None · Tamarac, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D+ 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).
- ARV discount +15.0/15.0
- Cash flow +8.4/30.0
- 1% rule +8.1/10.0
- Schools +4.0/10.0
- Condition / age +4.0/5.0
- Livability +3.8/5.0
- DSCR +2.3/10.0
- Rent growth +2.0/5.0
- Appreciation +0.0/10.0
$174,900
None · Tamarac, FL 33321
2 bd · 2.0 ba · 1,219 sqft · Townhouse
· 102 Days on market
Built 1993
$143/sqft
· 40% below area
Est $290k · 40% under
$759/mo HOA · 33% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Clean, Bright & Airy Waterfront Condo in Kings Point !!! Welcome to this freshly painted, move-in-ready condo featuring tile flooring throughout and a spacious, open layout. Relax and enjoy peaceful water views from the screened patio with roll-down shutters—the perfect spot for morning coffee or unwinding at the end of the day. The desirable split-bedroom floor plan offers privacy, with a generously sized primary suite featuring an ensuite bath and large walk-in closet.
Key facts
- Screened patio
- Ample cabinetry
- Waterfront condo
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $175k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $152k (13.1% below list).
- Meets the 1% rule at list price ($2k rent vs $175k).
- Recommended offer: $152k (13.1% below list) — sets the bar for cash-flow.
- Cap rate 5.2% 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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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); 802 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 44% 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 $1k of loan paydown is wiped out by about $5k 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 102 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 33% 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
$152,027
(13.1% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 102 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- 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.
- 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.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.31% ✓
- Cap rate
- 5.21%
- Cash-on-cash
- -3.87%
- DSCR
- 0.83
- GRM
- 6.4
CMA / ARV
- ARV (median comp)
- $289,930
- List price
- $174,900
- Delta
- -39.68%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7653 NW 79 Ave #110 | 0.68mi | 2/2.0 | 1,212 (-1%) | 1mo | $215,000 | $177 | 66 |
| 8002 Lagos De Campo Blvd Unit B306 | 0.65mi | 2/2.0 | 1,078 (-12%) | 3mo | $195,000 | $181 | 48 |
| 7950 W Mcnab Rd #203 | 0.57mi | 2/2.0 | 1,042 (-14%) | 2mo | $117,000 | $112 | 48 |
| 8002 Lagos De Campo Blvd Unit B-107 | 0.65mi | 2/2.0 | 1,078 (-12%) | 13mo | $205,000 | $190 | 40 |
| 7950 W Mcnab Rd #106 | 0.57mi | 2/2.0 | 1,040 (-15%) | 20mo | $150,000 | $144 | 32 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -28.4%
- Equity multiple
- 0.09×
- Total profit
- $-44,621
- Equity at exit
- $26,078
10-year hold
- IRR
- -65.5%
- Equity multiple
- -0.55×
- Total profit
- $-75,727
- Equity at exit
- $15,122
Cash invested: $48,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 94 active · 28 under contract
- Months of supply
- 26.9 mo (4%/mo absorbed)
- Median asking
- $196,500 ($179/sqft)
- Median days on market
- 101 d
- This list price
- 36% of active listings are priced below it
- ARV vs active asking
- +33.2% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33321
