3776 Inverrary Blvd Unit 204r · Lauderhill, FL 33319

$72,000

2 bd · 2.0 ba · 904 sqft · Condo · 43 Days on market

Built 1974 Good condition $748/mo HOA · 43% of rent ↓ 41% since listing

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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 +23.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Lowest priced unit in Las Vistas in Inverrary, this move-in ready 2 bedroom 2 bathroom condo in a 55+ gated community offers exceptional value and is priced for a quick sale. Features include a renovated kitchen, laminate flooring throughout, stainless steel appliances, and wood plank accent detailing in the kitchen and front entry. Major updates include a 2025 A/C and 2025 water heater. Enclosed screened patio offers a relaxing pool view. HOA includes internet, cable TV, water, pest control, and insurance for common areas. Assigned parking plus guest parking available. Community amenities include multiple pools, clubhouse, card room, library, shuffleboard, and recreation room. Laundry and

Key facts

• Laminate flooring
• Pool view
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• WOOD PLANK ACCENT DETAILING
• ENCLOSED SCREENED PATIO
• POOL VIEW

Property features AI

Finance

• Financial info: Pets not allowed; Senior community
• HOA & community: Community association: Las Vistas Inverrary Condominium Association, Inc.; Monthly association fee of $748; Association amenities include clubhouse, pool, shuffleboard court, storage, library, gated community, security, recreation facilities, laundry, parking, elevator; Association fee covers cable TV, insurance, internet, grounds maintenance, pest control, security, sewer, trash, water, common areas, elevator, reserve funds, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Total 2 parking spaces
• Security: Gated community (no guard); Association provides security
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; Resale property; 4-story building; Faces west
• Construction: Block construction; Concrete flat roof; Built as part of a multi-story building
• Exterior features: Screened patio and screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Blinds on windows
• Laundry & utility: On-site laundry in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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 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 36% 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 $498 of loan paydown is wiped out by about $2k 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 43 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.42% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 3.4

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: -11.7%
• Equity multiple: 0.60×
• Total profit: $-8,021
• Equity at exit: $10,735

10-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-14,088
• Equity at exit: $6,225

Cash invested: $20,160 (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: 821
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$748
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $130

Break-even live

Break-even rent $1,577

Max offer price $72,000

Occupancy floor 88%

Sensitivity live

Price	-10% $179	-5% $155	+0% $130	+5% $105	+10% $80
Rent	-10% $-8	-5% $61	+0% $130	+5% $198	+10% $267
Rate	-1.0pp $166	-0.5pp $148	base $130	+0.5pp $111	+1.0pp $92

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	3d	1	0.06mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.06mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	25d	2	0.06mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.13mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.13mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	1d	1	0.13mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.18mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.18mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.21mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.23mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	0.23mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	20d	1	0.24mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.24mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.24mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.24mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	25d	1	0.26mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	8d	1	0.26mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	25d	1	0.27mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	5d	3	0.33mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	18d	3	0.33mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	3d	2	0.40mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,990	$2.04	25d	3	0.40mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	25d	2	0.40mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.40mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	5d	1	0.40mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	11d	1	0.43mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	2d	1	0.43mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,800	$2.05	25d	2	0.43mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.45mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	25d	4	0.46mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,950	$2.17	8d	3	0.46mi
6100 NW 44th St #302 Lauderhill, FL	2.0	2.0	1092	$1,800	$1.65	25d	1	0.48mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,950	$2.07	11d	5	0.49mi
6200 NW 44th St #109 Lauderhill, FL	2.0	2.0	1092	$1,850	$1.69	11d	1	0.49mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	19d	3	0.50mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	25d	1	0.51mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.51mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	25d	1	0.51mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	25d	1	0.51mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	25d	1	0.51mi

