5800 NW 64th Ave #306 · Tamarac, FL 33319

$85,000

1 bd · 1.0 ba · 660 sqft · Condo public records · 132 Days on market

Built 1974 $461/mo HOA · 31% of rent

---

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 +18.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

* * Great Opportunity in Tamarac! * * This charming property 1BD 1Bath is ready for you to make it your dream home. Sold * * AS IS * * , offering you a unique chance to personalize and transform it into the perfect space. Enjoy a * * private balcony * * with a * * beautiful lake view * * , ideal for unwinding after a long day or entertaining friends and family, walking in closet and extra storage closet. With * * open spaces * * , this unit provides a fantastic foundation to customize every corner. Enjoy this resort-style living condo +55 community with an updated clubhouse offers: 4 pools, 2 Tennis courts, Fitness Center, Card Room, Ball Room, Billiards, Library and Movie

Key facts

• 2 tennis courts
• Updated clubhouse
• Fitness center

Tags

• PRIVATE BALCONY
• LAKE VIEW
• UPDATED CLUBHOUSE
• 4 POOLS
• 2 TENNIS COURTS
• FITNESS CENTER

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, structure maintenance, and parking; Association amenities include billiard room, business center, clubhouse, elevators, fitness center, laundry, barbecue, picnic area, pool, storage, and tennis courts; Senior community

Exterior

• Parking: One assigned parking space
• Utilities: Cable available
• Home design: Block construction; Three stories; Third-floor entry; Property is attached
• Construction: Block construction
• Exterior features: Balcony; Glass-enclosed balcony; Porch; Screened porch; Association pool; Lakefront waterfront; Has a view

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Blinds on windows; Accessible elevator installed; Elevator; Eat-in kitchen; Living/dining room; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $73 ($879/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: Rents soft (-1.4%/yr); 821 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 31% 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 $588 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 132 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $28k; list at $85k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1974 — 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: 1.77% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 4.7

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: -16.4%
• Equity multiple: 0.45×
• Total profit: $-13,166
• Equity at exit: $12,674

10-year hold

• IRR: -24.2%
• Equity multiple: 0.11×
• Total profit: $-21,072
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$446
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$35
• HOA: −$461
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $73

Break-even live

Break-even rent $1,410

Max offer price $85,000

Occupancy floor 90%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	20d	1	0.06mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	7d	3	0.07mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	24d	2	0.07mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	7d	1	0.11mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	2d	1	0.12mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	24d	1	0.13mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	24d	1	0.14mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.16mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	24d	4	0.16mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	4d	3	0.16mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	24d	1	0.18mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	1d	1	0.20mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	1d	3	0.25mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	24d	2	0.33mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	16d	2	0.35mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	18d	1	0.35mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,748	$1.89	1d	35	1.01mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,637	$1.53	1d	58	1.03mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	3d	1	1.05mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	7d	1	1.05mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	3d	5	1.06mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	14d	1	1.06mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	14d	2	1.07mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	13d	1	1.09mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	24d	1	1.09mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	4d	3	1.10mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	10d	3	1.10mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	5d	2	1.10mi
5475 N University Dr Lauderhill, FL	3.0	1.0–2.0	794	$2,085	$2.63	2d	35	1.11mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	2d	2	1.12mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,878	$1.68	3d	17	1.30mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	24d	1	1.34mi
7710 NW 50th St #304 Lauderhill, FL	1.0	1.0	630	$1,500	$2.38	24d	1	1.35mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	24d	1	1.35mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	24d	1	1.40mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	24d	1	1.49mi

HOA detail condo

• Monthly dues: $461 · $5,532/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-15
   days on market $85,000 Active 132 DOM
2. 2026-06-13
   days on market $85,000 Active 130 DOM
3. 2026-06-09
   days on market $85,000 Active 126 DOM
4. 2026-06-07
   days on market $85,000 Active 124 DOM
5. 2026-06-04
   days on market $85,000 Active 121 DOM
6. 2026-06-03
   days on market $85,000 Active 120 DOM
7. 2026-06-02
   days on market $85,000 Active 119 DOM
8. 2026-06-01
   days on market $85,000 Active 118 DOM
9. 2026-05-31
   days on market $85,000 Active 117 DOM
10. 2026-02-03
    listed $85,000 Active
11. 2026-01-17
    historical
12. 2026-01-06
    price $85,000
13. 2025-07-24
    listed $89,900 Active
14. 2003-05-21
    soldstatus $27,500
15. 1997-07-22
    soldstatus $30,000
16. 1994-01-03
    soldstatus $20,000
17. 1986-10-23
    soldstatus $30,000

ⓘ 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: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $18,035
• − Mortgage interest: −$4,761
• − Property taxes: −$2,063
• − Insurance: −$425
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$5,532
• − Depreciation: −$2,473
• Taxable loss: −$104
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $904/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

+183.3% since first listed

8 events — show timeline

• 2026-02-03 Listed $85,000 MARMLS
• 2026-01-17 Listing Removed — MARMLS
• 2026-01-06 Price Changed $85,000 MARMLS
• 2025-07-24 Listed $89,900 MARMLS
• 2003-05-21 Sold (Public Records) $27,500 Public Records
• 1997-07-22 Sold (Public Records) $30,000 Public Records
• 1994-01-03 Sold (Public Records) $20,000 Public Records
• 1986-10-23 Sold (Public Records) $30,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $2,063 · +3.4% YoY. Source: county tax records.