7001 Environ Blvd #308 · Lauderhill, FL 33319

$121,999

1 bd · 1.0 ba · 792 sqft · Condo public records · 264 Days on market

Built 1973 $478/mo HOA · 28% 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 +11.2/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

1 BATHROOM/1 BEDROOM UNIT LOCATED IN THE GREATEST COMMUNITY OF ENVIRON I WITH A LOT OF AMENITIES INCLUDING BOWLING, TENNIS, GYM, TABLE TENNIS, BILLIARDS, THEATER, CLUBHOUSE AND SO MUCH TO ENJOY.

Key facts

• $478 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers maintenance of grounds, water, sewer and trash; Community amenities: clubhouse, elevators, fitness center, pool, tennis courts

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced; Security guard
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee
• Home design: Attached property; 6-story building; Entry on level 3; Resale unit
• Exterior features: Courtyard; Tennis courts; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Bedroom on main level; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $122k.

Deal economics

• At list price, monthly cash flow is $-47 ($-558/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: 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 soft (-1.4%/yr); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $843 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 264 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y 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 $122k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,359 (12.0% 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 264 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.39% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 6.0

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: -24.5%
• Equity multiple: 0.20×
• Total profit: $-27,338
• Equity at exit: $18,190

10-year hold

• IRR: -49.1%
• Equity multiple: -0.33×
• Total profit: $-45,353
• Equity at exit: $10,548

Cash invested: $34,160 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$640
• Tax from tax record: −$216 /mo · $2,597/yr
• Insurance: −$51
• HOA: −$478
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-47

Break-even live

Break-even rent $1,753

Max offer price $113,783

Occupancy floor 98%

Sensitivity live

Price	-10% $23	-5% $-12	+0% $-47	+5% $-81	+10% $-116
Rent	-10% $-180	-5% $-113	+0% $-47	+5% $20	+10% $87
Rate	-1.0pp $15	-0.5pp $-15	base $-47	+0.5pp $-78	+1.0pp $-110

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.02mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	9d	2	0.02mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	26d	1	0.03mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	12d	1	0.11mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,450	$1.58	26d	2	0.19mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	22d	1	0.19mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	26d	1	0.24mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,712	$1.53	0d	17	0.39mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	26d	1	0.49mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	26d	1	0.52mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	24d	1	0.57mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	26d	2	0.57mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	9d	1	0.60mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	26d	1	0.60mi
4205 N University Dr Sunrise, FL	1.0–2.0	1.5–2.0	1041	$1,550	$1.49	0d	4	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	4d	3	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	22d	3	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	21d	4	0.60mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	14d	1	0.64mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	26d	1	0.64mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	14d	1	0.64mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	16d	1	0.64mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	26d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	12d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	9d	2	0.65mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.66mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	4d	2	0.66mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	26d	2	0.66mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	0d	1	0.71mi
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	26d	1	0.73mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$1,836	$1.84	0d	8	0.76mi
6200 NW 44th St #109 Lauderhill, FL	2.0	2.0	1092	$1,850	$1.69	12d	1	0.77mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	26d	1	0.78mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	0d	2	0.78mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	26d	1	0.78mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	22d	1	0.78mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.80mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.80mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	9d	3	0.81mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	19d	2	0.81mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $121,999 Active 264 DOM
2. 2026-06-18
   days on market $121,999 Active 261 DOM
3. 2026-06-17
   days on market $121,999 Active 260 DOM
4. 2026-06-16
   days on market $121,999 Active 259 DOM
5. 2026-06-15
   days on market $121,999 Active 258 DOM
6. 2026-06-13
   days on market $121,999 Active 256 DOM
7. 2026-06-09
   days on market $121,999 Active 252 DOM
8. 2026-06-07
   days on market $121,999 Active 250 DOM
9. 2026-06-04
   days on market $121,999 Active 247 DOM
10. 2026-06-03
    days on market $121,999 Active 246 DOM
11. 2026-06-02
    days on market $121,999 Active 245 DOM
12. 2026-06-01
    days on market $121,999 Active 244 DOM
13. 2026-05-31
    days on market $121,999 Active 243 DOM
14. 2025-09-01
    listed $121,999 Active
15. 2024-02-22
    historical $1,550
16. 2024-02-14
    listed $1,550
17. 2024-01-29
    historical $1,550
18. 2024-01-25
    listed $1,550
19. 2024-01-19
    historical $1,550
20. 2024-01-19
    historical
21. 2023-11-30
    listed $1,550
22. 2023-11-27
    status Active
23. 2022-11-18
    price $130,000
24. 2022-10-20
    status Active
25. 2022-10-20
    price $135,000
26. 2022-08-29
    historical Active Under Contract
27. 2022-07-14
    status Active
28. 2022-06-29
    historical Active Under Contract
29. 2022-05-05
    listed $125,000 Active
30. 2020-02-06
    historical Hold
31. 2020-01-31
    status Active
32. 2020-01-02
    historical Hold
33. 2019-12-22
    status Active
34. 2019-11-23
    historical Hold
35. 2019-09-02
    status Active
36. 2019-08-03
    historical
37. 2019-04-24
    listed $75,000 Active
38. 2015-09-22
    soldstatus $69,500
39. 1994-04-29
    soldstatus $33,500
40. 1984-01-01
    soldstatus $51,000

ⓘ 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: $2,597 · $216/mo
• Projected year-2 tax: $2,597 · $216/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 20 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: $20,332
• − Mortgage interest: −$6,834
• − Property taxes: −$2,597
• − Insurance: −$610
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$5,736
• − Depreciation: −$3,549
• Taxable loss: −$2,247
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $-19/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

+139.2% since first listed

27 events — show timeline

• 2025-09-01 Listed $121,999 MARMLS
• 2024-02-22 Rental Removed $1,550 MARMLS
• 2024-02-14 Listed for Rent $1,550 MARMLS
• 2024-01-29 Rental Removed $1,550 MARMLS
• 2024-01-25 Listed for Rent $1,550 MARMLS
• 2024-01-19 Rental Removed $1,550 MARMLS
• 2024-01-19 Listing Removed — MARMLS
• 2023-11-30 Listed for Rent $1,550 MARMLS
• 2023-11-27 Relisted — MARMLS
• 2022-11-18 Price Changed $130,000 MARMLS
• 2022-10-20 Relisted — MARMLS
• 2022-10-20 Price Changed $135,000 MARMLS
• 2022-08-29 Contingent — MARMLS
• 2022-07-14 Relisted — MARMLS
• 2022-06-29 Contingent — MARMLS
• 2022-05-05 Listed $125,000 MARMLS
• 2020-02-06 Delisted — MARMLS
• 2020-01-31 Relisted — MARMLS
• 2020-01-02 Delisted — MARMLS
• 2019-12-22 Relisted — MARMLS
• 2019-11-23 Delisted — MARMLS
• 2019-09-02 Relisted — MARMLS
• 2019-08-03 Listing Removed — MARMLS
• 2019-04-24 Listed $75,000 MARMLS
• 2015-09-22 Sold (Public Records) $69,500 Public Records
• 1994-04-29 Sold (Public Records) $33,500 Public Records
• 1984-01-01 Sold (Public Records) $51,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,597 · -0.4% YoY. Source: county tax records.