5180 E Sabal Palm Blvd #239 · Tamarac, FL 33319

$115,000

2 bd · 2.0 ba · 940 sqft · Condo public records · 123 Days on market

Built 1975 $458/mo HOA · 24% 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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

Bright & Airy 2/2 condo located at Sabal Palm Village in Tamarac, 55+ Community. This cozy unit is located on the 2nd floor - Features updated large white kitchen with SS appliances, NEW vinyl flooring throughout & NEW Roof! Large master bedroom with walk-in closet and combo tub/shower. Guest bedroom has mirrored closet - Being used as an office. Spacious screened patio with wroll-ups - Can be used as a Den/ Storage. Laundry room on premises located on same floor, unit comes with extra storage room. The association offers a clubhouse with library, fitness room, heated pool, BBQ area & tennis courts. Secured Lobby. Priced to sell! No minimum income required! Mins to Turnpik

Key facts

• Large master bedroom
• Walk-in closet
• Extra storage room

Tags

• UPDATED LARGE WHITE KITCHEN
• VINYL FLOORING THROUGHOUT
• LARGE MASTER BEDROOM
• WALK-IN CLOSET
• SPACIOUS SCREENED PATIO
• EXTRA STORAGE ROOM

Property features AI

Finance

• Other: Senior community; Pets allowed (breed restrictions and possible pet restrictions)
• Financial info: Monthly association fee
• HOA & community: Association with monthly fee; HOA includes cable TV, insurance, grounds maintenance, pest control, security, sewer, trash, water, common areas, common real estate tax, elevator, and recreation facility; On-site manager; Amenities: clubhouse, fitness center, pool, sauna, billiard room, game room, community room, library, lobby, storage, laundry, parking, tennis courts, pickleball courts, sidewalks, street lights, trash chute

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detectors; Security system
• Utilities: Three-phase electric; Public sewer; Cable available; Sewer available
• Home design: Condominium; Multi/split levels; Entry-level living area; Faces north
• Construction: CBS construction; Composition/shingle roof; 3-story building; Built prior to current listing (resale)
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closets; Partially furnished; Blinds on windows
• Laundry & utility: Laundry room available (community laundry listed under association amenities)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 834 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% 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 $795 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 123 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $115k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.66% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 5.0

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,414
• Equity at exit: $17,147

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,307
• Equity at exit: $9,943

Cash invested: $32,200 (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: 834
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$603
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$48
• HOA: −$458
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $291

Break-even live

Break-even rent $1,541

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $356	-5% $323	+0% $291	+5% $258	+10% $226
Rent	-10% $140	-5% $215	+0% $291	+5% $366	+10% $442
Rate	-1.0pp $349	-0.5pp $320	base $291	+0.5pp $261	+1.0pp $231

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	10d	1	0.07mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	6d	1	0.07mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	26d	1	0.07mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	12d	3	0.08mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	7d	3	0.08mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	26d	1	0.10mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	26d	1	0.12mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	16d	1	0.12mi
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	23d	1	0.12mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	17d	2	0.14mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	5d	2	0.16mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	17d	1	0.22mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	26d	1	0.25mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	7d	2	0.26mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	24d	1	0.33mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	10d	1	0.33mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	26d	1	0.33mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	26d	1	0.39mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	17d	1	0.43mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	26d	1	0.46mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	14d	1	0.51mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	26d	1	0.57mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	17d	1	0.60mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	7d	1	0.64mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	16d	1	0.73mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	1d	28	0.75mi
6858 Broadmoor North Lauderdale, FL	1.0	1.0	600	$1,050	$1.75	1d	1	0.81mi
4447 Treehouse Ln Unit 17C Tamarac, FL	2.0	1.0	1013	$1,899	$1.87	1d	1	0.85mi
4543 Treehouse Ln Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	1d	1	0.85mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	5d	1	0.85mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	24d	1	0.85mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	26d	1	0.85mi
4419 Treehouse Ln Unit 22G 22G Tamarac, FL	2.0	2.0	1081	$1,949	$1.80	10d	1	0.86mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	26d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	20d	1	0.86mi
4016 Lakeside Dr Unit 4016 Tamarac, FL	2.0	1.0	720	$1,800	$2.50	13d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	3d	1	0.86mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	26d	1	0.86mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	26d	2	0.86mi
4423 Treehouse Ln Unit 21c Tamarac, FL	2.0	1.0	1013	$1,799	$1.78	24d	1	0.88mi

HOA detail condo

• Monthly dues: $458 · $5,496/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-22
   days on market $115,000 Active 123 DOM
2. 2026-06-21
   days on market $115,000 Active 122 DOM
3. 2026-06-18
   days on market $115,000 Active 119 DOM
4. 2026-06-17
   days on market $115,000 Active 118 DOM
5. 2026-06-16
   days on market $115,000 Active 117 DOM
6. 2026-06-15
   days on market $115,000 Active 116 DOM
7. 2026-06-13
   days on market $115,000 Active 114 DOM
8. 2026-06-09
   days on market $115,000 Active 110 DOM
9. 2026-06-07
   days on market $115,000 Active 108 DOM
10. 2026-06-04
    days on market $115,000 Active 105 DOM
11. 2026-06-03
    days on market $115,000 Active 104 DOM
12. 2026-06-02
    days on market $115,000 Active 103 DOM
13. 2026-06-01
    days on market $115,000 Active 102 DOM
14. 2026-05-31
    days on market $115,000 Active 101 DOM
15. 2026-02-19
    historical
16. 2026-02-19
    listed $115,000 Active
17. 2026-02-01
    price $115,000
18. 2025-08-22
    listed $135,000 Active
19. 2025-08-13
    historical
20. 2025-01-31
    price $145,000
21. 2024-08-12
    listed $150,800 Active
22. 2024-08-09
    historical
23. 2024-06-07
    status Active
24. 2024-06-07
    price $155,800
25. 2024-05-23
    status Pending
26. 2024-02-12
    listed $159,000 Active
27. 2019-11-15
    soldstatus $70,000
28. 2003-06-09
    soldstatus $45,000
29. 1977-01-01
    soldstatus $24,900
30. 1976-08-01
    soldstatus $24,900

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,298 · $108/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $22,908
• − Mortgage interest: −$6,442
• − Property taxes: −$1,298
• − Insurance: −$575
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$5,496
• − Depreciation: −$3,345
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,990/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
• 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

+361.8% since first listed

16 events — show timeline

• 2026-02-19 Listing Removed — Beaches MLS
• 2026-02-19 Listed $115,000 Beaches MLS
• 2026-02-01 Price Changed $115,000 Beaches MLS
• 2025-08-22 Listed $135,000 Beaches MLS
• 2025-08-13 Listing Removed — MARMLS
• 2025-01-31 Price Changed $145,000 MARMLS
• 2024-08-12 Listed $150,800 MARMLS
• 2024-08-09 Listing Removed — MARMLS
• 2024-06-07 Relisted — MARMLS
• 2024-06-07 Price Changed $155,800 MARMLS
• 2024-05-23 Pending — MARMLS
• 2024-02-12 Listed $159,000 MARMLS
• 2019-11-15 Sold (Public Records) $70,000 Public Records
• 2003-06-09 Sold (Public Records) $45,000 Public Records
• 1977-01-01 Sold (Public Records) $24,900 Public Records
• 1976-08-01 Sold (Public Records) $24,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,298 · +3.8% YoY. Source: county tax records.