4980 E Sabal Palm Blvd #330 · Tamarac, FL 33319

$144,903

2 bd · 2.0 ba · 940 sqft · Condo public records · 66 Days on market

Built 1974 $454/mo HOA · 23% 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 +19.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

NICE AND SPACIOUS TWO BEDROOM & TWP BATHROOM UNIT AVAILABLE FOR SALE IN SABAL PALM VILLAGE IN TAMARAC!! THIS IS A VERY NICE AND QUIET 55+ COMMUNITY WITH NICE AMENITIES LIKE POOL, TENNIS COURT, GYM, CLUB-HOUSE, LIBRARY AND MORE. ASSOCIATION REQUIRES 675 MINIMUM CREDIT SCORE AND A 20% DOWN PAYMENT TO PURCHASE. SELLER IS MOTIVATED!!

Key facts

• Club-house
• Tennis court
• Pool

Tags

• POOL
• TENNIS COURT
• GYM
• CLUB-HOUSE
• LIBRARY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes laundry, grounds maintenance, parking, pest control, pool(s), recreation facilities, roof, sewer, trash, and water; Community amenities include billiard room, clubhouse, fitness center, laundry, barbecue, picnic area, shuffleboard court, tennis courts, and elevators; Senior community

Exterior

• Parking: 1 covered garage space; One parking space
• Security: Intercom
• Home design: Attached property; 3 stories; Entry on 3rd floor
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Third-floor entry; Tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

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 $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents soft (-1.4%/yr); 821 active listings in the ZIP; 40 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 40% 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 $1k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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 $113k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $136,208 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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. 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: 1.34% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 6.2

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-17,798
• Equity at exit: $21,606

10-year hold

• IRR: -11.0%
• Equity multiple: 0.45×
• Total profit: $-22,128
• Equity at exit: $12,529

Cash invested: $40,573 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$760
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$60
• HOA: −$454
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $174

Break-even live

Break-even rent $1,717

Max offer price $144,903

Occupancy floor 86%

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: $36,226
• Closing costs: $4,347
• 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	21d	1	0.10mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	10d	3	0.10mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	4d	3	0.10mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	24d	1	0.13mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	24d	1	0.14mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	14d	1	0.14mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	4d	1	0.15mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	24d	1	0.15mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	8d	1	0.15mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	3d	2	0.16mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	15d	2	0.18mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	15d	1	0.25mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	24d	1	0.26mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	5d	2	0.27mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	22d	1	0.27mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	8d	1	0.27mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	15d	1	0.38mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	24d	1	0.39mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	24d	1	0.43mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	24d	1	0.45mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	12d	1	0.53mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	24d	1	0.69mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	14d	1	0.70mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	15d	1	0.72mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	24d	1	0.75mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	17d	1	0.75mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	1d	1	0.75mi
4016 Lakeside Dr Unit 4016 Tamarac, FL	2.0	1.0	720	$1,800	$2.50	11d	1	0.75mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	3d	1	0.75mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	22d	1	0.75mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	24d	1	0.75mi
4419 Treehouse Ln Unit 22G 22G Tamarac, FL	2.0	2.0	1081	$1,949	$1.80	8d	1	0.76mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	4d	1	0.76mi
4423 Treehouse Ln Unit 21c Tamarac, FL	2.0	1.0	1013	$1,799	$1.78	22d	1	0.77mi
4423 Treehouse Ln Unit 21G Tamarac, FL	2.0	1.0	1013	$1,799	$1.78	3d	1	0.77mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	24d	1	0.78mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	24d	1	0.84mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	3d	30	0.87mi
1700 S State Road 7 North Lauderdale, FL	1.0–3.0	1.0–2.0	1118	$2,669	$2.39	2d	14	0.98mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	24d	1	0.98mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $144,903 Active 66 DOM
2. 2026-06-17
   days on market $144,903 Active 65 DOM
3. 2026-06-16
   days on market $144,903 Active 64 DOM
4. 2026-06-15
   days on market $144,903 Active 63 DOM
5. 2026-06-13
   days on market $144,903 Active 61 DOM
6. 2026-06-09
   days on market $144,903 Active 57 DOM
7. 2026-06-08
   pricedays on market $144,903 Active 56 DOM
8. 2026-06-07
   days on market $144,900 Active 55 DOM
9. 2026-06-04
   days on market $144,900 Active 52 DOM
10. 2026-06-03
    days on market $144,900 Active 51 DOM
11. 2026-06-02
    days on market $144,900 Active 50 DOM
12. 2026-06-01
    days on market $144,900 Active 49 DOM
13. 2026-05-31
    days on market $144,900 Active 48 DOM
14. 2026-05-18
    price $144,990
15. 2026-05-03
    price $144,995
16. 2026-04-13
    listed $145,000 Active
17. 2024-08-21
    historical
18. 2024-05-16
    listed $159,000 Active
19. 2024-05-09
    historical
20. 2024-02-19
    price $165,000
21. 2023-11-09
    listed $145,000 Active
22. 2023-02-01
    historical
23. 2023-01-05
    price $155,000
24. 2022-10-31
    listed $160,000 Active
25. 2022-08-10
    soldstatus $113,000
26. 2022-08-09
    soldstatus $113,000 Closed
27. 2022-07-08
    status Pending
28. 2022-07-01
    listed $99,900 Active
29. 2022-06-30
    historical $99,900
30. 2000-03-24
    soldstatus $35,000
31. 1978-12-01
    soldstatus $33,500

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$220/yr (+$18/mo · 22.4%)

ⓘ 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 9/10 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: $23,250
• − Mortgage interest: −$8,117
• − Property taxes: −$983
• − Insurance: −$725
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$5,448
• − Depreciation: −$4,215
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,084/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

+332.8% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $144,990 MARMLS
• 2026-05-03 Price Changed $144,995 MARMLS
• 2026-04-13 Listed $145,000 MARMLS
• 2024-08-21 Listing Removed — MARMLS
• 2024-05-16 Listed $159,000 MARMLS
• 2024-05-09 Listing Removed — MARMLS
• 2024-02-19 Price Changed $165,000 MARMLS
• 2023-11-09 Listed $145,000 MARMLS
• 2023-02-01 Listing Removed — MARMLS
• 2023-01-05 Price Changed $155,000 MARMLS
• 2022-10-31 Listed $160,000 MARMLS
• 2022-08-10 Sold (Public Records) $113,000 Public Records
• 2022-08-09 Sold (MLS) $113,000 Beaches MLS
• 2022-07-08 Pending — Beaches MLS
• 2022-07-01 Listed $99,900 Beaches MLS
• 2022-06-30 Coming Soon $99,900 Beaches MLS
• 2000-03-24 Sold (Public Records) $35,000 Public Records
• 1978-12-01 Sold (Public Records) $33,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $983 · +5.0% YoY. Source: county tax records.