4955 E Sabal Palm Blvd #305 · Tamarac, FL 33319

$169,000

2 bd · 2.0 ba · 1,365 sqft · Condo public records · 92 Days on market

Built 1985 $705/mo HOA · 30% of rent

---

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).

• Cash flow +10.7/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Large 2/2 waterfront condo in a quiet, friendly community, with loads of upgrades including impact windows and patio door, remodeled bathrooms, new kitchen cabinets and countertops, new water heater, high-efficiency AC, updated flooring, and modern lighting. This fully furnished home features an extended living room, nice sized bedrooms both with walk-in closets, and your own laundry and storage room with a full-size washer and dryer, totaling 1,350 square feet under air! The community has already completed its 40-year condo recertification with no pending assessments. The lively clubhouse offers a pool, tennis, pickleball, gym, pool tables, a game room, library, and sauna. * * * ASK ABOU

Key facts

• Waterfront condo
• New kitchen cabinets
• Updated flooring

Tags

• WATERFRONT CONDO
• IMPACT WINDOWS
• REMODELED BATHROOMS
• NEW KITCHEN CABINETS
• HIGH-EFFICIENCY AC
• UPDATED FLOORING

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, insurance, internet, grounds maintenance, structure maintenance, parking, recreation facilities, reserve fund, roof, sewer, security, trash and water; Community amenities include clubhouse, fitness center, billiard room, barbecue and picnic areas, pickleball, shuffleboard, sauna, tennis courts, trails, pool, elevators and trash service; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Security guard
• Utilities: Municipal water; Sewer included in association; Electric service
• Home design: Condominium / attached property; 3 stories; Entry on level 3; Updated / remodeled
• Construction: Block construction; Resale property
• Exterior features: Tennis courts; Association pool; Lakefront location; Has view; Exterior lighting

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Blinds and impact glass windows; Furnished; Breakfast bar; Dual sinks; Eat-in kitchen; Combined living/dining area; Walk-in closet(s)
• Laundry & utility: Washer and dryer; Laundry room; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-82 ($-979/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (8.5% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,332/mo this rent would consume 48% of the median local household income ($58k/yr) (locally 2809% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 92 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 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 $35k; list at $169k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $153,790 (9.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 6.0

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: -25.3%
• Equity multiple: 0.18×
• Total profit: $-38,916
• Equity at exit: $25,198

10-year hold

• IRR: -52.7%
• Equity multiple: -0.37×
• Total profit: $-64,958
• Equity at exit: $14,612

Cash invested: $47,320 (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: 827
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$886
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$70
• HOA: −$705
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-82

Break-even live

Break-even rent $2,435

Max offer price $154,583

Occupancy floor 98%

Sensitivity live

Price	-10% $14	-5% $-34	+0% $-82	+5% $-129	+10% $-177
Rent	-10% $-266	-5% $-174	+0% $-82	+5% $10	+10% $103
Rate	-1.0pp $3	-0.5pp $-39	base $-82	+0.5pp $-125	+1.0pp $-170

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	23d	1	0.12mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	26d	1	0.28mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	10d	1	0.33mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	26d	1	0.33mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	26d	1	0.34mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	26d	1	0.36mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	26d	1	0.41mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	7d	2	0.42mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	26d	1	0.43mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	4d	1	0.43mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	26d	1	0.47mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	14d	1	0.48mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	7d	1	0.49mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	17d	1	0.51mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	26d	1	0.52mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	26d	1	0.53mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	26d	1	0.55mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	26d	1	0.55mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	16d	1	0.56mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	26d	1	0.57mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	26d	1	0.57mi
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	26d	1	0.63mi
1937 SW 60th Ter #1937 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	26d	1	0.64mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	26d	1	0.65mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,450	$1.49	1d	1	0.66mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	26d	1	0.66mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	15d	1	0.66mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	26d	1	0.67mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	6d	1	0.68mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	26d	1	0.68mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	26d	1	0.69mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	22d	1	0.74mi
1984 SW 60th Ave Unit 1984 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	26d	1	0.74mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	26d	1	0.74mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	19d	1	0.75mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	6d	1	0.76mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	19d	1	0.76mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	19d	1	0.76mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	26d	1	0.77mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	26d	1	0.78mi

HOA detail condo

• Monthly dues: $705 · $8,460/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-13
   days on market $169,000 Active 92 DOM
2. 2026-06-09
   days on market $169,000 Active 88 DOM
3. 2026-06-08
   days on market $169,000 Active 87 DOM
4. 2026-06-07
   days on market $169,000 Active 86 DOM
5. 2026-06-04
   days on market $169,000 Active 83 DOM
6. 2026-06-03
   days on market $169,000 Active 82 DOM
7. 2026-06-02
   days on market $169,000 Active 81 DOM
8. 2026-06-01
   days on market $169,000 Active 80 DOM
9. 2026-05-31
   days on market $169,000 Active 79 DOM
10. 2026-03-13
    listed $169,000 Active
11. 2026-03-11
    historical
12. 2026-01-29
    price $169,000
13. 2025-09-11
    listed $175,000 Active
14. 2025-07-31
    historical
15. 2025-04-08
    price $179,000
16. 2025-03-01
    price $184,900
17. 2025-02-02
    listed $195,000 Active
18. 2012-05-01
    soldstatus $35,000
19. 1984-12-01
    soldstatus $67,400

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,979
• − Mortgage interest: −$9,467
• − Property taxes: −$3,142
• − Insurance: −$845
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$8,460
• − Depreciation: −$4,916
• Taxable loss: −$3,328
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $-181/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
• 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

+150.7% since first listed

10 events — show timeline

• 2026-03-13 Listed $169,000 MARMLS
• 2026-03-11 Listing Removed — MARMLS
• 2026-01-29 Price Changed $169,000 MARMLS
• 2025-09-11 Listed $175,000 MARMLS
• 2025-07-31 Listing Removed — MARMLS
• 2025-04-08 Price Changed $179,000 MARMLS
• 2025-03-01 Price Changed $184,900 MARMLS
• 2025-02-02 Listed $195,000 MARMLS
• 2012-05-01 Sold (MLS) $35,000 MARMLS
• 1984-12-01 Sold (Public Records) $67,400 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,142 · +5.1% YoY. Source: county tax records.