7041 Environ Blvd #430 · Lauderhill, FL 33319

$79,900

2 bd · 2.0 ba · 1,148 sqft · Condo public records · 143 Days on market

Built 1974 $763/mo HOA · 39% 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 +16.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Updated 2 Bed, 2 Bath gated Environ 1. Open floor plan. Updated kitchen w/ Quartz countertops, wood cabinetry & Stainless Steel appliances. Laminate flooring with tiled kitchen/bathrooms. Remodeled bathrooms. Association requires 670 credit, a minimum annual income of $40K for individuals or $60K for households, and a minimum 10% down payment. 6 months maintenance held in escrow for 1st year of ownership. No rentals during 1st year. NO PETS. One assigned parking space in the garage.

Key facts

• Open floor plan
• Quartz countertops
• Gated environ

Tags

• GATED ENVIRON
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• WOOD CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Quarterly association fee; Association amenities include basketball court, billiard room, barbecue, picnic area, pickleball, pool, sauna, tennis courts, elevators; Association fee covers management, common areas, insurance, legal/accounting, grounds maintenance, structure maintenance, sewer, security, trash

Exterior

• Parking: Assigned parking
• Security: Complex fenced; Key card entry; Phone entry
• Utilities: Water available; Sewer included; Power available
• Home design: Attached property; 6-story building; Entry on level 4; Has a view
• Construction: Block construction; Resale property
• Exterior features: Open porch; Porch; Lagoon waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Handicap access; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $52 ($626/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 22d 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 $552 of loan paydown is wiped out by about $2k 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 143 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; HOA is 39% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 2.43% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 3.4

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: -20.3%
• Equity multiple: 0.34×
• Total profit: $-14,712
• Equity at exit: $11,913

10-year hold

• IRR: -70.8%
• Equity multiple: -0.25×
• Total profit: $-28,074
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$419
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$33
• HOA: −$763
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $52

Break-even live

Break-even rent $1,875

Max offer price $79,900

Occupancy floor 92%

Sensitivity live

Price	-10% $97	-5% $75	+0% $52	+5% $30	+10% $7
Rent	-10% $-101	-5% $-24	+0% $52	+5% $129	+10% $205
Rate	-1.0pp $92	-0.5pp $72	base $52	+0.5pp $31	+1.0pp $10

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: $19,975
• Closing costs: $2,397
• 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	25d	1	0.02mi
7001 Environ Blvd #604 Lauderhill, FL	1.0	2.0	972	$1,500	$1.54	25d	1	0.10mi
6921 Environ Blvd Lauderhill, FL	2.0	2.0	1135	$1,950	$1.72	9d	2	0.11mi
6921 Environ Blvd Unit 6O Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	25d	1	0.11mi
6911 Environ Blvd Lauderhill, FL	2.0	2.0	1155	$2,062	$1.79	9d	2	0.12mi
6911 Environ Blvd Unit 4J Lauderhill, FL	2.0	2.0	1160	$2,200	$1.90	25d	1	0.12mi
3801 Environ Blvd #219 Lauderhill, FL	2.0	2.0	1100	$1,700	$1.55	11d	1	0.18mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,750	$1.90	25d	2	0.26mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	22d	1	0.26mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	25d	1	0.32mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$2,073	$1.86	0d	17	0.41mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	12d	1	0.45mi
4070 Sierra Ter #4070 Sunrise, FL	2.0	1.5	1152	$2,500	$2.17	9d	1	0.45mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	25d	1	0.47mi
3920 Inverrary Blvd Unit C204 Lauderhill, FL	2.0	2.0	1260	$1,850	$1.47	25d	1	0.48mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	25d	1	0.49mi
4255 N University Dr Sunrise, FL	2.0	2.0	1098	$2,050	$1.87	25d	2	0.50mi
4222 Inverrary Blvd #4215 Lauderhill, FL	3.0	2.0	1032	$2,100	$2.03	25d	1	0.51mi
4222 Inverrary Blvd #4313 Lauderhill, FL	1.0	1.5	900	$1,575	$1.75	25d	1	0.51mi
4205 N University Dr Sunrise, FL	1.0–2.0	1.5–2.0	1041	$2,100	$2.02	0d	4	0.54mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,938	$1.76	21d	4	0.54mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$2,025	$1.84	3d	3	0.54mi
4205 N University Dr Sunrise, FL	2.0	2.0	1098	$1,975	$1.80	21d	3	0.54mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	6d	1	0.55mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	3d	1	0.57mi
4235 N University Dr #301 Sunrise, FL	2.0	2.0	944	$1,750	$1.85	15d	1	0.57mi
4235 N University Dr #202 Sunrise, FL	2.0	2.0	1252	$1,800	$1.44	0d	1	0.57mi
4235 N University Dr #106 Sunrise, FL	2.0	2.0	1252	$1,950	$1.56	9d	1	0.57mi
7478 NW 34th St #7478 Lauderhill, FL	3.0	2.0	1264	$2,750	$2.18	25d	1	0.58mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	25d	2	0.58mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	11d	2	0.58mi
4215 N University Dr Sunrise, FL	2.0	2.0	944	$1,918	$2.03	9d	2	0.58mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,624	$2.03	13d	1	0.58mi
4001 N University Dr Sunrise, FL	1.0	1.0	800	$1,569	$1.96	25d	1	0.58mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	25d	1	0.63mi
6300 S Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,425	$1.64	23d	1	0.63mi
6301 N Falls Circle Dr Lauderhill, FL	2.0	2.0	1130	$1,750	$1.55	25d	1	0.65mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,550	$1.78	25d	1	0.66mi
6361 N Falls Circle Dr #106 Lauderhill, FL	1.0	2.0	870	$1,540	$1.77	9d	1	0.66mi
6300 S Falls Circle Dr #213 Lauderhill, FL	2.0	2.0	1130	$1,825	$1.62	15d	1	0.70mi

HOA detail condo

• Monthly dues: $763 · $9,156/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-03-30
   price $79,900
3. 2026-02-26
   price $94,900
4. 2026-01-22
   price $99,900
5. 2025-12-18
   listed $104,900 Active
6. 2021-12-17
   historical
7. 2021-07-09
   price $179,999
8. 2021-06-23
   listed $189,900 Active
9. 2005-07-01
   soldstatus $140,000
10. 2003-06-09
    soldstatus $73,000
11. 1974-11-01
    soldstatus $39,500
12. 1973-12-01
    soldstatus $37,900

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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: $23,289
• − Mortgage interest: −$4,476
• − Property taxes: −$3,188
• − Insurance: −$400
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$9,156
• − Depreciation: −$2,324
• Taxable income: $19
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $622/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

+110.8% since first listed

12 events — show timeline

• 2026-05-12 Pending — MARMLS
• 2026-03-30 Price Changed $79,900 MARMLS
• 2026-02-26 Price Changed $94,900 MARMLS
• 2026-01-22 Price Changed $99,900 MARMLS
• 2025-12-18 Listed $104,900 MARMLS
• 2021-12-17 Listing Removed — MARMLS
• 2021-07-09 Price Changed $179,999 MARMLS
• 2021-06-23 Listed $189,900 MARMLS
• 2005-07-01 Sold (Public Records) $140,000 Public Records
• 2003-06-09 Sold (Public Records) $73,000 Public Records
• 1974-11-01 Sold (Public Records) $39,500 Public Records
• 1973-12-01 Sold (Public Records) $37,900 Public Records

Property tax history

+16.0%/yr

Latest (2025): $3,188 · +0.8% YoY. Source: county tax records.