7051 Environ Blvd #136 · Lauderhill, FL 33319

$99,000

2 bd · 2.0 ba · 1,148 sqft · Condo public records · 238 Days on market

Built 1978 $794/mo HOA · 41% 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).

• 1% rule +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

reduce reduce dont miss it see comparables before try to send and offerHighly desirable area and community — ALL AGES welcome! This unique 2-bedroom, 2-bath condo offers direct golf course views and a private balcony overlooking the garden and partial parking area. Conveniently located just 25 minutes from Fort Lauderdale Airport and 30 minutes from the beach. Across from the secured gate, you’ll find a modern 2-story clubhouse featuring state-of-the-art amenities: 3+ pools, tennis courts, fitness center, bowling alley, theater, playground, and more. Truly a must-see! Service animals are welcome. Association requires a deposit equal to six months of maintenance fees.

Key facts

• Fitness center
• Modern clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• MODERN CLUBHOUSE
• STATE-OF-THE-ART AMENITIES
• POOLS
• TENNIS COURTS
• FITNESS CENTER

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association amenities include cabana, clubhouse, community kitchen, laundry, library, pool, sauna, storage, tennis courts, trash service, and elevators; Association fee covers management, common areas, cable TV, insurance, laundry, legal/accounting, structural maintenance, pool(s), reserve fund, roof, sewer, security, trash, and water

Exterior

• Parking: Assigned covered garage parking (1 space); Attached garage
• Security: Closed-circuit cameras; Complex fenced; Intercom; Smoke detector(s)
• Utilities: Cable available
• Home design: Condominium in a 5-story building; Entry on level 1; Facing west
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Fence; Fruit trees; On golf course

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Refrigerator
• Bedrooms: Includes storage room
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Breakfast area; Living/dining room; Split bedrooms; Walk-in closet(s); Wheelchair access; Accessible doors; Intercom; Smoke detector(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (18.9% below list).
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $80k (18.9% below list) — sets the bar for cash-flow.

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 21d 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 40% 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 $684 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 238 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 5557% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,247 (18.9% 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 238 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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: 1.97% ✓
• Cap rate: 5.01%
• Cash-on-cash: -4.60%
• DSCR: 0.80
• GRM: 4.2

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: -32.8%
• Equity multiple: -0.01×
• Total profit: $-27,890
• Equity at exit: $14,761

10-year hold

• IRR: —
• Equity multiple: -0.89×
• Total profit: $-52,529
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$519
• Tax from tax record: −$290 /mo · $3,480/yr
• Insurance: −$41
• HOA: −$794
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-106

Break-even live

Break-even rent $2,082

Max offer price $80,247

Occupancy floor —

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7041 Environ Blvd #127 Lauderhill, FL	2.0	2.0	1148	$2,200	$1.92	24d	1	0.04mi
6911 Environ Blvd Lauderhill, FL	2.0	2.0	1155	$2,062	$1.79	7d	2	0.06mi
6911 Environ Blvd Unit 4J Lauderhill, FL	2.0	2.0	1160	$2,200	$1.90	24d	1	0.06mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	7d	2	0.08mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	0.08mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	24d	1	0.09mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	10d	1	0.18mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,750	$1.90	24d	2	0.26mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	20d	1	0.26mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	24d	1	0.31mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,157	$1.93	3d	17	0.35mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	24d	1	0.42mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	24d	1	0.44mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	24d	1	0.45mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	24d	1	0.45mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	7d	1	0.51mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	10d	1	0.51mi
7505 NW 44th St Lauderhill, FL	1.0–2.0	1.0–2.0	1075	$2,524	$2.35	3d	4	0.52mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	24d	1	0.54mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	24d	2	0.56mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	22d	1	0.57mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	5d	1	0.58mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	24d	1	0.59mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	24d	1	0.60mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	7d	1	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	2d	3	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	20d	4	0.60mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	20d	3	0.60mi
7478 NW 34th St #7478 Lauderhill, FL	3.0	2.0	1264	$2,750	$2.18	24d	1	0.61mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	14d	1	0.63mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	2d	1	0.63mi
4235 N University Dr #106 Sunrise, FL	2.0	2.0	1252	$1,950	$1.56	7d	1	0.63mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	14d	1	0.64mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	12d	1	0.65mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	24d	1	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	10d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	24d	2	0.65mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	7d	2	0.65mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	24d	1	0.66mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	0.69mi

HOA detail condo

• Monthly dues: $794 · $9,528/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-08
   status Pending
2. 2026-04-30
   price $99,000
3. 2026-03-20
   price $120,000
4. 2026-02-28
   historical $1,750
5. 2026-01-01
   listed $1,750
6. 2025-12-21
   historical $1,750
7. 2025-12-18
   listed $1,750
8. 2025-11-28
   historical $1,750
9. 2025-11-21
   listed $1,750
10. 2025-11-05
    price $132,500
11. 2025-09-29
    price $160,000
12. 2025-09-11
    listed $172,500 Active
13. 2006-11-08
    soldstatus $127,000
14. 1986-06-06
    soldstatus $67,000
15. 1978-11-01
    soldstatus $45,000

ⓘ 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: $3,480 · $290/mo
• Projected year-2 tax: $3,480 · $290/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 5 d/yr ≥105°F today · 19 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: $23,366
• − Mortgage interest: −$5,546
• − Property taxes: −$3,480
• − Insurance: −$495
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$9,528
• − Depreciation: −$2,880
• Taxable loss: −$2,301
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $-722/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

+120.0% since first listed

15 events — show timeline

• 2026-05-08 Pending — MARMLS
• 2026-04-30 Price Changed $99,000 MARMLS
• 2026-03-20 Price Changed $120,000 MARMLS
• 2026-02-28 Rental Removed $1,750 MARMLS
• 2026-01-01 Listed for Rent $1,750 MARMLS
• 2025-12-21 Rental Removed $1,750 MARMLS
• 2025-12-18 Listed for Rent $1,750 MARMLS
• 2025-11-28 Rental Removed $1,750 MARMLS
• 2025-11-21 Listed for Rent $1,750 MARMLS
• 2025-11-05 Price Changed $132,500 MARMLS
• 2025-09-29 Price Changed $160,000 MARMLS
• 2025-09-11 Listed $172,500 MARMLS
• 2006-11-08 Sold (Public Records) $127,000 Public Records
• 1986-06-06 Sold (Public Records) $67,000 Public Records
• 1978-11-01 Sold (Public Records) $45,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $3,480 · +7.1% YoY. Source: county tax records.