6070 NW 64th Ave · Tamarac, FL 33319

$140,000

3 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 23 Days on market

Built 1974

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Exquisitely maintained 2-bedroom/2-bathroom condominium, centrally situated in the secure and tranquil community of Bermuda Club Condominium, enveloped by picturesque lagoons. The bedrooms boast generous dimensions, each equipped with walk-in closets. Additionally, a storage room and a laundry room are conveniently located on the same floor. A new AC unit was installed in 2022, ensuring optimal climate control. The residence features wood laminate and tile floors, no carpeting. Currently, this condominium, meticulously cared for by its owner, is available for sale and is presently leased to a long-standing exemplary tenant for $1,675 per month. The existing lease is valid until February 202

Key facts

• Storage room
• Picturesque lagoons
• Laundry room

Tags

• BERMUDA CLUB CONDOMINIUM
• SECURE COMMUNITY
• PICTURESQUE LAGOONS
• WALK-IN CLOSETS
• STORAGE ROOM
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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.
• 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 $2,603/mo this rent would consume 54% 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 $968 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.86% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.34%
• DSCR: 2.48
• GRM: 4.5

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: 25.1%
• Equity multiple: 2.00×
• Total profit: $39,083
• Equity at exit: $20,874

10-year hold

• IRR: 31.0%
• Equity multiple: 3.40×
• Total profit: $94,019
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,089

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,186	-5% $1,137	+0% $1,089	+5% $1,041	+10% $992
Rent	-10% $883	-5% $986	+0% $1,089	+5% $1,192	+10% $1,295
Rate	-1.0pp $1,159	-0.5pp $1,125	base $1,089	+0.5pp $1,053	+1.0pp $1,016

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	16d	2	0.05mi
8103 SW 24th St Unit B-32 North Lauderdale, FL	2.0	2.0	1530	$2,400	$1.57	25d	1	0.22mi
8140 SW 22nd St North Lauderdale, FL	3.0	2.0	1084	$2,750	$2.54	22d	1	0.27mi
2306 SW 82nd Ter Unit 2306 North Lauderdale, FL	2.0	2.5	1332	$2,300	$1.73	25d	1	0.33mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	25d	1	0.38mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,877	$2.66	0d	28	0.39mi
5718 NW 66th Ave Unit n/a Tamarac, FL	2.0	1.0	1118	$2,700	$2.42	25d	1	0.40mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	25d	1	0.41mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	25d	1	0.42mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	25d	1	0.42mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	25d	1	0.42mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	25d	1	0.42mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	25d	1	0.42mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	25d	1	0.42mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	22d	1	0.42mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	9d	1	0.42mi
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	25d	1	0.49mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	22d	1	0.52mi
5820 NW 56th Pl Unit 5820 Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	5d	1	0.52mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	3d	1	0.52mi
6710 NW 58th Ct Tamarac, FL	2.0	2.0	1287	$2,450	$1.90	25d	1	0.52mi
8502 SW 20th St North Lauderdale, FL	4.0	2.0	1988	$3,125	$1.57	0d	1	0.53mi
6717 NW 59th St Tamarac, FL	3.0	2.0	1587	$3,700	$2.33	22d	1	0.54mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	25d	1	0.58mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	25d	1	0.62mi
8308 N Coral Cir Unit N/a North Lauderdale, FL	3.0	2.5	1755	$3,000	$1.71	25d	1	0.64mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	25d	1	0.64mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	25d	1	0.68mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	25d	1	0.70mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	25d	1	0.72mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	3d	1	0.73mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	25d	1	0.77mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	25d	1	0.78mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	25d	1	0.79mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,873	$2.69	0d	60	0.79mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,413	$2.61	0d	35	0.80mi
7575 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	900	$2,205	$2.45	0d	6	0.82mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	25d	1	0.89mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	25d	1	0.90mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	25d	1	0.92mi

Listing history 13 events

1. 2026-06-21
   days on market $140,000 Active 23 DOM
2. 2026-06-18
   days on market $140,000 Active 20 DOM
3. 2026-06-17
   days on market $140,000 Active 19 DOM
4. 2026-06-16
   days on market $140,000 Active 18 DOM
5. 2026-06-15
   days on market $140,000 Active 17 DOM
6. 2026-06-13
   days on market $140,000 Active 15 DOM
7. 2026-06-09
   days on market $140,000 Active 11 DOM
8. 2026-06-07
   days on market $140,000 Active 9 DOM
9. 2026-06-04
   days on market $140,000 Active 6 DOM
10. 2026-06-03
    days on market $140,000 Active 5 DOM
11. 2026-06-02
    days on market $140,000 Active 4 DOM
12. 2026-06-01
    days on market $140,000 Active 3 DOM
13. 2026-05-31
    days on market $140,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,238
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$4,073
• Taxable income: $11,525
• Est. tax owed @ 24.0%: −$2,766
• After-tax cash flow: $10,302/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

+341.6% since first listed

3 events — show timeline

• 2026-05-30 Listed $140,000 FSBO.com
• 2025-03-31 Sold (Public Records) $340,000 Public Records
• 1974-04-01 Sold (Public Records) $31,700 Public Records

Property tax history

+9.1%/yr

Latest (2025): $8,298 · +4.4% YoY. Source: county tax records.