9301 Lime Bay Blvd #301 · Tamarac, FL 33321

$125,000

2 bd · 2.0 ba · 950 sqft · Condo public records · 17 Days on market

Built 1974 $512/mo HOA · 26% 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 +24.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully Remodeled, Bright and Spacious Corner Unit In the Resort Style community of 55+ Community Lime Bay. This elegantly aponted, Move in Ready Condo Features Beautiful 20" Ceramic Floors Throughout, Updated Kitchen with White Cabinets, Newer Appliances, 2 Master Bedrooms with 2 Full Bathrooms, Fresh Paint, Walk in Closets, Upgraded Bathrooms with Tiled Showers, New Vanities, and Fixtures, Screened Porch, Newer A/c Unit/ New Tankless Water Heater, and More. .. Tennis, Pickle Ball, Heated Pool, Jacuzzi, Clubhouse, and More. . HOA Fee includes Insurance, Roof, Water, Cable, and All Amenities. . Come see it today. .

Key facts

• Remodeled
• Ceramic floors
• Walk in closets

Tags

• REMODELED
• CERAMIC FLOORS
• UPDATED KITCHEN
• WALK IN CLOSETS
• UPGRADED BATHROOMS
• SCREENED PORCH

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease community; Pets not allowed
• HOA & community: Lime Bay association; Monthly HOA fee (paid monthly); Association amenities include clubhouse, fitness center, picnic area, pool, bike storage, security, and maintenance; HOA covers insurance, structure maintenance, sewer, water, elevator, reserves, roof repairs, and pool service

Exterior

• Parking: Two assigned deeded parking spaces; Two open parking spaces
• Security: Fire alarm; Security patrol; Community security features
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Corner unit (2-2 model); Three-story building; Entry located on level 1, unit entry on level 3; Updated/remodeled resale condition; Faces east
• Construction: Block/Stucco/CBS construction; Concrete roof; Permanent foundation; Building name: Lime Bay
• Exterior features: Paved city street access; Publicly maintained road; In-ground heated spa; Storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Tankless water heater
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout; Closet cabinetry; Blinds
• Laundry & utility: Common area laundry; Other shared laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Challenger Elementary School (math 37% / reading 53%, grade D-, #1,271 of 2,144 statewide, top 60%, 909 students, 62% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Market conditions: Rents soft (-1.9%/yr); 588 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 39% of the median local income ($62k/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 $864 of loan paydown is wiped out by about $4k 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 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 5.2

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-9,213
• Equity at exit: $18,638

10-year hold

• IRR: -4.3%
• Equity multiple: 0.77×
• Total profit: $-8,070
• Equity at exit: $10,808

Cash invested: $35,000 (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 33321

• Home prices YoY: -30.4%
• Rents YoY: -1.9%
• Active inventory: 588
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$52
• HOA: −$512
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $261

Break-even live

Break-even rent $1,674

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	24d	2	0.02mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	24d	1	0.14mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	14d	1	0.14mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.17mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	22d	1	0.21mi
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	10d	1	0.23mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	22d	1	0.29mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.35mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	24d	1	0.38mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.46mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	24d	2	0.49mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	14d	1	0.52mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	2d	1	0.52mi
7640 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1169	$1,850	$1.58	16d	2	0.55mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	24d	1	0.56mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	16d	1	0.58mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	24d	1	0.59mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	3d	11	0.60mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	24d	1	0.60mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	14d	1	0.60mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	24d	1	0.62mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	24d	1	0.62mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	5d	1	0.62mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	16d	1	0.62mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	24d	1	0.72mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	7d	1	0.74mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,337	$2.57	2d	15	0.74mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$2,524	$2.91	1d	17	0.77mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	24d	1	0.77mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	18d	1	0.77mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	24d	1	0.79mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	2d	1	0.79mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	24d	1	0.80mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	22d	1	0.81mi
5819 Hampton Hills Blvd Tamarac, FL	2.0	2.0	1077	$2,450	$2.27	20d	1	0.82mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	7d	1	0.86mi
9064 Plymouth Pl #9064 Tamarac, FL	2.0	2.0	1036	$2,550	$2.46	20d	1	0.87mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	7d	1	0.87mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	24d	2	0.87mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	17d	1	0.89mi

HOA detail condo

• Monthly dues: $512 · $6,144/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $125,000 Active 17 DOM
2. 2026-06-17
   days on market $125,000 Active 16 DOM
3. 2026-06-16
   days on market $125,000 Active 15 DOM
4. 2026-06-15
   days on market $125,000 Active 14 DOM
5. 2026-06-13
   days on market $125,000 Active 12 DOM
6. 2026-06-09
   days on market $125,000 Active 8 DOM
7. 2026-06-08
   days on market $125,000 Active 7 DOM
8. 2026-06-07
   days on market $125,000 Active 6 DOM
9. 2026-06-04
   days on market $125,000 Active 3 DOM
10. 2026-06-03
    days on market $125,000 Active 2 DOM
11. 2026-06-02
    remarks 620-char remark
12. 2026-06-02
    listed $125,000 Active 1 DOM

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,232 · $103/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,044
• − Mortgage interest: −$7,002
• − Property taxes: −$1,232
• − Insurance: −$625
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$6,144
• − Depreciation: −$3,636
• Taxable income: $1,558
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,754/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): 51,216
• Household income: $62,066
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1394.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 34% White 33% Black 27% Two or more races 20% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 5% Dominican 3%
• Common ancestry: Romanian 3% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 63% English-only · Spanish 29% French/Haitian/Cajun 4% Other Indo-European 1%

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: ▼ -158.63%
• Current HPI: 362.2989
• Rent YoY: ▼ -1.86%
• 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

+131.5% since first listed

4 events — show timeline

• 2026-06-01 Listed $125,000 Beaches MLS
• 2017-07-13 Sold (Public Records) $55,000 Public Records
• 1996-07-09 Sold (Public Records) $31,500 Public Records
• 1980-03-01 Sold (Public Records) $54,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,232 · +3.8% YoY. Source: county tax records.