5180 E Sabal Palm Blvd #235 · Tamarac, FL 33319

$94,000

1 bd · 2.0 ba · 680 sqft · Condo public records · 96 Days on market

Built 1975 $360/mo HOA · 22% of rent

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Why this score? — see what drove the B- 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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

Key facts

• Screened patio
• Clubhouse
• Community amenities

Tags

• REMODELED KITCHEN
• SCREENED PATIO
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL
• FITNESS ROOM

Property features AI

Finance

• Financial info: Pets are conditionally allowed with possible restrictions
• HOA & community: Monthly HOA fee; HOA covers amenities, common areas, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, sewer, trash and water; Association amenities include billiard room, business center, clubhouse, community kitchen, hobby room, laundry, library, pool, tennis courts, trash service and elevators; Senior community

Exterior

• Parking: One designated parking space
• Security: Key card entry; Smoke detector(s)
• Utilities: Cable available
• Home design: 3-story building
• Construction: Block construction; Resale property
• Exterior features: Association pool; Exterior lighting; Property attached (attached unit); Entry on level 2

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Family/dining room; Tub/shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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); 821 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% 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 $650 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 96 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $85,540 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.75% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 4.8

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,286
• Equity at exit: $14,016

10-year hold

• IRR: 7.7%
• Equity multiple: 1.48×
• Total profit: $12,725
• Equity at exit: $8,127

Cash invested: $26,320 (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: 821
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$493
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$39
• HOA: −$360
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $347

Break-even live

Break-even rent $1,203

Max offer price $94,000

Occupancy floor 74%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	4d	1	0.07mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	7d	1	0.07mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	10d	3	0.08mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	4d	3	0.08mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	24d	1	0.12mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	14d	1	0.12mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	15d	2	0.14mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	3d	2	0.16mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	15d	1	0.22mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	5d	2	0.26mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	24d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	1d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	17d	1	0.86mi
4016 Lakeside Dr Unit 4016 Tamarac, FL	2.0	1.0	720	$1,800	$2.50	11d	1	0.86mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	24d	2	0.86mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	2d	1	0.89mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.90mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	24d	1	0.94mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	24d	1	0.94mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	2d	1	0.94mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,637	$1.53	2d	58	0.95mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	24d	1	0.95mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	24d	2	0.99mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	7d	3	0.99mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	24d	4	1.00mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	4d	3	1.00mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	2d	3	1.01mi
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	20d	1	1.02mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	7d	1	1.03mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	3d	5	1.15mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	18d	1	1.20mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	16d	2	1.20mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,748	$1.89	2d	35	1.32mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$1,750	$1.96	18d	3	1.43mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $94,000 Active 96 DOM
2. 2026-06-17
   days on market $94,000 Active 95 DOM
3. 2026-06-16
   days on market $94,000 Active 94 DOM
4. 2026-06-15
   days on market $94,000 Active 93 DOM
5. 2026-06-13
   days on market $94,000 Active 91 DOM
6. 2026-06-09
   days on market $94,000 Active 87 DOM
7. 2026-06-08
   days on market $94,000 Active 86 DOM
8. 2026-06-07
   days on market $94,000 Active 85 DOM
9. 2026-06-04
   days on market $94,000 Active 82 DOM
10. 2026-06-03
    days on market $94,000 Active 81 DOM
11. 2026-06-02
    days on market $94,000 Active 80 DOM
12. 2026-06-01
    days on market $94,000 Active 79 DOM
13. 2026-05-31
    days on market $94,000 Active 78 DOM
14. 2026-03-10
    listed $99,000 Active
15. 2026-01-28
    historical
16. 2026-01-06
    price $100,000
17. 2025-09-02
    listed $120,000 Active
18. 2023-05-16
    soldstatus $84,000
19. 2023-04-29
    soldstatus $84,000 Closed 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

20. 2023-04-06
    status Pending 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

21. 2023-01-10
    price $92,500 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

22. 2023-01-10
    status Active 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

23. 2022-11-14
    status Pending 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

24. 2022-11-07
    status Active 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

25. 2022-10-31
    historical 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

26. 2022-08-18
    listed $91,000 Active 216-char remark

    Show marketing remark (216 chars)

    SPACIOUS 1/1.5 UNIT IN GOOD CONDITION WITH SERENE VIEW FROM LARGE PATIO AND EAT-IN KITCHEN. WELL-KEPT GROUNDS AND BUILDING. SOLD WITH FURNITURE PREFERABLY OR WITHOUT. *THIS LISTING IS SUBJECT TO ERRORS AND OMISSIONS

27. 1999-12-15
    soldstatus $24,000
28. 1996-04-23
    soldstatus $27,000
29. 1976-03-01
    soldstatus $25,500

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$83/yr (+$7/mo · 11.9%)

ⓘ 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: $19,709
• − Mortgage interest: −$5,265
• − Property taxes: −$697
• − Insurance: −$470
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$4,320
• − Depreciation: −$2,735
• Taxable income: $3,069
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $3,431/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

+288.2% since first listed

16 events — show timeline

• 2026-03-10 Listed $99,000 MARMLS
• 2026-01-28 Listing Removed — Beaches MLS
• 2026-01-06 Price Changed $100,000 Beaches MLS
• 2025-09-02 Listed $120,000 Beaches MLS
• 2023-05-16 Sold (Public Records) $84,000 Public Records
• 2023-04-29 Sold (MLS) $84,000 Beaches MLS
• 2023-04-06 Pending — Beaches MLS
• 2023-01-10 Price Changed $92,500 Beaches MLS
• 2023-01-10 Relisted — Beaches MLS
• 2022-11-14 Pending — Beaches MLS
• 2022-11-07 Relisted — Beaches MLS
• 2022-10-31 Listing Removed — Beaches MLS
• 2022-08-18 Listed $91,000 Beaches MLS
• 1999-12-15 Sold (Public Records) $24,000 Public Records
• 1996-04-23 Sold (Public Records) $27,000 Public Records
• 1976-03-01 Sold (Public Records) $25,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $697 · -7.5% YoY. Source: county tax records.