6475 W Oakland Park Blvd #505 · Lauderhill, FL 33313

$135,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 16 Days on market

Built 1981 $503/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 +10.2/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2-bedroom, 2-bath condominium in the gated Isles of Inverrary community. Offering approximately 1,000 square feet of living space, this unit features a functional floor plan with abundant natural light, spacious living and dining areas, ample storage, and a large primary bedroom with a split floor plan. Located on the fifth floor, the unit is conveniently situated near the elevator for easy access. The screened balcony overlooks the lake and community pool area, providing attractive water and amenity views. Recent updates include an updated A/C and a new water heater. Conveniently located near shopping, dining, parks, and major highways, this property offers

Key facts

• Gated community
• Recent updates
• Lake views

Tags

• GATED COMMUNITY
• SCREENED BALCONY
• LAKE VIEWS
• COMMUNITY POOL AREA
• RECENT UPDATES
• CENTRAL LOCATION

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $503; HOA covers association management, common areas, grounds maintenance, structure maintenance, roof, pool(s), and security; Community amenities include clubhouse, elevators, and pool

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Key card entry
• Utilities: Standard municipal water and sewer (association-managed utilities implied)
• Home design: Attached property; Condo/Apartment in a 5-story building; Entry on 5th level; Faces northwest
• Construction: Block and stucco construction; Resale unit
• Exterior features: Balcony; Screened balcony; Fruit trees on property; Storm/security shutters; Association pool; Lakefront waterfront; Has a view (northwest)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Bedrooms include walk-in closet(s) and split bedroom layout
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; Breakfast area; Closet cabinetry; Elevator access; Living/dining room; Main living area on entry level; Split bedroom layout; Walk-in closet(s); Sliding window(s); Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.2% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $121k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 flat; 664 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).
• At $1,927/mo this rent would consume 50% 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 $933 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 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $135k implies a 160% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,295 (10.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 5.8

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: -25.6%
• Equity multiple: 0.17×
• Total profit: $-31,548
• Equity at exit: $20,129

10-year hold

• IRR: -51.2%
• Equity multiple: -0.38×
• Total profit: $-52,134
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$708
• Tax from tax record: −$332 /mo · $3,988/yr
• Insurance: −$56
• HOA: −$503
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-78

Break-even live

Break-even rent $2,025

Max offer price $121,295

Occupancy floor 99%

Sensitivity live

Price	-10% $-1	-5% $-39	+0% $-78	+5% $-116	+10% $-154
Rent	-10% $-230	-5% $-154	+0% $-78	+5% $-1	+10% $75
Rate	-1.0pp $-10	-0.5pp $-43	base $-78	+0.5pp $-113	+1.0pp $-148

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	26d	1	0.02mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	16d	1	0.06mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	26d	1	0.06mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,389	$2.39	0d	8	0.17mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	19d	3	0.19mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	26d	1	0.23mi
3300 Spanish Moss Ter #302 Lauderhill, FL	2.0	2.0	1200	$1,950	$1.62	16d	1	0.28mi
3300 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1200	$1,900	$1.58	26d	1	0.28mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	26d	1	0.33mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	9d	1	0.33mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	26d	1	0.36mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	16d	1	0.36mi
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	26d	1	0.36mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	26d	1	0.36mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	26d	1	0.38mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	19d	2	0.39mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	9d	3	0.39mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	26d	2	0.39mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	4d	2	0.39mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	4d	1	0.40mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	9d	3	0.44mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	17d	2	0.44mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	21d	1	0.45mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	14d	1	0.46mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	16d	1	0.47mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	14d	1	0.47mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	1d	1	0.47mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	1d	2	0.50mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	26d	1	0.50mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	22d	1	0.50mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	26d	1	0.51mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,138	$2.31	0d	43	0.51mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,300	$1.80	26d	1	0.52mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	16d	1	0.52mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	7d	1	0.52mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	26d	1	0.54mi
6380 NW 25th Ct Sunrise, FL	3.0	2.0	1315	$3,500	$2.66	26d	1	0.54mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	26d	1	0.57mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	16d	3	0.58mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	5d	3	0.58mi

HOA detail condo

• Monthly dues: $503 · $6,036/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $135,000 Active 16 DOM
2. 2026-06-18
   days on market $135,000 Active 13 DOM
3. 2026-06-17
   days on market $135,000 Active 12 DOM
4. 2026-06-16
   days on market $135,000 Active 11 DOM
5. 2026-06-15
   days on market $135,000 Active 10 DOM
6. 2026-06-13
   days on market $135,000 Active 8 DOM
7. 2026-06-09
   days on market $135,000 Active 4 DOM
8. 2026-06-08
   days on market $135,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $135,000 Active 2 DOM

ⓘ 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: $3,988 · $332/mo
• Projected year-2 tax: $3,988 · $332/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: $23,118
• − Mortgage interest: −$7,562
• − Property taxes: −$3,988
• − Insurance: −$675
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$6,036
• − Depreciation: −$3,927
• Taxable loss: −$2,769
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $-266/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

+69.8% since first listed

3 events — show timeline

• 2026-06-05 Listed $135,000 MARMLS
• 1987-03-04 Sold (Public Records) $52,000 Public Records
• 1981-07-01 Sold (Public Records) $79,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,988 · +2.9% YoY. Source: county tax records.