1-Bedroom Lakeview Income
New
For Sale
$125,000
3690 INVERRARY Drive Unit 2C, Lauderhill, FL 33319
Tenant-occupied residence with a lake outlook and one-bedroom layout.
Property Size330 SF
Price / SF$378.79
Days on Market6
Property Features for 3690 INVERRARY Drive Unit 2C
General Information
Standard status
Active
Size
330 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
1 x 1BR
Multifamily Units
1
Additional Details
Average Monthly Rent
$1,450
Building Details
Year Built
1974
Tenancy
Single
Listing Agency:
Charles Rutenberg Realty FTL
(754) 581-3524
Listed By:
John D Henderson · License #R11165434
(754) 581-3524
Source:
Lehmannflorida
Added: Aug 10
Changed: Aug 14
Last Checked: Aug 15 at 6:50AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Charles Rutenberg Realty FTL
Investment Insights
Based on property information with market context.
This residential income property offers a one-bedroom configuration with views overlooking a lake. The residence is currently occupied by a tenant who moved in recently, providing an existing occupancy profile for the property.
Built in 1974, the unit is located at 3690 Inverrary Drive, Unit 2C, in Lauderhill, Florida 33319. The property information identifies a 330-size measurement, though no unit of measurement is specified.
Built in 1974, the unit is located at 3690 Inverrary Drive, Unit 2C, in Lauderhill, Florida 33319. The property information identifies a 330-size measurement, though no unit of measurement is specified.
Key Highlights
- One‑bedroom residential income property
- Lake‑facing outlook
- Currently occupied by a tenant
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$5,075
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.06%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$101,500
$101.5K
Cap Rate 7%
$72,500
$72.5K
Cap Rate 9%
$56,389
$56.4K
Market Conditions
NOI Build-Up for 330 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$9.7K $29.28/SF
− Vacancy
−$435 −$1.32/SF
EGI
$9.2K $27.96/SF
− OpEx
−$4.2K −$12.58/SF
NOI
$5.1K $15.38/SF
Area
Broward County, FL
Vacancy
4.50%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$101,500
Cap Rate 7%
$72,500
Cap Rate 9%
$56,389
Alternative Uses
Best Use
Apartment 5plus
$72.5K
$63.4K – $84.6K
NOI $5,075 @ 7.0% cap · market cap 4.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$167.4K
$146.5K – $195.3K
NOI $11,720 @ 7.0% cap · market cap 9.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
924
Businesses Nearby
Explore this area
Business Placement
Demographics for 33319, FL
51,891
Population
25,046
Households
2.1
Avg Household Size
44
Median Age
25%
College-Educated
86%
High-School Grad
6.8 sq mi
ZIP Area
7,631
Density / Sq Mi
$55,071
Median Household Income
$35,218
Median Earnings
$1,633
Median Rent
$228,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Tenant-occupied residence with a lake outlook and one-bedroom layout.
Where is this residential income property located?
The property is located at 3690 INVERRARY Drive Unit 2C Lauderhill, FL.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: One‑bedroom residential income property; Lake‑facing outlook; Currently occupied by a tenant
