None · Lauderhill, FL 33319

$164,900

3 bd · 2.0 ba · 1,330 sqft · Condo public records · 33 Days on market

Built 1973 $720/mo HOA · 34% 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 +10.0/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the International Village community in Lauderhill, this 3-bedroom, 2-bath condo features an updated interior with an upgraded kitchen, stainless steel appliances, and two renovated bathrooms. The community offers a wide range of resort-style amenities, including a fitness center with modern equipment, indoor and outdoor pools, sauna, pickleball court, tennis courts, and additional recreational facilities. Conveniently located near shopping, dining, and major roadways.

Key facts

• Fitness center
• Renovated bathrooms
• Sauna

Tags

• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS
• FITNESS CENTER
• INDOOR AND OUTDOOR POOLS
• SAUNA

Property features AI

Finance

• Financial info: Pets: Cats allowed
• HOA & community: Monthly association fee of $720; Association covers amenities, common areas, cable TV, insurance, grounds and structure maintenance, parking, pools, recreation facilities, reserve fund, roof, sewer, security, trash and water; Association amenities include clubhouse, pool, sauna, spa/hot tub, tennis courts and elevators

Exterior

• Parking: Guest parking; One assigned space
• Security: Complex fenced; Security guard
• Utilities: Cable available
• Home design: 3-story building; Entry on level 3; Property is attached
• Construction: Block construction; Effective year built
• Exterior features: Patio; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling
• Interior features: First-floor entry; Living/dining room; Elevator access; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (10.5% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $148k (10.5% 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); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $147,569 (10.5% 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 33 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 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.27% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 6.5

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: -25.7%
• Equity multiple: 0.16×
• Total profit: $-38,711
• Equity at exit: $24,587

10-year hold

• IRR: -51.0%
• Equity multiple: -0.38×
• Total profit: $-63,861
• Equity at exit: $14,258

Cash invested: $46,172 (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: 827
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$865
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$69
• HOA: −$720
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-98

Break-even live

Break-even rent $2,223

Max offer price $147,569

Occupancy floor 100%

Sensitivity live

Price	-10% $-5	-5% $-51	+0% $-98	+5% $-145	+10% $-191
Rent	-10% $-264	-5% $-181	+0% $-98	+5% $-15	+10% $68
Rate	-1.0pp $-15	-0.5pp $-56	base $-98	+0.5pp $-141	+1.0pp $-184

