3301 Spanish Moss Ter #512 · Lauderhill, FL 33319

$100,000

2 bd · 2.0 ba · 950 sqft · Condo public records · 100 Days on market

Built 1971 $550/mo HOA · 30% of rent

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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 +17.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Rented Unit

Key facts

• $550 HOA
• Garage
• Built 1971

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $550; Association covers common areas; Association laundry amenity

Exterior

• Parking: 1 covered garage space
• Security: Complex is fenced
• Home design: Attached property; 5-story building; Entry on level 5; Has a view
• Construction: Block construction; Resale property
• Exterior features: Fenced property; Lakefront waterfront

Interior

• Kitchen: Disposal
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Handicap access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $75 ($897/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 16d 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 37% 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 $691 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 100 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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: property tax is 2.8% of price; HOA is 30% 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
10. 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.
11. 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: 1.81% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 4.6

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: -17.4%
• Equity multiple: 0.42×
• Total profit: $-16,304
• Equity at exit: $14,910

10-year hold

• IRR: -28.4%
• Equity multiple: 0.04×
• Total profit: $-26,769
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$524
• Tax from tax record: −$237 /mo · $2,840/yr
• Insurance: −$42
• HOA: −$550
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $75

Break-even live

Break-even rent $1,712

Max offer price $100,000

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $103	+0% $75	+5% $46	+10% $18
Rent	-10% $-68	-5% $3	+0% $75	+5% $146	+10% $218
Rate	-1.0pp $125	-0.5pp $100	base $75	+0.5pp $49	+1.0pp $22

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: $25,000
• Closing costs: $3,000
• 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	18d	3	0.02mi
6475 W Oakland Park Blvd Lauderhill, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.18mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	0.22mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	18d	2	0.22mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	25d	1	0.23mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.23mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	8d	3	0.26mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	15d	2	0.26mi
3670 Inverrary Dr Unit 1F Lauderhill, FL	1.0	1.5	880	$1,450	$1.65	20d	1	0.26mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	25d	2	0.29mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	0.29mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	3d	1	0.29mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	25d	1	0.29mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	2d	1	0.35mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.35mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.35mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,389	$2.39	3d	9	0.36mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,535	$1.92	20d	2	0.41mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	3d	3	0.41mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	14d	3	0.41mi
3710 Inverrary Dr Unit 2S Lauderhill, FL	1.0	1.5	1000	$2,099	$2.10	5d	1	0.47mi
3710 Inverrary Dr Lauderhill, FL	1.0	1.5	900	$1,674	$1.86	15d	2	0.47mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	6d	3	0.48mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,138	$2.31	2d	42	0.51mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	25d	1	0.51mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	8d	1	0.51mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,990	$2.04	25d	3	0.53mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,950	$2.07	11d	5	0.55mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.55mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	25d	1	0.56mi
2900 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	1030	$1,975	$1.92	25d	1	0.57mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	25d	1	0.61mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	8d	1	0.61mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	5d	8	0.62mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	3d	8	0.62mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	25d	8	0.62mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	16d	6	0.62mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,850	$2.18	22d	7	0.62mi
3740 Inverrary Dr Lauderhill, FL	1.0	1.5	800	$1,500	$1.87	19d	3	0.62mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	12d	1	0.64mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $100,000 Active 100 DOM
2. 2026-06-17
   days on market $100,000 Active 99 DOM
3. 2026-06-16
   days on market $100,000 Active 98 DOM
4. 2026-06-15
   days on market $100,000 Active 97 DOM
5. 2026-06-13
   days on market $100,000 Active 95 DOM
6. 2026-06-09
   days on market $100,000 Active 91 DOM
7. 2026-06-07
   days on market $100,000 Active 89 DOM
8. 2026-06-04
   days on market $100,000 Active 86 DOM
9. 2026-06-03
   days on market $100,000 Active 85 DOM
10. 2026-06-02
    days on market $100,000 Active 84 DOM
11. 2026-06-01
    days on market $100,000 Active 83 DOM
12. 2026-05-31
    days on market $100,000 Active 82 DOM
13. 2026-03-10
    listed $100,000 Active
14. 2024-03-24
    historical
15. 2024-03-21
    listed $130,000 Active
16. 2024-02-29
    historical $1,650
17. 2024-02-02
    price $1,650
18. 2024-02-01
    listed $1,750
19. 2023-12-31
    historical $1,750
20. 2023-10-12
    listed $1,750
21. 2022-02-22
    historical
22. 2022-02-20
    status Active
23. 2022-01-03
    status Active
24. 2021-12-23
    listed $120,000 Active
25. 2004-12-03
    soldstatus $101,000
26. 2003-11-06
    soldstatus $92,000
27. 2002-05-02
    soldstatus $74,200
28. 1999-09-30
    soldstatus $61,500
29. 1992-01-23
    soldstatus $63,090
30. 1980-04-01
    soldstatus $50,000

ⓘ 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: $2,840 · $237/mo
• Projected year-2 tax: $2,840 · $237/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: $21,684
• − Mortgage interest: −$5,602
• − Property taxes: −$2,840
• − Insurance: −$500
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$6,600
• − Depreciation: −$2,909
• Taxable loss: −$236
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $954/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

+100.0% since first listed

18 events — show timeline

• 2026-03-10 Listed $100,000 MARMLS
• 2024-03-24 Listing Removed — MARMLS
• 2024-03-21 Listed $130,000 MARMLS
• 2024-02-29 Rental Removed $1,650 MARMLS
• 2024-02-02 Price Changed $1,650 MARMLS
• 2024-02-01 Listed for Rent $1,750 MARMLS
• 2023-12-31 Rental Removed $1,750 MARMLS
• 2023-10-12 Listed for Rent $1,750 MARMLS
• 2022-02-22 Listing Removed — MARMLS
• 2022-02-20 Relisted — MARMLS
• 2022-01-03 Relisted — MARMLS
• 2021-12-23 Listed $120,000 MARMLS
• 2004-12-03 Sold (Public Records) $101,000 Public Records
• 2003-11-06 Sold (Public Records) $92,000 Public Records
• 2002-05-02 Sold (Public Records) $74,200 Public Records
• 1999-09-30 Sold (Public Records) $61,500 Public Records
• 1992-01-23 Sold (Public Records) $63,090 Public Records
• 1980-04-01 Sold (Public Records) $50,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,840 · -10.5% YoY. Source: county tax records.