3710 Inverrary Dr Unit 3K · Lauderhill, FL 33319

$115,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 153 Days on market

Built 1974 $425/mo HOA · 26% 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 +10.8/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors!! Beautiful, bright & Rented 1 bed / 1.5 bath condo located on the 3rd floor of a 3-story building in International Village. Laminated and tile floor, enclosed balcony extending the living area, and with canal view—new A/C replaced in July 2025, 1 assigned parking space & storage. Resort-style community with 24-hour security, indoor and outdoor pools, tennis and racquetball courts, gym, sauna, library, clubhouse, BBQ areas, and walking paths. All ages welcome! Ideal for investors! Rented until Nov 2026, buyer to honor current lease agreement. Association requires a credit score of 675+ and $45K in annual income. —No rentals for the first year a

Key facts

• Enclosed balcony
• Canal view
• Sauna

Tags

• CANAL VIEW
• ENCLOSED BALCONY
• INDOOR AND OUTDOOR POOLS
• TENNIS AND RACQUETBALL COURTS
• GYM
• SAUNA

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $425; Association covers amenities, common areas, laundry, structure maintenance, recreation facilities, security, trash, and water; Association amenities: clubhouse, fitness center, library, pool, tennis courts, elevators

Exterior

• Parking: Carport (1 space); One designated parking space (covered)
• Security: Security guard; Smoke detectors
• Utilities: Electric service; Has cooling; Has heating
• Home design: Attached property; 3 stories; Entry on third floor; Has a view
• Construction: Resale property
• Exterior features: Balcony; Screened balcony; Association pool

Interior

• Kitchen: Dishwasher; Refrigerator; Trash compactor
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans
• Interior features: Elevator; Third-floor entry; Other interior features
• Laundry & utility: Laundry facilities included in association

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-53 ($-641/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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); 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 72% FRL vs 51% district-wide (20 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 20d 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 34% 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 $795 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 153 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (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 153 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.44% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 5.8

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: -25.4%
• Equity multiple: 0.18×
• Total profit: $-26,512
• Equity at exit: $17,147

10-year hold

• IRR: -55.3%
• Equity multiple: -0.39×
• Total profit: $-44,681
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$603
• Tax from tax record: −$283 /mo · $3,401/yr
• Insurance: −$48
• HOA: −$425
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-53

Break-even live

Break-even rent $1,721

Max offer price $105,559

Occupancy floor 98%

Sensitivity live

Price	-10% $12	-5% $-21	+0% $-53	+5% $-86	+10% $-119
Rent	-10% $-184	-5% $-119	+0% $-53	+5% $12	+10% $77
Rate	-1.0pp $4	-0.5pp $-24	base $-53	+0.5pp $-83	+1.0pp $-114

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	16d	2	0.02mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	6d	1	0.03mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,450	$1.49	26d	3	0.08mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,300	$1.33	0d	3	0.08mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	7d	3	0.09mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	12d	5	0.11mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	15d	3	0.15mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	4d	3	0.15mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	22d	2	0.15mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	20d	3	0.16mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	26d	1	0.19mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	21d	1	0.21mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	16d	2	0.22mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	9d	3	0.22mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	26d	1	0.25mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	22d	1	0.25mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	0d	2	0.25mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	26d	1	0.28mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	19d	2	0.28mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	9d	3	0.28mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	12d	1	0.29mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	4d	1	0.29mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,250	$1.42	26d	2	0.29mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	26d	2	0.29mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	19d	2	0.30mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1044	$2,100	$2.01	9d	2	0.30mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	26d	4	0.30mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,625	$1.81	0d	2	0.30mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	5d	1	0.30mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	0d	1	0.32mi
4174 Inverrary Dr #811 Lauderhill, FL	1.0	1.5	783	$1,550	$1.98	26d	1	0.33mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	26d	1	0.33mi
4174 Inverrary Dr #903 Lauderhill, FL	2.0	2.0	972	$1,700	$1.75	22d	1	0.33mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	26d	1	0.33mi
4174 Inverrary Dr #303 Lauderhill, FL	2.0	2.0	972	$1,675	$1.72	14d	1	0.33mi
4174 Inverrary Dr #1004 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	26d	1	0.33mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	26d	1	0.34mi
4164 Inverrary Dr #102 Lauderhill, FL	2.0	2.0	1120	$2,200	$1.96	16d	1	0.35mi
4164 Inverrary Dr #806 Lauderhill, FL	1.0	1.5	783	$1,600	$2.04	26d	1	0.35mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.39mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 153 DOM
2. 2026-06-18
   days on market $115,000 Active 150 DOM
3. 2026-06-17
   days on market $115,000 Active 149 DOM
4. 2026-06-16
   days on market $115,000 Active 148 DOM
5. 2026-06-15
   days on market $115,000 Active 147 DOM
6. 2026-06-13
   days on market $115,000 Active 145 DOM
7. 2026-06-09
   days on market $115,000 Active 141 DOM
8. 2026-06-07
   days on market $115,000 Active 139 DOM
9. 2026-06-04
   days on market $115,000 Active 136 DOM
10. 2026-06-03
    days on market $115,000 Active 135 DOM
11. 2026-06-02
    days on market $115,000 Active 134 DOM
12. 2026-06-01
    days on market $115,000 Active 133 DOM
13. 2026-05-31
    days on market $115,000 Active 132 DOM
14. 2026-03-09
    price $115,000
15. 2026-01-19
    listed $125,000 Active
16. 2023-10-21
    historical $1,600
17. 2023-09-23
    listed $1,600
18. 2022-10-04
    soldstatus $122,500
19. 2002-09-03
    soldstatus $53,000
20. 2001-02-07
    soldstatus $48,000
21. 1998-12-18
    soldstatus $21,000
22. 1998-10-09
    soldstatus $26,000
23. 1991-04-12
    soldstatus $37,000

ⓘ 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: $3,401 · $283/mo
• Projected year-2 tax: $3,401 · $283/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 · 21 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: $19,838
• − Mortgage interest: −$6,442
• − Property taxes: −$3,401
• − Insurance: −$575
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − HOA: −$5,100
• − Depreciation: −$3,345
• Taxable loss: −$2,200
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $-113/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

+210.8% since first listed

10 events — show timeline

• 2026-03-09 Price Changed $115,000 MARMLS
• 2026-01-19 Listed $125,000 MARMLS
• 2023-10-21 Rental Removed $1,600 MARMLS
• 2023-09-23 Listed for Rent $1,600 MARMLS
• 2022-10-04 Sold (Public Records) $122,500 Public Records
• 2002-09-03 Sold (Public Records) $53,000 Public Records
• 2001-02-07 Sold (Public Records) $48,000 Public Records
• 1998-12-18 Sold (Public Records) $21,000 Public Records
• 1998-10-09 Sold (Public Records) $26,000 Public Records
• 1991-04-12 Sold (Public Records) $37,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $3,401 · +1.3% YoY. Source: county tax records.