6020 NW 64th Ave #208 · Tamarac, FL 33319

$96,000

1 bd · 1.0 ba · 660 sqft · Condo public records · 6 Days on market

Built 1973 $460/mo HOA · 31% 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 +19.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated 1BR/1BA condo in a prime Tamarac location! - 55+. This move-in-ready unit features a brand-new designer kitchen with modern white shaker cabinetry, stainless steel appliances, updated countertops, and a stylish backsplash. The interior offers updated flooring, a bright and open layout, and beautiful views that can be enjoyed from the unit. Whether you're looking for an affordable primary residence, seasonal getaway, or investment opportunity, this property checks all the boxes. Conveniently located near shopping, dining, parks, major roadways, and everyday conveniences. Low-maintenance living with strong rental appeal makes this an excellent option for both owner-occupants and inv

Key facts

• Designer kitchen
• Stylish backsplash
• Updated countertops

Tags

• DESIGNER KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED COUNTERTOPS
• STYLISH BACKSPLASH
• UPDATED FLOORING
• BRIGHT AND OPEN LAYOUT

Property features AI

Finance

• Other: Senior community
• HOA & community: Has association; Monthly HOA fee of $461; Association amenities include billiard room, clubhouse, fitness center, pool, community room, courtesy bus, security; HOA covers insurance, grounds maintenance, pest control, sewer, trash, water, hot water, legal/accounting, reserve funds, roof repairs, recreation facility, pool service

Exterior

• Security: Fire alarm; Security fence; Security patrol; Other security features
• Home design: Condominium; Resale property; 3-story building; First-floor entry; Elevator access; Handicap accessible / equipped
• Construction: Composition roof
• Exterior features: Screened porch; Porch; Fenced; Zero lot line; Waterfront: yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 1 bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Electric cooling; Attic fan
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $96k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Cap rate 7.7% vs local median 3.9% in Tamarac — 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 76/100 on livability (#239 in FL, #3,785 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: employment C-, amenities F, commute 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% 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 $664 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask is 92% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $96k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $96,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.54% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 5.4

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-12,240
• Equity at exit: $14,314

10-year hold

• IRR: -13.6%
• Equity multiple: 0.37×
• Total profit: $-16,856
• Equity at exit: $8,300

Cash invested: $26,880 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$503
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$40
• HOA: −$460
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $116

Break-even live

Break-even rent $1,336

Max offer price $96,000

Occupancy floor 87%

Sensitivity live

Price	-10% $171	-5% $143	+0% $116	+5% $89	+10% $62
Rent	-10% $-1	-5% $58	+0% $116	+5% $175	+10% $233
Rate	-1.0pp $165	-0.5pp $141	base $116	+0.5pp $91	+1.0pp $66

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	25d	4	0.02mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	5d	3	0.02mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	25d	1	0.04mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	8d	1	0.05mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	25d	1	0.08mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	3d	1	0.10mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	3d	3	0.11mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	3d	1	0.13mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	8d	3	0.15mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	25d	2	0.15mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	25d	1	0.17mi
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	21d	1	0.17mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	25d	2	0.18mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	25d	1	0.20mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	19d	1	0.26mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	17d	2	0.26mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,722	$1.86	0d	35	0.87mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,723	$1.61	0d	61	0.88mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$1,740	$1.93	0d	6	0.91mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	8d	1	0.99mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	5d	1	0.99mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	16d	1	1.03mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	16d	2	1.03mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	15d	1	1.04mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	5d	3	1.04mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	11d	3	1.04mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	25d	1	1.05mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	4d	2	1.07mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	6d	2	1.07mi
5475 N University Dr Lauderhill, FL	1.0–3.0	1.0–2.0	891	$1,758	$1.97	0d	29	1.22mi
6858 Broadmoor North Lauderdale, FL	1.0	1.0	600	$1,050	$1.75	0d	1	1.30mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	25d	1	1.36mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	25d	1	1.37mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	25d	1	1.42mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,712	$1.53	0d	17	1.44mi
7710 NW 50th St #304 Lauderhill, FL	1.0	1.0	630	$1,500	$2.38	25d	1	1.47mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	25d	1	1.50mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $96,000 Active 6 DOM
2. 2026-06-18
   days on market $96,000 Active 3 DOM
3. 2026-06-17
   days on market $96,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   pricestatusdays on marketlisting id $96,000 Active 1 DOM
6. 2026-06-15
   days on market $49,999 Active Under Contract 96 DOM
7. 2026-06-13
   days on market $49,999 Active Under Contract 94 DOM
8. 2026-06-09
   days on market $49,999 Active Under Contract 90 DOM
9. 2026-06-07
   days on market $49,999 Active Under Contract 88 DOM
10. 2026-06-04
    days on market $49,999 Active Under Contract 85 DOM
11. 2026-06-03
    days on market $49,999 Active Under Contract 84 DOM
12. 2026-06-02
    days on market $49,999 Active Under Contract 83 DOM
13. 2026-06-01
    days on market $49,999 Active Under Contract 82 DOM
14. 2026-05-31
    days on market $49,999 Active Under Contract 81 DOM
15. 2026-04-16
    soldstatus $30,000
16. 2026-03-11
    listed Active Under Contract
17. 2024-11-25
    listed $49,999
18. 1998-01-27
    soldstatus $19,000
19. 1994-06-29
    soldstatus $24,000

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$176/yr (+$15/mo · 28.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,792
• − Mortgage interest: −$5,377
• − Property taxes: −$621
• − Insurance: −$480
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − HOA: −$5,520
• − Depreciation: −$2,793
• Taxable income: $155
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,357/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 — Tamarac

• Score: 76/100
• State rank: #239
• US rank: #3785

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamarac, FL
• County: Broward County · 1,963,430 people
• City population: 105,666
• 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

+25.0% since first listed

5 events — show timeline

• 2026-04-16 Sold (Public Records) $30,000 Public Records
• 2026-03-11 Listed — Beaches MLS
• 2024-11-25 Listed $49,999 Beaches MLS
• 1998-01-27 Sold (Public Records) $19,000 Public Records
• 1994-06-29 Sold (Public Records) $24,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $621 · +6.0% YoY. Source: county tax records.