even rent $1,996

Max offer price $98,602

Occupancy floor —

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	24d	1	0.04mi
6101 N Falls Circle Dr #107 Lauderhill, FL	3.0	2.0	1360	$2,500	$1.84	24d	1	0.07mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	7d	1	0.08mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	24d	1	0.08mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	14d	1	0.09mi
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	24d	1	0.14mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.15mi
6200 NW 44th St #109 Lauderhill, FL	2.0	2.0	1092	$1,850	$1.69	11d	1	0.17mi
6001 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.0	1320	$2,400	$1.82	24d	1	0.18mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	17d	1	0.19mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	24d	1	0.24mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	24d	1	0.24mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	3d	2	0.25mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	24d	1	0.28mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	24d	1	0.32mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,157	$1.93	4d	17	0.33mi
5900 NW 44th St #106 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	14d	1	0.33mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	24d	2	0.36mi
5860 NW 44th St #603 Lauderhill, FL	2.0	2.0	1100	$1,800	$1.64	18d	1	0.38mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	24d	1	0.39mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	20d	1	0.39mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	1d	1	0.39mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	10d	1	0.39mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	2d	1	0.39mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,800	$2.05	24d	2	0.39mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.40mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	0.40mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.40mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,950	$2.17	7d	3	0.42mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	24d	4	0.42mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.43mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.43mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.43mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	24d	1	0.43mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	14d	1	0.45mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	12d	1	0.45mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	5d	3	0.47mi
4172 Inverrary Dr #306 Lauderhill, FL	1.0	1.5	783	$1,500	$1.92	11d	1	0.50mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	3d	1	0.50mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	24d	1	0.51mi

HOA detail condo

• Monthly dues: $782 · $9,384/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 79 DOM
2. 2026-06-17
   days on market $115,000 Active 78 DOM
3. 2026-06-16
   days on market $115,000 Active 77 DOM
4. 2026-06-15
   days on market $115,000 Active 76 DOM
5. 2026-06-13
   days on market $115,000 Active 74 DOM
6. 2026-06-09
   days on market $115,000 Active 70 DOM
7. 2026-06-08
   days on market $115,000 Active 69 DOM
8. 2026-06-07
   days on market $115,000 Active 68 DOM
9. 2026-06-04
   days on market $115,000 Active 65 DOM
10. 2026-06-03
    days on market $115,000 Active 64 DOM
11. 2026-06-02
    days on market $115,000 Active 63 DOM
12. 2026-06-01
    days on market $115,000 Active 62 DOM
13. 2026-05-31
    days on market $115,000 Active 61 DOM
14. 2026-05-11
    price $115,000
15. 2026-03-31
    listed $130,000 Active
16. 2024-07-23
    historical $2,500
17. 2024-07-05
    listed $2,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,229
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − HOA: −$9,384
• − Depreciation: −$3,345
• Taxable loss: −$2,799
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $-688/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs to the exterior and landscaping, but is otherwise in good condition. Painting the exterior and trimming the landscaping would significantly increase its value.

Repairs flagged

• Major Concrete steps and wall — Significant wear and discoloration.
• Minor Landscaping — Overgrown grass and weeds need trimming.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and property value.
• Both Landscaping — Improves curb appeal and enhances property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Concrete steps and wall · Significant wear and discoloration.	Major	$15,000–50,000
Landscaping · Overgrown grass and weeds need trimming.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and property value. ↑
• Both Landscaping — Improves curb appeal and enhances property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+4500.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $115,000 Beaches MLS
• 2026-03-31 Listed $130,000 Beaches MLS
• 2024-07-23 Rental Removed $2,500 GFLMLS
• 2024-07-05 Listed for Rent $2,500 GFLMLS