4980 E Sabal Palm Blvd #132 · Tamarac, FL 33319

$125,000

1 bd · 2.0 ba · 680 sqft · Condo public records · 127 Days on market

Built 1975 $360/mo HOA · 22% 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 +20.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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 MLS

You Will LOVE the Brand New Kitchen, Master Bath & Powder Room! Freshly Painted, Immaculate Condo in SECURE Building. Well Maintained, SABAL PALM Village is a 55+ Community w/ Clubhouse, Heated Pool, Exercise Room & Tennis Court. 1st Floor unit features F lorida Room, Master BR Suite w/ Walk-in-Closet & Private Bath. Kitchen has all New Appliances & Pantry Closet. Low Maintenance Fee of $228 includes Cable, Water & Sewer, Insurance, & facilities. Perfect as a Full Time Florida Residence or Winter Retreat!

Key facts

• Private garden
• New kitchen
• Fitness room

Tags

• PRIVATE GARDEN
• NEW KITCHEN
• SEPARATE STORAGE UNIT
• CLUBHOUSE WITH LIBRARY
• FITNESS ROOM
• HEATED POOL

Property features AI

Finance

• Financial info: Pets allowed (no pet restrictions)
• HOA & community: Monthly association fee; Association amenities include basketball court, clubhouse, laundry, library, pool, and elevators; Association fee covers amenities, cable TV, insurance, structure maintenance, parking, pools, recreation facilities, roof, sewer, trash, and water

Exterior

• Parking: One assigned parking space
• Security: Phone entry
• Utilities: Has heating and cooling
• Home design: Attached property; 4-story building; Entry level: 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/patio; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 36 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 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 $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 127 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $36k; list at $125k implies a 247% gain — meaningful room to come down on a strong offer.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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: 1.30% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 6.4

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-14,349
• Equity at exit: $18,638

10-year hold

• IRR: -9.3%
• Equity multiple: 0.52×
• Total profit: $-16,691
• 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 33319

• Rents YoY: -1.4%
• Active inventory: 827
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$656
• Tax from tax record: −$56 /mo · $666/yr
• Insurance: −$52
• HOA: −$360
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $165

Break-even live

Break-even rent $1,422

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $236	-5% $200	+0% $165	+5% $129	+10% $94
Rent	-10% $36	-5% $100	+0% $165	+5% $229	+10% $294
Rate	-1.0pp $228	-0.5pp $197	base $165	+0.5pp $132	+1.0pp $100

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 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	5d	3	0.10mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	11d	3	0.10mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	25d	1	0.14mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	15d	1	0.14mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	9d	1	0.15mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	5d	1	0.15mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	4d	2	0.16mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	16d	2	0.18mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	16d	1	0.25mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	6d	2	0.27mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	25d	1	0.75mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	18d	1	0.75mi
4016 Lakeside Dr Unit 4016 Tamarac, FL	2.0	1.0	720	$1,800	$2.50	12d	1	0.75mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	2d	1	0.75mi
6858 Broadmoor North Lauderdale, FL	1.0	1.0	600	$1,050	$1.75	0d	1	0.80mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	25d	2	0.99mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	3d	1	1.02mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,723	$1.61	0d	60	1.02mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	25d	1	1.02mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	25d	1	1.06mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	25d	1	1.06mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	4d	1	1.06mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	25d	1	1.08mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	9d	3	1.11mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	25d	2	1.11mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	25d	4	1.12mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	5d	3	1.12mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	3d	3	1.13mi
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	22d	1	1.14mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	9d	1	1.16mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$1,740	$1.93	0d	6	1.23mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	20d	1	1.32mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	18d	2	1.32mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$1,750	$1.96	20d	3	1.34mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,722	$1.86	0d	35	1.41mi
5501 SW 11th St Margate, FL	1.0–2.0	1.0	719	$1,550	$2.16	22d	4	1.44mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 127 DOM
2. 2026-06-18
   days on market $125,000 Active 124 DOM
3. 2026-06-17
   days on market $125,000 Active 123 DOM
4. 2026-06-16
   days on market $125,000 Active 122 DOM
5. 2026-06-15
   days on market $125,000 Active 121 DOM
6. 2026-06-13
   days on market $125,000 Active 119 DOM
7. 2026-06-09
   days on market $125,000 Active 115 DOM
8. 2026-06-07
   days on market $125,000 Active 113 DOM
9. 2026-06-04
   days on market $125,000 Active 110 DOM
10. 2026-06-03
    days on market $125,000 Active 109 DOM
11. 2026-06-02
    days on market $125,000 Active 108 DOM
12. 2026-06-01
    days on market $125,000 Active 107 DOM
13. 2026-05-31
    days on market $125,000 Active 106 DOM
14. 2026-02-14
    listed $125,000 Active
15. 2015-02-06
    soldstatus $36,000 Sold 545-char remark

