7 Ann Lee Ln · Tamarac, FL 33319

$285,000

3 bd · 3.0 ba · 1,865 sqft · Condo public records · 88 Days on market

Built 1974 $485/mo HOA · 17% of rent

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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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• 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

LIGHT AND BRIGHT SPACIOUS FOUR BEDROOM CORNER TOWNHOME FEATURING SPLIT FLOOR PLAN WITH GOOD SIZED UPSTAIRS AND DOWNSTAIRS BEDROOMS AND BATHROOMS, INCLUDING AN ENSUITE PRIMARY BEDROOM AND BATHROOM WITH PRIVATE BALCONY OVERLOOKING A PEACEFUL GARDEN. LARGE LIVING AREA INCLUDES A WELL APPOINTED KITCHEN WITH PANTRY, DINING ROOM, AND ADDITIONAL FUNCTIONAL LIVING SPACE. CONVENIENT IN UNIT WASHER/DRYER, ADDITIONAL STORAGE SPACE, AND BACK PATIO ALLOW FOR EASY EVERY DAY LIVING. COMMUNITY FEATURES POOL, BASKETBALL AND TENNIS COURTS, PLAYGROUND, AND PICNIC AREA WHILE ASSOCIATION COVERS ROOF, BUILDING INSURANCE, LAWN/LANDSCAPING, INTERNET, CABLE, AND COMMON AREAS. GREAT LOCATION NEAR HIGHWAYS, RESTAURA

Key facts

• Private balcony
• Split floor plan
• In unit washer dryer

Tags

• SPLIT FLOOR PLAN
• ENSUITE PRIMARY BEDROOM
• PRIVATE BALCONY
• WELL APPOINTED KITCHEN
• IN UNIT WASHER DRYER
• BACK PATIO

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly HOA fee of $485; Community amenities include pool, basketball court, and picnic area; HOA covers cable TV, insurance, grounds and structure maintenance, trash, common areas, legal/accounting, reserve funds, roof repairs and pool service

Exterior

• Parking: Assigned parking; Guest parking; Two parking spaces total
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer connected; Water connected
• Home design: Townhouse; Two stories; Updated/remodeled; Faces south; Not waterfront
• Construction: Stucco and CBS construction; Mansard/Spanish tile roof; Slab foundation; Built/recorded living area 1,865
• Exterior features: Open patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Trash compactor; Freezer; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Closet cabinetry; Satellite dish
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $65 ($775/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Pinewood Elementary School (math 59% / reading 53%, grade C+, #832 of 2,144 statewide, top 40%, 666 students, 76% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 26d 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 $2,881/mo this rent would consume 59% 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 $2k of loan paydown is wiped out by about $9k 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 88 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $223k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.01% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.2

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-50,320
• Equity at exit: $42,494

10-year hold

• IRR: -19.6%
• Equity multiple: 0.12×
• Total profit: $-70,372
• Equity at exit: $24,642

Cash invested: $79,800 (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: 827
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,881 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$119
• HOA: −$485
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $65

Break-even live

Break-even rent $2,799

Max offer price $285,000

Occupancy floor 93%

Sensitivity live

Price	-10% $226	-5% $145	+0% $65	+5% $-16	+10% $-97
Rent	-10% $-163	-5% $-49	+0% $65	+5% $178	+10% $292
Rate	-1.0pp $208	-0.5pp $137	base $65	+0.5pp $-9	+1.0pp $-84

