7080 Environ Blvd #423 · Lauderhill, FL 33319

$112,500

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 102 Days on market

Built 1974 $785/mo HOA · 41% 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).

• Cash flow +14.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 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

Welcome to this spacious 2-bed, 2-bath condo in a well-maintained 55+ community in the peaceful Environ neighborhood. This bright, inviting home offers easy, low-maintenance living with recent upgrades including a new roof, elevator, resurfaced pool, updated security, and completed recertification. Freshly painted interiors feature comfortable bedrooms and a functional kitchen. Relax on the screened balcony with serene garden views. Residents enjoy access to the Environ Cultural Center’s amenities: clubhouse, pool, sauna, fitness center, pickleball, tennis, basketball, and social activities. Fees cover water, sewer, pest control, cable, Wi-Fi, and amenities—an excellent opportun

Key facts

• Resurfaced pool
• Elevator
• Screened balcony

Tags

• NEW ROOF
• ELEVATOR
• RESURFACED POOL
• UPDATED SECURITY
• SCREENED BALCONY
• GARDEN VIEWS

Property features AI

Finance

• Other: Senior community
• HOA & community: Association with monthly fee; Association amenities include basketball court, clubhouse, jogging path, parking, pool, sauna, shuffleboard court, business center, community room, library, trash chute; HOA covers insurance, grounds and structure maintenance, sewer, trash, water, common areas, recreation facilities, and pool service

Exterior

• Parking: Guest parking available
• Security: Security guard; Security system
• Utilities: Cable available
• Home design: Condominium; Resale unit; 5-story building
• Construction: CBS construction
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $32 ($387/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 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 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 $778 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 102 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,375 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.70% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 4.9

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: -20.5%
• Equity multiple: 0.32×
• Total profit: $-21,321
• Equity at exit: $16,774

10-year hold

• IRR: -39.5%
• Equity multiple: -0.13×
• Total profit: $-35,722
• Equity at exit: $9,727

Cash invested: $31,500 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$590
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$47
• HOA: −$785
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $32

Break-even live

Break-even rent $1,873

Max offer price $112,500

Occupancy floor 93%

Sensitivity live

Price	-10% $96	-5% $64	+0% $32	+5% $0	+10% $-31
Rent	-10% $-119	-5% $-43	+0% $32	+5% $108	+10% $183
Rate	-1.0pp $89	-0.5pp $61	base $32	+0.5pp $3	+1.0pp $-27

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	12d	1	0.05mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	26d	1	0.07mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	9d	2	0.09mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.09mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,750	$1.90	26d	2	0.12mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	22d	1	0.12mi
6911 Environ Blvd Lauderhill, FL	2.0	2.0	1155	$2,062	$1.79	9d	2	0.14mi
6911 Environ Blvd Unit 4J Lauderhill, FL	2.0	2.0	1160	$2,200	$1.90	26d	1	0.14mi
7041 Environ Blvd #127 Lauderhill, FL	2.0	2.0	1148	$2,200	$1.92	26d	1	0.15mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	26d	1	0.19mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	26d	1	0.36mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	6d	1	0.43mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	9d	1	0.44mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	12d	1	0.44mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	26d	1	0.44mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	26d	1	0.45mi
7478 NW 34th St #7478 Lauderhill, FL	3.0	2.0	1264	$2,750	$2.18	26d	1	0.47mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,073	$1.86	0d	17	0.48mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	26d	1	0.51mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	26d	2	0.53mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	3d	3	0.55mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	21d	4	0.55mi
4205 N University Dr Sunrise, FL	1.0–2.0	1.5–2.0	1041	$2,100	$2.02	0d	4	0.55mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	22d	3	0.55mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	26d	1	0.58mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	26d	1	0.58mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	26d	1	0.58mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	13d	1	0.58mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	16d	1	0.60mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	3d	1	0.60mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	0d	1	0.60mi
4235 N University Dr #106 Sunrise, FL	2.0	2.0	1252	$1,950	$1.56	9d	1	0.60mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	12d	2	0.60mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	26d	2	0.60mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	9d	2	0.60mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	23d	1	0.64mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	9d	1	0.67mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	26d	1	0.67mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	26d	1	0.68mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.69mi

HOA detail condo

• Monthly dues: $785 · $9,420/yr
• Likely covers: watersewerinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $112,500 Active 102 DOM
2. 2026-06-18
   days on market $112,500 Active 99 DOM
3. 2026-06-17
   days on market $112,500 Active 98 DOM
4. 2026-06-16
   days on market $112,500 Active 97 DOM
5. 2026-06-16
   price $112,500 Active 96 DOM
6. 2026-06-15
   days on market $120,000 Active 96 DOM
7. 2026-06-13
   days on market $120,000 Active 94 DOM
8. 2026-06-09
   days on market $120,000 Active 90 DOM
9. 2026-06-07
   days on market $120,000 Active 88 DOM
10. 2026-06-04
    days on market $120,000 Active 85 DOM
11. 2026-06-03
    days on market $120,000 Active 84 DOM
12. 2026-06-02
    days on market $120,000 Active 83 DOM
13. 2026-06-01
    days on market $120,000 Active 82 DOM
14. 2026-05-31
    days on market $120,000 Active 81 DOM
15. 2026-04-08
    price $120,000
16. 2026-02-19
    listed $125,000 Active
17. 2001-04-18
    soldstatus $94,000
18. 1999-02-17
    soldstatus $48,500
19. 1989-12-15
    soldstatus $57,500
20. 1981-01-01
    soldstatus $72,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$242/yr (+$20/mo · 35.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $22,964
• − Mortgage interest: −$6,302
• − Property taxes: −$692
• − Insurance: −$562
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$9,420
• − Depreciation: −$3,273
• Taxable loss: −$959
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $618/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: 105,666
• 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

+66.7% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $120,000 Beaches MLS
• 2026-02-19 Listed $125,000 Beaches MLS
• 2001-04-18 Sold (Public Records) $94,000 Public Records
• 1999-02-17 Sold (Public Records) $48,500 Public Records
• 1989-12-15 Sold (Public Records) $57,500 Public Records
• 1981-01-01 Sold (Public Records) $72,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $692 · +1.1% YoY. Source: county tax records.