- Home prices YoY
- -30.4%
- Rents YoY
- -1.9%
- Active inventory
- 802
- Price-to-rent
- 6.4×
Monthly cashflow live
↻
- Estimated rent
- $2,291 high interval (Pro) →
- Mortgage (P&I)
- −$917
- Tax est. 1.5%
- −$219 /mo · $2,624/yr
- Insurance
- −$73
- HOA
- −$759
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$481
- Net cashflow
- $-158
Break-even live
Break-even rent
$2,491
Max offer price
$152,027
Occupancy floor
—
Sensitivity live
| Price | -10% $-37 | -5% $-98 | +0% $-158 | +5% $-219 | +10% $-279 |
|---|---|---|---|---|---|
| Rent | -10% $-339 | -5% $-249 | +0% $-158 | +5% $-68 | +10% $23 |
| Rate | -1.0pp $-70 | -0.5pp $-114 | base $-158 | +0.5pp $-203 | +1.0pp $-250 |
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
- $43,725
- Closing costs
- $5,247
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 7211 NW 76th St Tamarac, FL | 3.0 | 1.5 | 1312 | $2,900 | $2.21 | 117d | 1 | 0.19mi |
| 7211 NW 76th St Tamarac, FL | 3.0 | 1.5 | 1312 | $2,900 | $2.21 | 78d | 1 | 0.19mi |
| 7643 NW 74th Ave Unit 1-2 Tamarac, FL | 2.0 | 2.0 | 1220 | $1,900 | $1.56 | 85d | 1 | 0.22mi |
| 7049 Marlberry Ln Unit 7049 Tamarac, FL | 2.0 | 2.0 | 1237 | $2,550 | $2.06 | 41d | 1 | 0.22mi |
| 7656 NW 73rd Ter Tamarac, FL | 2.0 | 2.0 | 1192 | $2,350 | $1.97 | 120d | 1 | 0.27mi |
| 7105 NW 70th Ct Tamarac, FL | 2.0 | 1.0 | 864 | $2,000 | $2.31 | 120d | 1 | 0.28mi |
| 7112 NW 78th Ave Tamarac, FL | 2.0 | 2.0 | 1500 | $2,325 | $1.55 | 26d | 1 | 0.33mi |
| 7804 NW 73rd Ter Tamarac, FL | 3.0 | 2.0 | 1308 | $2,995 | $2.29 | 11d | 1 | 0.39mi |
| 6808 NW 70th St Tamarac, FL | 2.0 | 1.0 | 984 | $2,100 | $2.13 | 120d | 1 | 0.42mi |
| 7650 W McNab Rd #204 Tamarac, FL | 2.0 | 2.0 | 865 | $1,695 | $1.96 | 105d | 1 | 0.43mi |
| 7650 W McNab Rd #204 Tamarac, FL | 2.0 | 2.0 | 865 | $1,695 | $1.96 | 110d | 1 | 0.43mi |
| 7650 W McNab Rd #210 Tamarac, FL | 2.0 | 2.0 | 1040 | $1,700 | $1.63 | 50d | 1 | 0.44mi |
| 6751 N University Dr Tamarac, FL | 2.0 | 2.0 | 1040 | $1,938 | $1.86 | 38d | 2 | 0.46mi |
| 7790 NW 78th Ave Tamarac, FL | 1.0 | 1.0 | 762 | $1,855 | $2.43 | 67d | 1 | 0.47mi |
| 7790 NW 78th Ave Tamarac, FL | 1.0 | 1.0 | 762 | $1,766 | $2.32 | 7d | 1 | 0.47mi |
| 7790 NW 78th Ave Tamarac, FL | 1.0 | 1.0 | 762 | $1,800 | $2.36 | 59d | 1 | 0.47mi |
| 7790 NW 78th Ave Tamarac, FL | 2.0 | 2.0 | 1014 | $2,243 | $2.21 | 73d | 1 | 0.47mi |
| 7790 NW 78th Ave Tamarac, FL | 1.0 | 1.0 | 762 | $1,739 | $2.28 | 11d | 1 | 0.47mi |
| 7790 NW 78th Ave Tamarac, FL | 2.0 | 2.0 | 952 | $2,241 | $2.35 | 42d | 1 | 0.47mi |
| 7790 NW 78th Ave Tamarac, FL | 1.0 | 1.0 | 762 | $1,716 | $2.25 | 4d | 1 | 0.47mi |
| 7790 NW 78th Ave Tamarac, FL | 1.0 | 1.0 | 762 | $1,785 | $2.34 | 50d | 1 | 0.47mi |
| 6805 NW 75th Dr Tamarac, FL | 2.0 | 1.0 | 1204 | $2,200 | $1.83 | 83d | 1 | 0.47mi |
| 6606 Catalina Ln Tamarac, FL | 3.0 | 2.5 | 1404 | $2,850 | $2.03 | 55d | 1 | 0.48mi |
| 7109 NW 66th St Tamarac, FL | 2.0 | 2.0 | 1200 | $3,000 | $2.50 | 83d | 1 | 0.49mi |
| 7107 NW 66th St Tamarac, FL | 3.0 | 2.0 | 1485 | $2,985 | $2.01 | 81d | 1 | 0.50mi |
| 7613 NW 68th Ter Tamarac, FL | 2.0 | 1.0 | 1224 | $2,600 | $2.12 | 85d | 1 | 0.50mi |
| 7613 NW 68th Ter Tamarac, FL | 2.0 | 1.0 | 1224 | $2,500 | $2.04 | 103d | 1 | 0.50mi |
| 7907 NW 73rd Ter Tamarac, FL | 1.0 | 1.0 | 900 | $2,000 | $2.22 | 48d | 1 | 0.51mi |
| 7907 NW 73rd Ter Unit NA Tamarac, FL | 1.0 | 1.0 | 900 | $2,000 | $2.22 | 41d | 1 | 0.51mi |