HOA detail condo

• Monthly dues: $748 · $8,976/yr
• Likely covers: waterinternetcablepoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $72,000 Active 43 DOM
2. 2026-06-17
   days on market $72,000 Active 42 DOM
3. 2026-06-16
   days on market $72,000 Active 41 DOM
4. 2026-06-15
   days on market $72,000 Active 40 DOM
5. 2026-06-13
   statusdays on market $72,000 Active 38 DOM
6. 2026-06-09
   days on market $72,000 Active Under Contract 34 DOM
7. 2026-06-08
   days on market $72,000 Active Under Contract 33 DOM
8. 2026-06-08
   status $72,000 Active Under Contract 32 DOM
9. 2026-06-07
   statusdays on market $72,000 Pending 32 DOM
10. 2026-06-04
    days on market $72,000 Active 31 DOM
11. 2026-06-03
    days on market $72,000 Active 30 DOM
12. 2026-06-02
    days on market $72,000 Active 29 DOM
13. 2026-06-01
    days on market $72,000 Active 28 DOM
14. 2026-05-31
    days on market $72,000 Active 27 DOM
15. 2026-05-04
    listed $75,000 Active
16. 2025-02-26
    historical $1,690
17. 2025-02-05
    historical
18. 2025-01-16
    price $1,690
19. 2025-01-15
    price $92,500
20. 2025-01-15
    status Active
21. 2025-01-15
    price $95,000
22. 2024-12-11
    status Pending
23. 2024-11-15
    listed $1,750
24. 2024-10-04
    status Active
25. 2024-08-11
    status Pending
26. 2024-07-16
    price $99,000
27. 2024-06-07
    price $109,900
28. 2024-05-13
    price $118,000
29. 2024-05-13
    status Active
30. 2024-05-06
    status Pending
31. 2024-04-03
    price $124,900
32. 2024-03-11
    listed $127,900 Active

ⓘ 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: $20,891
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$8,976
• − Depreciation: −$2,095
• Taxable income: $1,005
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $1,316/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 · 6 photos

Good 75/100 Cosmetic rehab

This move-in ready 2-bedroom 2-bathroom condo in a 55+ gated community offers exceptional value and is priced for a quick sale. The home features a renovated kitchen, laminate flooring throughout, and stainless steel appliances. Major updates include a 2025 A/C and 2025 water heater. The home is in good condition with minor cosmetic updates needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace light fixtures — Modern lighting can improve the home's ambiance and energy efficiency
• Both Install new flooring in bathrooms — New flooring can improve the home's appearance and increase its value
• Both Update kitchen appliances — Modern appliances can make the kitchen more functional and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace light fixtures — Modern lighting can improve the home's ambiance and energy efficiency ↑
• Both Install new flooring in bathrooms — New flooring can improve the home's appearance and increase its value ↑
• Both Update kitchen appliances — Modern appliances can make the kitchen more functional and appealing ↑

ⓘ 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
• 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

-41.4% since first listed

18 events — show timeline

• 2026-05-04 Listed $75,000 Beaches MLS
• 2025-02-26 Rental Removed $1,690 MARMLS
• 2025-02-05 Listing Removed — MARMLS
• 2025-01-16 Price Changed $1,690 MARMLS
• 2025-01-15 Price Changed $92,500 MARMLS
• 2025-01-15 Relisted — MARMLS
• 2025-01-15 Price Changed $95,000 MARMLS
• 2024-12-11 Pending — MARMLS
• 2024-11-15 Listed for Rent $1,750 MARMLS
• 2024-10-04 Relisted — MARMLS
• 2024-08-11 Pending — MARMLS
• 2024-07-16 Price Changed $99,000 MARMLS
• 2024-06-07 Price Changed $109,900 MARMLS
• 2024-05-13 Price Changed $118,000 MARMLS
• 2024-05-13 Relisted — MARMLS
• 2024-05-06 Pending — MARMLS
• 2024-04-03 Price Changed $124,900 MARMLS
• 2024-03-11 Listed $127,900 MARMLS