3690 Inverrary Dr Unit 2C · Lauderhill, FL 33319

$119,900

1 bd · 2.0 ba · 800 sqft · Condo public records · 85 Days on market

Built 1972 $450/mo HOA · 27% 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 +9.9/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

CLEAN LOVELY UNIT OVER LOOKING A LOVELY LAKE180 DEGREES. EUROPEAN APPEARANCE IN A RESORT STYLED COMPLEX WITH ALL AMENITIES INCLUDING INDOOR AND OUT SWIMMING POOLS AND JACUZZI, 5 TENNIS COURTS AND 2 RACQUET COURTS, STATE OF THE ART GYM WITH AN EXERCISE ROOM FOR FREE YOGA AEROBICS AND MORE, FRIENDLY . ACTIVE AND CENTRAL CLOSE TO SHOPS AND TURNPIKE. GATED MUST HAVE GOOD INCOME AND CREDIT BRIGHT AND CLEAN UNIT OVER LOOKING A LOVELY LAKE 180 DEGREES. EUROPEAN RESORT STYLED COMPLEX WITH ALL AMENITIES

Key facts

• 5 tennis courts
• 2 racquet courts
• Jacuzzi

Tags

• OVER LOOKING A LOVELY LAKE
• RESORT STYLED COMPLEX
• INDOOR AND OUT SWIMMING POOLS
• JACUZZI
• 5 TENNIS COURTS
• 2 RACQUET COURTS

Property features AI

Finance

• HOA & community: Association with monthly HOA fee; HOA amenities include clubhouse, fitness center, indoor pool, pool, sauna, spa/hot tub, billiard room, library, car wash area, courtesy bus, parking, trash chute, security, maintenance; HOA fee includes insurance, grounds and structure maintenance, pest control, sewer, trash, water, reserve funds, roof repairs, and pool service

Exterior

• Parking: Assigned parking
• Security: Closed-circuit cameras; Fire alarm; Security guard; Security patrol; Smoke detectors
• Utilities: Has heating and cooling; Electric water heater
• Home design: Condominium; Resale unit; Second-floor entry; Building has 3 stories
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Fruit trees on the lot; Waterfront property (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile; Other
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Ceiling fans; Humidity control
• Interior features: Unfurnished; Blinds; Closed-circuit cameras, fire alarm, smoke detectors, security guard and patrol
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-74 ($-885/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (10.9% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $107k (10.9% 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: 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 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 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 $829 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 85 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $120k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $106,875 (10.9% 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 85 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.38% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 6.1

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: -26.3%
• Equity multiple: 0.15×
• Total profit: $-28,597
• Equity at exit: $17,877

10-year hold

• IRR: -57.8%
• Equity multiple: -0.43×
• Total profit: $-48,161
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$629
• Tax from tax record: −$248 /mo · $2,978/yr
• Insurance: −$50
• HOA: −$450
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-74

Break-even live

Break-even rent $1,743

Max offer price $106,875

Occupancy floor 99%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.06mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.06mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.06mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	5d	3	0.11mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	19d	1	0.11mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.12mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	7d	3	0.12mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	24d	1	0.13mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	20d	1	0.13mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	1d	1	0.13mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.14mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	4d	1	0.15mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,450	$1.49	24d	3	0.17mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	7d	3	0.17mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	17d	2	0.17mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	10d	5	0.23mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	24d	1	0.24mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.27mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.27mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	0.27mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	18d	3	0.27mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	24d	2	0.30mi
3730 Inverrary Dr Unit 1D Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	24d	1	0.31mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	10d	1	0.31mi
4154 Inverrary Dr #206 Lauderhill, FL	1.0	1.5	783	$1,575	$2.01	2d	1	0.31mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,250	$1.42	24d	2	0.31mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,625	$1.81	7d	3	0.34mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	24d	4	0.34mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	3d	1	0.36mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1044	$2,100	$2.01	7d	2	0.37mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	17d	2	0.37mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	17d	3	0.37mi
5961 N Falls Circle Dr Lauderhill, FL	1.0	1.5–2.0	885	$1,745	$1.97	3d	2	0.38mi
4176 Inverrary Dr #110 Lauderhill, FL	2.0	2.0	972	$2,000	$2.06	24d	1	0.38mi
4174 Inverrary Dr #811 Lauderhill, FL	1.0	1.5	783	$1,550	$1.98	24d	1	0.40mi
4174 Inverrary Dr #1004 Lauderhill, FL	2.0	2.0	972	$1,750	$1.80	24d	1	0.40mi
4174 Inverrary Dr #903 Lauderhill, FL	2.0	2.0	972	$1,700	$1.75	20d	1	0.40mi
4174 Inverrary Dr #303 Lauderhill, FL	2.0	2.0	972	$1,675	$1.72	12d	1	0.40mi
4174 Inverrary Dr #401 Lauderhill, FL	2.0	2.0	1116	$2,100	$1.88	24d	1	0.40mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	24d	1	0.40mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-04
   days on market $119,900 Active 85 DOM
2. 2026-06-03
   days on market $119,900 Active 84 DOM
3. 2026-06-02
   days on market $119,900 Active 83 DOM
4. 2026-06-01
   days on market $119,900 Active 82 DOM
5. 2026-05-31
   days on market $119,900 Active 81 DOM
6. 2026-04-09
   price $119,900
7. 2025-12-09
   listed $125,000 Active
8. 2004-06-23
   soldstatus $68,000
9. 1989-01-26
   soldstatus $42,500
10. 1980-09-01
    soldstatus $70,400

ⓘ 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: $2,978 · $248/mo
• Projected year-2 tax: $2,978 · $248/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: $19,795
• − Mortgage interest: −$6,716
• − Property taxes: −$2,978
• − Insurance: −$600
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$5,400
• − Depreciation: −$3,488
• Taxable loss: −$2,554
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $-272/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

+70.3% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $119,900 Beaches MLS
• 2025-12-09 Listed $125,000 Beaches MLS
• 2004-06-23 Sold (Public Records) $68,000 Public Records
• 1989-01-26 Sold (Public Records) $42,500 Public Records
• 1980-09-01 Sold (Public Records) $70,400 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,978 · +4.1% YoY. Source: county tax records.