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	26d	1	0.14mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	26d	1	0.19mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	26d	1	0.24mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	26d	1	0.33mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	26d	1	0.37mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,877	$2.66	0d	28	0.37mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	3d	1	0.37mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	26d	1	0.37mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	22d	1	0.38mi
5820 NW 56th Pl Unit 5820 Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	5d	1	0.38mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	3d	1	0.38mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	26d	1	0.53mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	26d	1	0.53mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	26d	1	0.53mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	26d	1	0.53mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	22d	1	0.53mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	26d	1	0.56mi
8103 SW 24th St Unit B-32 North Lauderdale, FL	2.0	2.0	1530	$2,400	$1.57	26d	1	0.60mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	26d	1	0.66mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,873	$2.69	0d	60	0.67mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	9d	1	0.68mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	26d	1	0.70mi
2306 SW 82nd Ter Unit 2306 North Lauderdale, FL	2.0	2.5	1332	$2,300	$1.73	26d	1	0.70mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	26d	1	0.75mi
6870 SW 18th Ct #6870 Pompano Beach, FL	4.0	2.0	1346	$3,700	$2.75	26d	1	0.77mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	6d	1	0.86mi
6710 NW 58th Ct Tamarac, FL	2.0	2.0	1287	$2,450	$1.90	26d	1	0.88mi
5113 NW 52nd St Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	19d	1	0.89mi
5113 NW 52nd St Unit 5113 Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	17d	1	0.89mi
5113 NW 52nd St Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	9d	1	0.89mi
4851 NW 57th Ct Tamarac, FL	4.0	2.5	1918	$4,300	$2.24	26d	1	0.89mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	26d	1	0.89mi
8502 SW 20th St North Lauderdale, FL	4.0	2.0	1988	$3,125	$1.57	0d	1	0.89mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	26d	1	0.90mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	26d	1	0.90mi
6717 NW 59th St Tamarac, FL	3.0	2.0	1587	$3,700	$2.33	22d	1	0.91mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	26d	1	0.91mi
8308 N Coral Cir Unit N/a North Lauderdale, FL	3.0	2.5	1755	$3,000	$1.71	26d	1	0.94mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	26d	1	0.97mi
1349 Sussex Dr #1349 North Lauderdale, FL	2.0	2.5	1350	$2,250	$1.67	0d	1	1.00mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Likely covers: internetcablelandscapinginsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $285,000 Active 88 DOM
2. 2026-06-18
   days on market $285,000 Active 85 DOM
3. 2026-06-17
   days on market $285,000 Active 84 DOM
4. 2026-06-16
   days on market $285,000 Active 83 DOM
5. 2026-06-15
   days on market $285,000 Active 82 DOM
6. 2026-06-13
   days on market $285,000 Active 80 DOM
7. 2026-06-09
   days on market $285,000 Active 76 DOM
8. 2026-06-08
   days on market $285,000 Active 75 DOM
9. 2026-06-07
   days on market $285,000 Active 74 DOM
10. 2026-06-04
    days on market $285,000 Active 71 DOM
11. 2026-06-03
    days on market $285,000 Active 70 DOM
12. 2026-06-02
    days on market $285,000 Active 69 DOM
13. 2026-06-01
    days on market $285,000 Active 68 DOM
14. 2026-05-31
    days on market $285,000 Active 67 DOM
15. 2026-05-23
    price $285,000
16. 2026-03-25
    listed $295,000 Active
17. 2006-04-10
    soldstatus $223,000
18. 2006-04-10
    soldstatus $223,000
19. 1993-07-20
    soldstatus $55,000
20. 1990-01-02
    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: $1,358 · $113/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,007/yr (+$84/mo · 74.1%)

ⓘ 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 · 28 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: $34,574
• − Mortgage interest: −$15,964
• − Property taxes: −$1,358
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,766
• − Management: −$2,766
• − HOA: −$5,820
• − Depreciation: −$8,291
• Taxable loss: −$3,817
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $1,691/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

+408.9% since first listed

6 events — show timeline

• 2026-05-23 Price Changed $285,000 Beaches MLS
• 2026-03-25 Listed $295,000 Beaches MLS
• 2006-04-10 Sold (Public Records) $223,000 Public Records
• 2006-04-10 Sold (Public Records) $223,000 Public Records
• 1993-07-20 Sold (Public Records) $55,000 Public Records
• 1990-01-02 Sold (Public Records) $56,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,358 · +4.7% YoY. Source: county tax records.