6803 NW 75th Ct · Tamarac, FL 33321

$170,000

2 bd · 2.0 ba · 1,082 sqft · SingleFamily public records · 6 Days on market

Built 1971 4,250 sqft lot

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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 +22.1/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Unapproved short sale –Cash or hard money only. Property requires updating and general improvements throughout. Interior finishes are dated. Kitchen cabinets and countertops show wear and would benefit from replacement or refurbishment. Bathroom is original and in need of updating. Tile flooring is worn and some areas may require repair. Signs of deferred maintenance present. Enclosed patio area requires clean-out and repairs. Cosmetic improvements needed throughout. Possible unpermitted modifications may be present. Buyer to assume all liens, violations, and lender-required repairs. DO NOT DISTURB OWNERS. NO CALLS. Email ONLY for all inquiries. Calls will NOT be answered.

Key facts

• 4,250 sq ft lot
• Parking
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.2% 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 (-1.9%/yr); 588 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• 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 $170,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $384,110
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8002 SW 7th Ct	0.63mi	2/2.0	1,054 (-3%)	3mo	$280,850	$266	64
719 SW 79th Ave	0.69mi	3/2.0 (+1)	1,170 (+8%)	3mo	$449,500	$384	47
8220 SW 11th St	0.24mi	3/1.5 (+1)	1,197 (+11%)	22mo	$425,000	$355	46
8100 SW 12th St	0.36mi	3/2.0 (+1)	1,198 (+11%)	19mo	$390,000	$326	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-16,582
• Equity at exit: $25,348

10-year hold

• IRR: -6.7%
• Equity multiple: 0.65×
• Total profit: $-16,876
• Equity at exit: $14,698

Cash invested: $47,600 (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: 588
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$891
• Tax from tax record: −$570 /mo · $6,841/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $273

Break-even live

Break-even rent $1,940

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $370	-5% $321	+0% $273	+5% $225	+10% $177
Rent	-10% $93	-5% $183	+0% $273	+5% $364	+10% $454
Rate	-1.0pp $359	-0.5pp $317	base $273	+0.5pp $229	+1.0pp $184

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6805 NW 75th Dr Fort Lauderdale, FL	2.0	1.0	1204	$2,200	$1.83	24d	1	0.07mi
7613 NW 68th Ter Tamarac, FL	2.0	1.0	1224	$2,500	$2.04	8d	1	0.18mi
7105 NW 70th Ct Tamarac, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.29mi
6808 NW 70th St Tamarac, FL	2.0	1.0	984	$2,100	$2.13	24d	1	0.30mi
7211 NW 76th St Tamarac, FL	3.0	1.5	1312	$2,900	$2.21	22d	1	0.30mi
7656 NW 73rd Ter Tamarac, FL	2.0	2.0	1192	$2,350	$1.97	24d	1	0.40mi
8030 Hampton Blvd #414 North Lauderdale, FL	2.0	2.0	1350	$1,950	$1.44	24d	1	0.45mi
8040 Hampton Blvd #508 North Lauderdale, FL	2.0	2.0	1350	$2,300	$1.70	24d	1	0.45mi
931 SW 80th Ave Unit A North Lauderdale, FL	3.0	2.0	1000	$2,795	$2.79	24d	1	0.53mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	24d	1	0.53mi
6527 NW 70th Ave Unit 082 Tamarac, FL	2.0	1.0	865	$2,050	$2.37	24d	1	0.57mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	15d	1	0.58mi
726 SW 81st Ter Unit 14A North Lauderdale, FL	3.0	2.0	990	$2,350	$2.37	24d	1	0.58mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$2,364	$2.56	2d	35	0.58mi
8210 SW 7th St North Lauderdale, FL	3.0	2.0	1247	$2,950	$2.37	24d	1	0.59mi
7107 NW 66th St Tamarac, FL	3.0	2.0	1485	$3,080	$2.07	8d	1	0.63mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	994	$2,576	$2.59	12d	1	0.64mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	11d	1	0.64mi
7820 SW 9th St North Lauderdale, FL	2.0	2.0	850	$2,510	$2.95	8d	1	0.64mi
7906 SW 8th St North Lauderdale, FL	3.0	2.5	1440	$3,500	$2.43	5d	1	0.66mi
7830 SW 10th Ct Unit A North Lauderdale, FL	3.0	2.0	960	$2,750	$2.86	24d	1	0.67mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	8d	1	0.69mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	24d	1	0.71mi
1800 N Lauderdale Ave #1205 North Lauderdale, FL	1.0	1.0	810	$1,475	$1.82	20d	1	0.74mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	24d	1	0.75mi
709 SW 79th Ter North Lauderdale, FL	2.0	2.0	1152	$2,950	$2.56	24d	1	0.76mi
1177 Sussex Dr North Lauderdale, FL	2.0	1.0	1236	$2,370	$1.92	24d	1	0.77mi
7731 SW 10th Ct Unit 4 North Lauderdale, FL	3.0	1.0	1200	$2,500	$2.08	17d	1	0.78mi
1810 SW 81st Ave Unit 2106 North Lauderdale, FL	1.0	1.0	810	$1,375	$1.70	15d	1	0.79mi
1810 SW 81st Ave #2314 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	14d	1	0.79mi
1810 SW 81st Ave Unit 2209 North Lauderdale, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	0.79mi
1810 SW 81st Ave Unit 2401 North Lauderdale, FL	1.0	1.5	830	$1,525	$1.84	22d	1	0.79mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	8d	1	0.79mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.79mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	15d	1	0.79mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	10d	1	0.79mi
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.80mi
7721 SW 10th Ct Unit B North Lauderdale, FL	3.0	1.0	1050	$1,950	$1.86	24d	1	0.80mi
1800 SW 81st Ave Unit 1100 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	5d	1	0.80mi
1800 SW 81st Ave Unit 1112 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	1d	1	0.80mi

Listing history 5 events

1. 2026-03-12
   status Pending
2. 2026-03-05
   listed $170,000 Active
3. 2007-10-29
   soldstatus $150,000
4. 1996-12-23
   soldstatus $54,500
5. 1971-08-01
   soldstatus $16,900

ⓘ 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: $6,841 · $570/mo
• Projected year-2 tax: $6,841 · $570/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $27,430
• − Mortgage interest: −$9,523
• − Property taxes: −$6,841
• − Insurance: −$850
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$4,945
• Taxable income: $882
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,069/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

+905.9% since first listed

5 events — show timeline

• 2026-03-12 Pending — MARMLS
• 2026-03-05 Listed $170,000 MARMLS
• 2007-10-29 Sold (Public Records) $150,000 Public Records
• 1996-12-23 Sold (Public Records) $54,500 Public Records
• 1971-08-01 Sold (Public Records) $16,900 Public Records

Property tax history

+26.1%/yr

Latest (2025): $6,841 · +691.2% YoY. Source: county tax records.