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	13d	1	0.06mi
3680 Inverrary Dr Unit 1V Lauderhill, FL	2.0	2.0	1150	$2,100	$1.83	15d	1	0.06mi
3571 Inverrary Dr Lauderhill, FL	2.0	2.0	987	$1,625	$1.65	0d	2	0.11mi
3571 Inverrary Dr #403 Lauderhill, FL	2.0	2.0	1070	$1,600	$1.50	21d	1	0.12mi
3571 Inverrary Dr #305 Lauderhill, FL	2.0	2.0	904	$1,650	$1.83	25d	1	0.12mi
3360 Spanish Moss Ter #408 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	15d	1	0.12mi
3360 Spanish Moss Ter #305 Lauderhill, FL	3.0	2.0	1400	$2,500	$1.79	25d	1	0.12mi
3360 Spanish Moss Ter #313 Lauderhill, FL	2.0	2.0	1200	$1,699	$1.42	25d	1	0.12mi
3531 Inverrary Dr #108 Lauderhill, FL	2.0	2.0	904	$1,850	$2.05	0d	1	0.14mi
3300 Spanish Moss Ter #302 Lauderhill, FL	2.0	2.0	1200	$1,950	$1.62	15d	1	0.20mi
3300 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1200	$1,900	$1.58	25d	1	0.20mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	25d	1	0.24mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	18d	3	0.24mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,900	$2.38	6d	3	0.25mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,990	$2.04	0d	3	0.31mi
3750 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	975	$1,990	$2.04	25d	3	0.31mi
6521 Racquet Club Dr #51 Lauderhill, FL	3.0	2.5	1540	$2,600	$1.69	25d	1	0.31mi
6010 S Falls Circle Dr #206 Lauderhill, FL	2.0	2.0	1093	$2,350	$2.15	25d	1	0.32mi
6100 S Falls Circle Dr #204 Lauderhill, FL	2.0	2.0	1189	$1,800	$1.51	18d	1	0.33mi
6699 Racquet Club Dr #198 Lauderhill, FL	3.0	2.5	1540	$2,400	$1.56	25d	1	0.33mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$2,300	$2.45	12d	5	0.36mi
6667 Racquet Club Dr #182 Lauderhill, FL	3.0	2.5	1540	$2,550	$1.66	25d	1	0.36mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	15d	1	0.41mi
4152 Inverrary Dr Lauderhill, FL	2.0	2.0	1016	$2,025	$1.99	25d	2	0.41mi
3962 Inverrary Dr Unit A3 Lauderhill, FL	4.0	2.5	1590	$2,990	$1.88	25d	1	0.43mi
4154 Inverrary Dr #407 Lauderhill, FL	2.0	2.0	972	$1,800	$1.85	11d	1	0.43mi
4154 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	877	$1,800	$2.05	25d	2	0.43mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	25d	1	0.44mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	25d	1	0.46mi
6575 W Oakland Park Blvd #214 Lauderhill, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.46mi
4156 Inverrary Dr Lauderhill, FL	2.0	2.0	993	$2,200	$2.22	25d	4	0.46mi
4156 Inverrary Dr Lauderhill, FL	1.0–2.0	1.5–2.0	899	$1,950	$2.17	0d	2	0.46mi
6001 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.0	1320	$2,400	$1.82	25d	1	0.47mi
5979 NW 29th Pl #5979 Sunrise, FL	4.0	2.5	1520	$3,400	$2.24	25d	1	0.47mi
2915 NW 60th Ave Sunrise, FL	2.0	2.0	1010	$2,100	$2.08	25d	1	0.48mi
6101 N Falls Circle Dr #310 Lauderhill, FL	2.0	2.5	1320	$2,450	$1.86	0d	1	0.48mi
6101 N Falls Circle Dr #107 Lauderhill, FL	3.0	2.0	1360	$2,500	$1.84	25d	1	0.48mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	25d	1	0.49mi
4158 Inverrary Dr #202 Lauderhill, FL	2.0	2.0	1116	$2,200	$1.97	4d	1	0.50mi
4158 Inverrary Dr Lauderhill, FL	2.0	2.0	1108	$2,100	$1.90	18d	2	0.50mi

HOA detail condo

• Monthly dues: $720 · $8,640/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $164,900 Active 33 DOM
2. 2026-06-18
   days on market $164,900 Active 30 DOM
3. 2026-06-17
   days on market $164,900 Active 29 DOM
4. 2026-06-16
   days on market $164,900 Active 28 DOM
5. 2026-06-15
   days on market $164,900 Active 27 DOM
6. 2026-06-13
   days on market $164,900 Active 25 DOM
7. 2026-06-09
   days on market $164,900 Active 21 DOM
8. 2026-06-08
   days on market $164,900 Active 20 DOM
9. 2026-06-07
   days on market $164,900 Active 19 DOM
10. 2026-06-04
    days on market $164,900 Active 16 DOM
11. 2026-06-03
    days on market $164,900 Active 15 DOM
12. 2026-06-02
    days on market $164,900 Active 14 DOM
13. 2026-06-01
    days on market $164,900 Active 13 DOM
14. 2026-05-31
    days on market $164,900 Active 12 DOM
15. 2026-05-18
    listed $164,900 Active
16. 2005-07-05
    soldstatus $167,000
17. 1998-01-07
    soldstatus $54,500
18. 1982-04-01
    soldstatus $101,700
19. 1982-04-01
    soldstatus $101,700

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$132/yr (+$11/mo · 10.7%)

ⓘ 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: $25,191
• − Mortgage interest: −$9,237
• − Property taxes: −$1,237
• − Insurance: −$824
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$8,640
• − Depreciation: −$4,797
• Taxable loss: −$3,575
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $-319/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

+62.1% since first listed

5 events — show timeline

• 2026-05-18 Listed $164,900 MARMLS
• 2005-07-05 Sold (Public Records) $167,000 Public Records
• 1998-01-07 Sold (Public Records) $54,500 Public Records
• 1982-04-01 Sold (Public Records) $101,700 Public Records
• 1982-04-01 Sold (Public Records) $101,700 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,237 · +0.0% YoY. Source: county tax records.