6575 W Oakland Park Blvd #202 · Lauderhill, FL 33313

$139,900

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 59 Days on market

Built 1981 $400/mo HOA · 20% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come home to the Isles of Inverrary - private condo living. This is a 1000 SQFT 2BD / 2BA 2nd floor unit that is ready for move in. Washer and dryer in the unit. Tranquil grounds and common area. Community pool w/ clubhouse overlooking a lake. This p roperty is eligible for the Freddie Mac First Look program until 01/18/2012. Investors won't be considerd until then. Provide your clients Highest and Best offer as this unit will sell fast. Quick reply and quick closing.

Key facts

• Laminate floors
• Walk-in closet
• Screened porch

Tags

• GATED CONDO
• LAMINATE FLOORS
• GRANITE EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• SCREENED PORCH

Property features AI

Finance

• Other: Pets not allowed
• Financial info: No land lease
• HOA & community: HOA dues paid monthly; HOA includes insurance, grounds maintenance, structure maintenance, sewer, trash, water, elevator, roof repairs, recreation facility, and pool service; Community amenities: Parking, Pool

Exterior

• Parking: Assigned parking; Guest parking; 2 parking spaces
• Security: Key card entry; Other security features
• Utilities: Public water; Other utilities
• Home design: Condominium; Second-floor entry; Faces south; 5-story building; Resale condition
• Construction: CBS construction; Other roof
• Exterior features: Screened patio; Patio; Waterfront (no specific waterfront features)

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Walk-in closets; Sliding windows
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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 flat; 664 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).
• At $1,971/mo this rent would consume 51% 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 $967 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 59 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $140k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.26
• GRM: 5.9

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-15,306
• Equity at exit: $20,860

10-year hold

• IRR: -8.2%
• Equity multiple: 0.57×
• Total profit: $-16,824
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$734
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$58
• HOA: −$400
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $194

Break-even live

Break-even rent $1,725

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $274	-5% $234	+0% $194	+5% $155	+10% $115
Rent	-10% $39	-5% $117	+0% $194	+5% $272	+10% $350
Rate	-1.0pp $265	-0.5pp $230	base $194	+0.5pp $158	+1.0pp $121

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: $34,975
• Closing costs: $4,197
• 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	25d	1	0.01mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.01mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.06mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,359	$2.36	0d	9	0.14mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	18d	3	0.23mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	25d	1	0.26mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	25d	1	0.28mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	8d	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	25d	1	0.31mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	25d	1	0.33mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	15d	1	0.40mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	25d	1	0.40mi
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	25d	1	0.40mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	13d	1	0.41mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.44mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.44mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	25d	1	0.44mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,138	$2.31	0d	45	0.45mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	3d	2	0.46mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	25d	2	0.46mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	3d	1	0.46mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	25d	1	0.46mi
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	$2,250	$1.76	6d	1	0.47mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,300	$1.80	25d	1	0.47mi
6380 NW 25th Ct Sunrise, FL	3.0	2.0	1315	$3,500	$2.66	25d	1	0.48mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	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 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	15d	1	0.52mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	14d	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	25d	1	0.54mi
5958 NW 25th Ct #218 Sunrise, FL	3.0	2.5	1355	$2,800	$2.07	19d	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	21d	1	0.56mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.56mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	25d	1	0.57mi
5730 NW 27th Ct Lauderhill, FL	3.0	2.0	1200	$2,600	$2.17	6d	1	0.58mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $139,900 Active 59 DOM
2. 2026-06-18
   days on market $139,900 Active 56 DOM
3. 2026-06-17
   days on market $139,900 Active 55 DOM
4. 2026-06-16
   days on market $139,900 Active 54 DOM
5. 2026-06-15
   days on market $139,900 Active 53 DOM
6. 2026-06-13
   days on market $139,900 Active 51 DOM
7. 2026-06-09
   days on market $139,900 Active 47 DOM
8. 2026-06-08
   days on market $139,900 Active 46 DOM
9. 2026-06-07
   days on market $139,900 Active 45 DOM
10. 2026-06-04
    days on market $139,900 Active 42 DOM
11. 2026-06-03
    days on market $139,900 Active 41 DOM
12. 2026-06-02
    days on market $139,900 Active 40 DOM
13. 2026-06-01
    days on market $139,900 Active 39 DOM
14. 2026-05-31
    days on market $139,900 Active 38 DOM
15. 2026-01-09
    listed $139,900 Active
16. 2012-05-02
    soldstatus $42,000 473-char remark

    Show marketing remark (473 chars)

    Come home to the Isles of Inverrary - private condo living. This is a 1000 SQFT 2BD / 2BA 2nd floor unit that is ready for move in. Washer and dryer in the unit. Tranquil grounds and common area. Community pool w/ clubhouse overlooking a lake. This p roperty is eligible for the Freddie Mac First Look program until 01/18/2012. Investors won't be considerd until then. Provide your clients Highest and Best offer as this unit will sell fast. Quick reply and quick closing.

17. 2005-04-04
    soldstatus $140,000
18. 2004-10-06
    soldstatus $100,000
19. 1983-03-01
    soldstatus $69,900

ⓘ 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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/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: $23,655
• − Mortgage interest: −$7,837
• − Property taxes: −$2,052
• − Insurance: −$700
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − HOA: −$4,800
• − Depreciation: −$4,070
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,234/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
• 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

+100.1% since first listed

5 events — show timeline

• 2026-01-09 Listed $139,900 Beaches MLS
• 2012-05-02 Sold (MLS) $42,000 MARMLS
• 2005-04-04 Sold (Public Records) $140,000 Public Records
• 2004-10-06 Sold (Public Records) $100,000 Public Records
• 1983-03-01 Sold (Public Records) $69,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,052 · +1.3% YoY. Source: county tax records.