9070 Lime Bay Blvd #108 · Tamarac, FL 33321

$114,500

2 bd · 2.0 ba · 950 sqft · Condo public records · 223 Days on market

Built 1974 $710/mo HOA · 35% 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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Condominium 1st floor . Spacious 2 bedroom 2 bath split design. Corner unit. 1st Floor easy access. Egress also from the rear patio. Overlooks lake near golf course. Very quiet neighborhood. We would also consider leasing to a well qualified tenant/ Another option we would consider is closing off 1bedroom & bath and renting this as a 1/1

Key facts

• $710 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association amenities include pool; Association fee covers amenities, cable TV, hot water, insurance, internet, laundry, structural maintenance, parking, pools, reserve fund, roof, sewer, security, and water; Senior community

Exterior

• Parking: Assigned parking
• Security: Closed-circuit cameras; Phone entry; Security guard; Fire sprinkler system
• Utilities: Has cooling; Has heating
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Storm/security shutters; Heated pool; Lagoon waterfront; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s); Zoned cooling
• Interior features: Elevator; First-floor entry; Split bedroom layout; Bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 594 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% 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 $792 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 223 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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: 1.79% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• 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: -11.8%
• Equity multiple: 0.59×
• Total profit: $-13,010
• Equity at exit: $17,072

10-year hold

• IRR: -12.8%
• Equity multiple: 0.42×
• Total profit: $-18,443
• Equity at exit: $9,900

Cash invested: $32,060 (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: 594
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$600
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$48
• HOA: −$710
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $174

Break-even live

Break-even rent $1,824

Max offer price $114,500

Occupancy floor 86%

Sensitivity live

Price	-10% $239	-5% $207	+0% $174	+5% $142	+10% $110
Rent	-10% $13	-5% $94	+0% $174	+5% $255	+10% $336
Rate	-1.0pp $232	-0.5pp $204	base $174	+0.5pp $145	+1.0pp $115

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	12d	1	0.09mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	0d	12	0.32mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	26d	1	0.33mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	26d	2	0.33mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	26d	1	0.37mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	26d	1	0.38mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	16d	1	0.38mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	26d	1	0.40mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	26d	1	0.42mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	9d	1	0.43mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	18d	1	0.46mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	16d	1	0.48mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	23d	1	0.50mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$1,950	$2.38	0d	1	0.50mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	9d	1	0.54mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	20d	1	0.55mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$2,446	$2.82	0d	16	0.55mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	26d	1	0.55mi
8301 Sands Point Blvd Tamarac, FL	1.0–2.0	1.5–2.0	937	$1,800	$1.92	0d	2	0.57mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	23d	1	0.60mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	9d	1	0.67mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	26d	1	0.67mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	23d	1	0.69mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	4d	1	0.72mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	16d	1	0.72mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	0d	1	0.72mi
5819 Hampton Hills Blvd Tamarac, FL	2.0	2.0	1077	$2,450	$2.27	21d	1	0.73mi
7640 Westwood Dr #411 Tamarac, FL	2.0	2.0	958	$1,850	$1.93	0d	1	0.73mi
9064 Plymouth Pl #9064 Tamarac, FL	2.0	2.0	1036	$2,550	$2.46	22d	1	0.74mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	19d	2	0.76mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	17d	1	0.77mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	0d	1	0.78mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	9d	1	0.78mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	16d	1	0.78mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	26d	2	0.79mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	26d	1	0.80mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	18d	1	0.81mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	26d	1	0.82mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	22d	1	0.82mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.85mi

HOA detail condo

• Monthly dues: $710 · $8,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $114,500 Active 223 DOM
2. 2026-06-18
   days on market $114,500 Active 220 DOM
3. 2026-06-17
   days on market $114,500 Active 219 DOM
4. 2026-06-16
   days on market $114,500 Active 218 DOM
5. 2026-06-15
   days on market $114,500 Active 217 DOM
6. 2026-06-13
   days on market $114,500 Active 215 DOM
7. 2026-06-09
   days on market $114,500 Active 211 DOM
8. 2026-06-07
   days on market $114,500 Active 209 DOM
9. 2026-06-04
   days on market $114,500 Active 206 DOM
10. 2026-06-03
    days on market $114,500 Active 205 DOM
11. 2026-06-02
    days on market $114,500 Active 204 DOM
12. 2026-06-01
    days on market $114,500 Active 203 DOM
13. 2026-05-31
    days on market $114,500 Active 202 DOM
14. 2025-11-10
    listed $114,500 Active
15. 2022-04-26
    soldstatus $129,000
16. 1998-05-29
    soldstatus $32,000
17. 1980-12-01
    soldstatus $56,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $998 · $83/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 9/10 Extreme 6 d/yr ≥106°F today · 22 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: $24,543
• − Mortgage interest: −$6,414
• − Property taxes: −$998
• − Insurance: −$572
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$8,520
• − Depreciation: −$3,331
• Taxable income: $781
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $1,905/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

+104.5% since first listed

4 events — show timeline

• 2025-11-10 Listed $114,500 MARMLS
• 2022-04-26 Sold (Public Records) $129,000 Public Records
• 1998-05-29 Sold (Public Records) $32,000 Public Records
• 1980-12-01 Sold (Public Records) $56,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $998 · +6.3% YoY. Source: county tax records.