    Show marketing remark (545 chars)

    You Will LOVE the Brand New Kitchen, Master Bath & Powder Room! Freshly Painted, Immaculate Condo in SECURE Building. Well Maintained, SABAL PALM Village is a 55+ Community w/ Clubhouse, Heated Pool, Exercise Room & Tennis Court. 1st Floor unit features F lorida Room, Master BR Suite w/ Walk-in-Closet & Private Bath. Kitchen has all New Appliances & Pantry Closet. Low Maintenance Fee of $228 includes Cable, Water & Sewer, Insurance, & facilities. Perfect as a Full Time Florida Residence or Winter Retreat!

16. 2015-02-06
    soldstatus $36,000

    Show marketing remark (545 chars)

    You Will LOVE the Brand New Kitchen, Master Bath & Powder Room! Freshly Painted, Immaculate Condo in SECURE Building. Well Maintained, SABAL PALM Village is a 55+ Community w/ Clubhouse, Heated Pool, Exercise Room & Tennis Court. 1st Floor unit features F lorida Room, Master BR Suite w/ Walk-in-Closet & Private Bath. Kitchen has all New Appliances & Pantry Closet. Low Maintenance Fee of $228 includes Cable, Water & Sewer, Insurance, & facilities. Perfect as a Full Time Florida Residence or Winter Retreat!

17. 2015-01-26
    status Pending 545-char remark

    Show marketing remark (545 chars)

    You Will LOVE the Brand New Kitchen, Master Bath & Powder Room! Freshly Painted, Immaculate Condo in SECURE Building. Well Maintained, SABAL PALM Village is a 55+ Community w/ Clubhouse, Heated Pool, Exercise Room & Tennis Court. 1st Floor unit features F lorida Room, Master BR Suite w/ Walk-in-Closet & Private Bath. Kitchen has all New Appliances & Pantry Closet. Low Maintenance Fee of $228 includes Cable, Water & Sewer, Insurance, & facilities. Perfect as a Full Time Florida Residence or Winter Retreat!

18. 2014-12-04
    price $38,000 545-char remark

    Show marketing remark (545 chars)

    You Will LOVE the Brand New Kitchen, Master Bath & Powder Room! Freshly Painted, Immaculate Condo in SECURE Building. Well Maintained, SABAL PALM Village is a 55+ Community w/ Clubhouse, Heated Pool, Exercise Room & Tennis Court. 1st Floor unit features F lorida Room, Master BR Suite w/ Walk-in-Closet & Private Bath. Kitchen has all New Appliances & Pantry Closet. Low Maintenance Fee of $228 includes Cable, Water & Sewer, Insurance, & facilities. Perfect as a Full Time Florida Residence or Winter Retreat!

19. 2014-11-13
    listed $39,000 Active 545-char remark

    Show marketing remark (545 chars)

    You Will LOVE the Brand New Kitchen, Master Bath & Powder Room! Freshly Painted, Immaculate Condo in SECURE Building. Well Maintained, SABAL PALM Village is a 55+ Community w/ Clubhouse, Heated Pool, Exercise Room & Tennis Court. 1st Floor unit features F lorida Room, Master BR Suite w/ Walk-in-Closet & Private Bath. Kitchen has all New Appliances & Pantry Closet. Low Maintenance Fee of $228 includes Cable, Water & Sewer, Insurance, & facilities. Perfect as a Full Time Florida Residence or Winter Retreat!

20. 1977-03-01
    soldstatus $17,800

ⓘ 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: $666 · $56/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$371/yr (+$31/mo · 55.7%)

ⓘ 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 9/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,565
• − Mortgage interest: −$7,002
• − Property taxes: −$666
• − Insurance: −$625
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$4,320
• − Depreciation: −$3,636
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $1,934/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

+602.2% since first listed

7 events — show timeline

• 2026-02-14 Listed $125,000 MARMLS
• 2015-02-06 Sold (MLS) $36,000 MARMLS
• 2015-02-06 Sold (Public Records) $36,000 Public Records
• 2015-01-26 Pending — MARMLS
• 2014-12-04 Price Changed $38,000 MARMLS
• 2014-11-13 Listed $39,000 MARMLS
• 1977-03-01 Sold (Public Records) $17,800 Public Records

Property tax history

+0.0%/yr

Latest (2025): $666 · +6.9% YoY. Source: county tax records.