| 7910 NW 70th Ct #1 Tamarac, FL | 2.0 | 2.0 | 1446 | $3,000 | $2.07 | 11d | 1 | 0.52mi |
| 7910 NW 70th Ct Tamarac, FL | 2.0 | 2.0 | 1446 | $2,600 | $1.80 | 6d | 1 | 0.52mi |
| 6527 Catalina Ln Tamarac, FL | 3.0 | 2.5 | 1428 | $2,750 | $1.93 | 88d | 1 | 0.53mi |
| 6527 Catalina Ln Tamarac, FL | 3.0 | 2.5 | 1428 | $2,750 | $1.93 | 1d | 1 | 0.53mi |
| 8007 NW 71st Ct Tamarac, FL | 2.0 | 2.0 | 903 | $2,200 | $2.44 | 45d | 1 | 0.54mi |
| 7790 NW 78th Ave Tamarac, FL | 2.0 | 2.0 | 1014 | $2,193 | $2.16 | 120d | 1 | 0.54mi |
| 6527 NW 70th Ave Unit 200 Tamarac, FL | 2.0 | 2.0 | 1003 | $1,910 | $1.90 | 38d | 1 | 0.56mi |
| 6527 NW 70th Ave Unit 136 Tamarac, FL | 2.0 | 2.5 | 1100 | $2,400 | $2.18 | 19d | 1 | 0.56mi |
| 6527 NW 70th Ave Unit 082 Tamarac, FL | 2.0 | 1.0 | 865 | $2,050 | $2.37 | 120d | 1 | 0.56mi |
| 6527 NW 70th Ave Unit 194 Tamarac, FL | 2.0 | 2.5 | 1100 | $2,300 | $2.09 | 41d | 1 | 0.56mi |
| 7950 W McNab Rd #214 Tamarac, FL | 2.0 | 2.0 | 1040 | $1,890 | $1.82 | 67d | 1 | 0.56mi |
Property features AI
Finance
- Other
- No land leasePets not allowedSenior community
- HOA & community
- Association: PhoenixMonthly HOA fee: $759HOA amenities include: basketball court, clubhouse, fitness center, indoor pool, pool, kitchen facilities, library, maintenance, picnic areaHOA fee covers: cable TV, insurance, internet, grounds maintenance, pest control, security, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facilities, pool service
Exterior
- Parking
- Assigned parkingCommon parkingGuest parkingAsphalt surfacesTotal of 30 parking spaces
- Security
- Closed-circuit camerasGated community (no guard)Other security features
- Utilities
- Public waterPublic sewerCable connectedElectricity connectedPhone connectedWater connectedSewer connected
- Home design
- CondominiumOne levelNorthwest facingResale propertyBuilding labeled 'H', 3 total stories
- Construction
- Block/CBS constructionBarrel roof
- Exterior features
- Waterfront (no specific waterfront features listed)Heated spaPoolPicnic areaCommon grounds maintenance included (HOA amenity)
Interior
- Kitchen
- DishwasherMicrowaveRefrigeratorTrash compactor
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- Ceramic tileLaminate
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Central heatingCentral airCeiling fan(s)
- Interior features
- Built-in featuresWalk-in closet(s)Split bedroom layoutCustom mirrorsStorm windowsShutters
- Laundry & utility
- Laundry closet
HOA detail $759/mo · $9,108/yr
- Likely covers
- water
Listing history 50 events
-
2026-09-23days on market $174,900 Active 102 DOM
-
2026-09-22days on market $174,900 Active 101 DOM
-
2026-09-21days on market $174,900 Active 100 DOM
-
2026-09-20days on market $174,900 Active 99 DOM
-
2026-09-18days on market $174,900 Active 97 DOM
-
2026-09-17days on market $174,900 Active 96 DOM
-
2026-09-16days on market $174,900 Active 95 DOM
-
2026-09-15days on market $174,900 Active 94 DOM
-
2026-09-14days on market $174,900 Active 93 DOM
-
2026-09-13days on market $174,900 Active 92 DOM
-
2026-09-13price $174,900 Active 91 DOM
-
2026-09-12days on market $179,000 Active 91 DOM
-
2026-09-11days on market $179,000 Active 90 DOM
-
2026-09-05days on market $179,000 Active 84 DOM
-
2026-09-04days on market $179,000 Active 83 DOM
-
2026-09-03days on market $179,000 Active 82 DOM
-
2026-08-31days on market $179,000 Active 79 DOM
-
2026-08-29days on market $179,000 Active 77 DOM
-
