None · Lauderhill, FL 33319

$120,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 147 Days on market

Built 1973 $799/mo HOA · 43% 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

“Step into this stunning, fully renovated 2-bed, 2-bath condo—designed to impress from the moment you walk in. Every detail has been thoughtfully updated, blending modern style with everyday comfort. Bright, open living spaces, sleek finishes, and a move-in-ready feel make this home an absolute standout. Whether you're relaxing, entertaining, or working from home, this condo delivers the perfect balance of luxury and convenience. A must-see opportunity!”

Key facts

• $799 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee ($799); Association covers pool(s), security, and trash; Community amenities: bike storage, barbecue, picnic area, pool, elevators

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Has cooling; Has heating
• Home design: 4-story building; Entry on third level; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open patio; Patio; Storm/security shutters; Tennis courts; Association pool

Interior

• Kitchen: Dishwasher; Microwave; Disposal; Electric water heater
• Bedrooms: Second bedroom
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Bedroom on main level; Closet cabinetry; Kitchen/dining combo; Living/dining room; Third floor entry; Bar; Elevator
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (16.8% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $100k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: 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 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 $830 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 147 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $99,873 (16.8% 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 147 days. Have you received any prior offers? Is the seller open to a 17% 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: 1.56% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 5.3

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: -29.9%
• Equity multiple: 0.06×
• Total profit: $-31,692
• Equity at exit: $17,892

10-year hold

• IRR: -82.3%
• Equity multiple: -0.67×
• Total profit: $-56,128
• Equity at exit: $10,375

Cash invested: $33,600 (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: 821
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$629
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$50
• HOA: −$799
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-114

Break-even live

Break-even rent $2,017

Max offer price $99,873

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	24d	1	0.03mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	13d	1	0.03mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	24d	1	0.03mi
3300 Spanish Moss Ter #302 Lauderhill, FL	2.0	2.0	1200	$1,950	$1.62	13d	1	0.07mi
3300 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1200	$1,900	$1.58	24d	1	0.07mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	24d	1	0.12mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	7d	3	0.12mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	17d	2	0.12mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	14d	2	0.13mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	7d	3	0.13mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	19d	1	0.13mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	17d	3	0.15mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	13d	1	0.19mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	12d	1	0.19mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	20d	1	0.25mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	24d	1	0.25mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	1d	1	0.25mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	0.26mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	1d	2	0.26mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.26mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	2d	3	0.28mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	13d	3	0.28mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	19d	2	0.28mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	24d	1	0.33mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	4d	1	0.33mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	14d	2	0.33mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	24d	1	0.34mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	5d	3	0.35mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	0.37mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.37mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,990	$2.04	24d	3	0.39mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,950	$2.07	10d	5	0.41mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	24d	1	0.45mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	17d	1	0.46mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	24d	1	0.47mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	18d	3	0.48mi
5648 NW 28th St Unit 5648 Lauderhill, FL	3.0	2.0	1200	$2,400	$2.00	24d	1	0.50mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,389	$2.39	2d	9	0.50mi
5648 NW 28th St Lauderhill, FL	3.0	2.0	1200	$2,400	$2.00	7d	1	0.50mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	24d	1	0.51mi

HOA detail condo

• Monthly dues: $799 · $9,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $120,000 Active 147 DOM
2. 2026-06-17
   days on market $120,000 Active 146 DOM
3. 2026-06-16
   days on market $120,000 Active 145 DOM
4. 2026-06-15
   days on market $120,000 Active 144 DOM
5. 2026-06-13
   days on market $120,000 Active 142 DOM
6. 2026-06-09
   days on market $120,000 Active 138 DOM
7. 2026-06-07
   days on market $120,000 Active 136 DOM
8. 2026-06-04
   days on market $120,000 Active 133 DOM
9. 2026-06-03
   days on market $120,000 Active 132 DOM
10. 2026-06-02
    days on market $120,000 Active 131 DOM
11. 2026-06-01
    pricedays on market $120,000 Active 130 DOM
12. 2026-05-31
    days on market $125,000 Active 129 DOM
13. 2026-01-22
    listed $125,000 Active
14. 2026-01-07
    historical
15. 2025-07-10
    listed $140,000 Active
16. 2021-04-12
    historical
17. 2020-11-23
    status Active
18. 2020-11-19
    historical Active Under Contract
19. 2020-11-06
    listed $115,000 Active
20. 2019-04-04
    soldstatus $70,000
21. 2019-04-01
    soldstatus $70,000 Sold
22. 2019-02-20
    status Backup Contract
23. 2019-02-19
    historical
24. 2018-12-05
    listed $85,000 Active
25. 2018-04-28
    historical
26. 2018-04-27
    listed $85,000
27. 2012-07-30
    soldstatus $29,100 Sold
28. 2011-09-16
    historical
29. 2011-09-07
    listed $29,100
30. 2005-09-23
    soldstatus $105,000
31. 2002-05-22
    soldstatus $66,500
32. 2000-04-10
    soldstatus $48,000

ⓘ 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: $1,381 · $115/mo
• Projected year-2 tax: $1,381 · $115/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: $22,472
• − Mortgage interest: −$6,722
• − Property taxes: −$1,381
• − Insurance: −$600
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$9,588
• − Depreciation: −$3,491
• Taxable loss: −$2,905
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $-670/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

+160.4% since first listed

20 events — show timeline

• 2026-01-22 Listed $125,000 MARMLS
• 2026-01-07 Listing Removed — MARMLS
• 2025-07-10 Listed $140,000 MARMLS
• 2021-04-12 Listing Removed — MARMLS
• 2020-11-23 Relisted — MARMLS
• 2020-11-19 Contingent — MARMLS
• 2020-11-06 Listed $115,000 MARMLS
• 2019-04-04 Sold (Public Records) $70,000 Public Records
• 2019-04-01 Sold (MLS) $70,000 MARMLS
• 2019-02-20 Pending — MARMLS
• 2019-02-19 Listing Removed — MARMLS
• 2018-12-05 Listed $85,000 MARMLS
• 2018-04-28 Listing Removed — MARMLS
• 2018-04-27 Listed $85,000 MARMLS
• 2012-07-30 Sold (MLS) $29,100 Beaches MLS
• 2011-09-16 Listing Removed — Beaches MLS
• 2011-09-07 Listed $29,100 Beaches MLS
• 2005-09-23 Sold (Public Records) $105,000 Public Records
• 2002-05-22 Sold (Public Records) $66,500 Public Records
• 2000-04-10 Sold (Public Records) $48,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,381 · -0.1% YoY. Source: county tax records.