3301 Spanish Moss Te #601 · Lauderhill, FL 33319

$79,999

2 bd · 2.0 ba · 1,105 sqft · Condo public records · 72 Days on market

Built 1971 $833/mo HOA · 44% 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 +11.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short sale approved at list price Spacious 2/2 condo. All ages. Look beyond the obvious. A potentially great unit!! Original kitchen cabinets. Newer A/C & H2O heater. Central vac. Neutral color tile floors. Carpet in bedrooms. Screened patio. Bldg secured . Guard gate evening hours. Convenient to bus routes & major thoroughfares. No corporate buyers. No lease 1st year. Association foreclosed on owner. Personal items remain. Buyer's responsibility to dispose of. Special assessment in effect.

Key facts

• Lake views
• Recently renovated
• $833 HOA

Tags

• LAKE VIEWS
• TOP FLOOR CORNER UNIT
• RECENTLY RENOVATED
• WELL MAINTAINED COMMUNITY

Property features AI

Finance

• HOA & community: Community pool; HOA dues paid monthly; Monthly association fee includes insurance, structure maintenance, sewer, trash, water, common areas, and roof repairs

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security system
• Utilities: Water available; Sewer available; Electric service
• Home design: Condominium; 10-story building; Resale property
• Construction: CBS construction
• Exterior features: Screened porch; Waterfront property (no specific waterfront features listed)

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Entrance foyer; Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (5.3% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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); 834 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 4903% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $37k; list at $80k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 44% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,199 (6.0% 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 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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: 2.36% ✓
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 3.5

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: -27.8%
• Equity multiple: 0.13×
• Total profit: $-19,401
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: -0.68×
• Total profit: $-37,727
• Equity at exit: $6,917

Cash invested: $22,400 (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: 834
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$420
• Tax from tax record: −$230 /mo · $2,763/yr
• Insurance: −$33
• HOA: −$833
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-24

Break-even live

Break-even rent $1,919

Max offer price $75,775

Occupancy floor 96%

Sensitivity live

Price	-10% $21	-5% $-1	+0% $-24	+5% $-47	+10% $-69
Rent	-10% $-173	-5% $-99	+0% $-24	+5% $51	+10% $125
Rate	-1.0pp $16	-0.5pp $-4	base $-24	+0.5pp $-45	+1.0pp $-66

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	20d	3	0.02mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	26d	1	0.04mi
3300 Spanish Moss Ter #302 Lauderhill, FL	2.0	2.0	1200	$1,950	$1.62	16d	1	0.08mi
3300 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1200	$1,900	$1.58	26d	1	0.08mi
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	26d	1	0.17mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	16d	1	0.17mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	26d	1	0.17mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	26d	1	0.18mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	10d	3	0.22mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	20d	2	0.22mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.23mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	16d	1	0.23mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	17d	2	0.26mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	10d	3	0.26mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	22d	1	0.26mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	26d	2	0.29mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	4d	2	0.29mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.29mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	26d	1	0.29mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	15d	1	0.30mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	16d	1	0.30mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	1d	1	0.34mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	1d	2	0.34mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	26d	1	0.35mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	23d	1	0.35mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,389	$2.39	1d	8	0.36mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	16d	3	0.41mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	5d	3	0.41mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	22d	2	0.41mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	26d	1	0.44mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	7d	1	0.47mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	17d	2	0.47mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	7d	3	0.48mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	16d	1	0.48mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	7d	1	0.48mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,300	$1.80	26d	1	0.48mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	26d	1	0.49mi
5649 NW 28th St Unit 5649 Lauderhill, FL	3.0	2.0	1200	$2,000	$1.67	1d	1	0.50mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,138	$2.31	1d	43	0.51mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	26d	1	0.51mi

HOA detail condo

• Monthly dues: $833 · $9,996/yr
• Likely covers: water
• ⚠ Special-assessment mentions:

  …No lease 1st year. Association foreclosed on owner. Personal items remain. Buyer's responsibility to dispose of. Special assessment in effect.

Listing history 15 events

1. 2026-05-22
   status Pending
2. 2026-04-10
   historical $1,599
3. 2026-04-10
   listed $1,599
4. 2026-04-09
   historical $1,599
5. 2026-04-01
   price $79,999
6. 2026-02-10
   listed $1,599
7. 2026-01-09
   listed $83,999 Active
8. 2026-01-01
   historical $1,650
9. 2025-12-17
   listed $1,650
10. 2025-09-26
    historical $1,699
11. 2025-09-18
    listed $1,699
12. 2014-07-01
    soldstatus $37,000 507-char remark

    Show marketing remark (507 chars)

    Short sale approved at list price Spacious 2/2 condo. All ages. Look beyond the obvious. A potentially great unit!! Original kitchen cabinets. Newer A/C & H2O heater. Central vac. Neutral color tile floors. Carpet in bedrooms. Screened patio. Bldg secured . Guard gate evening hours. Convenient to bus routes & major thoroughfares. No corporate buyers. No lease 1st year. Association foreclosed on owner. Personal items remain. Buyer's responsibility to dispose of. Special assessment in effect.

13. 2014-06-27
    soldstatus $37,000
14. 2002-12-23
    soldstatus $73,900
15. 1971-11-01
    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: $2,763 · $230/mo
• Projected year-2 tax: $2,763 · $230/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 9/10 Extreme 6 d/yr ≥105°F today · 22 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: $22,667
• − Mortgage interest: −$4,481
• − Property taxes: −$2,763
• − Insurance: −$400
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$9,996
• − Depreciation: −$2,327
• Taxable loss: −$928
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $-64/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): 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

-95.7% since first listed

15 events — show timeline

• 2026-05-22 Pending — Beaches MLS
• 2026-04-10 Rental Removed $1,599 RMLSFL
• 2026-04-10 Listed for Rent $1,599 RMLSFL
• 2026-04-09 Rental Removed $1,599 GFLMLS
• 2026-04-01 Price Changed $79,999 Beaches MLS
• 2026-02-10 Listed for Rent $1,599 GFLMLS
• 2026-01-09 Listed $83,999 Beaches MLS
• 2026-01-01 Rental Removed $1,650 GFLMLS
• 2025-12-17 Listed for Rent $1,650 GFLMLS
• 2025-09-26 Rental Removed $1,699 GFLMLS
• 2025-09-18 Listed for Rent $1,699 GFLMLS
• 2014-07-01 Sold (MLS) $37,000 MARMLS
• 2014-06-27 Sold (Public Records) $37,000 Public Records
• 2002-12-23 Sold (Public Records) $73,900 Public Records
• 1971-11-01 Sold (Public Records) $37,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,763 · +0.1% YoY. Source: county tax records.