2026-08-28days on market $179,000 Active 76 DOM
-
2026-08-27days on market $179,000 Active 75 DOM
-
2026-08-25days on market $179,000 Active 73 DOM
-
2026-08-24days on market $179,000 Active 72 DOM
-
2026-08-23days on market $179,000 Active 71 DOM
-
2026-08-22days on market $179,000 Active 70 DOM
-
2026-08-21days on market $179,000 Active 69 DOM
-
2026-08-20days on market $179,000 Active 68 DOM
-
2026-08-19pricedays on market $179,000 Active 67 DOM
-
2026-08-18days on market $189,000 Active 66 DOM
-
2026-08-17days on market $189,000 Active 65 DOM
-
2026-08-16days on market $189,000 Active 64 DOM
-
2026-08-15days on market $189,000 Active 63 DOM
-
2026-08-14days on market $189,000 Active 62 DOM
-
2026-08-13days on market $189,000 Active 61 DOM
-
2026-08-12days on market $189,000 Active 60 DOM
-
2026-08-11days on market $189,000 Active 59 DOM
-
2026-08-10days on market $189,000 Active 58 DOM
-
2026-08-09days on market $189,000 Active 57 DOM
-
2026-08-08days on market $189,000 Active 56 DOM
-
2026-08-06days on market $189,000 Active 54 DOM
-
2026-08-05days on market $189,000 Active 53 DOM
-
2026-08-03days on market $189,000 Active 51 DOM
-
2026-07-31days on market $189,000 Active 48 DOM
-
2026-07-28days on market $189,000 Active 45 DOM
-
2026-07-26days on market $189,000 Active 43 DOM
-
2026-07-24days on market $189,000 Active 41 DOM
-
2026-07-23days on market $189,000 Active 40 DOM
-
2026-07-22days on market $189,000 Active 39 DOM
-
2026-07-21days on market $189,000 Active 38 DOM
-
2026-07-20days on market $189,000 Active 37 DOM
-
2026-07-18days on market $189,000 Active 34 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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 ≥105°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,488
- − Mortgage interest
- −$9,797
- − Property taxes
- −$2,624
- − Insurance
- −$874
- − Repairs & maintenance
- −$2,199
- − Management
- −$2,199
- − HOA
- −$9,108
- − Depreciation
- −$5,088
- Taxable loss
- −$4,401
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,056
- After-tax cash flow
- $-841/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.
Condition & rehab AI · 1 photo
80/100
Cosmetic rehab
Est. rehab $6,095–$18,285 screening
This move-in-ready condo in Tamarac, FL, features a fresh paint job, tile flooring, and a spacious layout with water views. Minor updates to the exterior and landscaping would significantly enhance its curb appeal and value.
Value-add opportunities
- Both Painting exterior and landscaping — Enhances curb appeal and value ↑
- Both New flooring in bathrooms — Improves aesthetics and functionality ↑
- Both New kitchen appliances — Modernizes the space and attracts buyers ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 40/100
Zoned Schools
Elementary
Challenger Elementary School
D-
FL #1,271/2,144
Nat'l #15,897/41,679
Middle
Millennium 6-12 Collegiate Academy
F
FL #264/667
Nat'l #7,501/17,239
High
J. P. Taravella High School
F
FL #415/667
Nat'l #10,416/17,239
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
B
Composite livability gradescore 76/100
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 · 2,207,033 people
- City population
- 105,666
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 51,216
- Household income
- $62,066
- Rent vs Own
- Severe rent burden
- 28% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-06-12 Listed $189,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…