6195 Rock Island Rd #210 · Tamarac, FL 33319

$92,000

1 bd · 2.0 ba · 808 sqft · Condo public records · 94 Days on market

Built 1979 $525/mo HOA · 29% of rent ↓ 26% since listing

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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 +29.8/30.0
• 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

This is your opportunity to create a beautiful home in this 1-bedroom, 1.5-bathroom condo located in Tamarac. This unit features an oversized primary bedroom with a walk-in closet, a convenient half bathroom for guests, and a combined living and dining area. The kitchen offers a functional layout, and there are washer and dryer hookups in the unit for added convenience. The building includes elevator access and one assigned parking space. No rentals permitted in this community. All ages welcome.

Key facts

• Walk-in closet
• Elevator access
• $525 HOA

Tags

• OVERSIZED PRIMARY BEDROOM
• WALK-IN CLOSET
• FUNCTIONAL KITCHEN LAYOUT
• WASHER AND DRYER HOOKUPS
• ELEVATOR ACCESS
• ASSIGNED PARKING SPACE

Property features AI

Finance

• Financial info: Pets allowed (call; no restrictions indicated)
• HOA & community: Community association with monthly fee; Monthly association fee; Association amenities include elevator(s), parking, pool, maintained community, security; Association fee covers insurance, pest control, security, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Common parking; Guest parking; One parking space
• Security: Building security; Community security
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Condominium; Single-level residence; Faces south; Resale property; Five-story building
• Construction: Constructed with CBS (concrete block) and concrete block without stucco; Flat roof; Block foundation; Built as part of a multi-story building
• Exterior features: No waterfront; Pool (community); Maintained community

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: No additional interior features listed; Blinds on windows
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% 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 $636 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 94 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $83,720 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.97% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 4.2

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,524
• Equity at exit: $13,717

10-year hold

• IRR: 6.3%
• Equity multiple: 1.37×
• Total profit: $9,639
• Equity at exit: $7,954

Cash invested: $25,760 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$482
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$38
• HOA: −$525
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $337

Break-even live

Break-even rent $1,389

Max offer price $92,000

Occupancy floor 76%

Sensitivity live

Price	-10% $389	-5% $363	+0% $337	+5% $311	+10% $285
Rent	-10% $193	-5% $265	+0% $337	+5% $408	+10% $480
Rate	-1.0pp $383	-0.5pp $360	base $337	+0.5pp $313	+1.0pp $289

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	25d	1	0.11mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	25d	1	0.18mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	25d	1	0.20mi
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	21d	1	0.23mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	5d	1	0.30mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	8d	1	0.30mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	25d	1	0.30mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	25d	1	0.32mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	11d	3	0.32mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	5d	3	0.32mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	23d	1	0.32mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	8d	1	0.32mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	13d	1	0.33mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	15d	1	0.35mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	25d	1	0.35mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	16d	2	0.38mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	4d	2	0.40mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	16d	1	0.44mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	16d	1	0.47mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	25d	1	0.48mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	6d	2	0.49mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	25d	1	0.49mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	5d	1	0.49mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	15d	1	0.59mi
6858 Broadmoor North Lauderdale, FL	1.0	1.0	600	$1,050	$1.75	0d	1	0.63mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	16d	1	0.67mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,723	$1.61	0d	61	0.71mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	25d	2	0.72mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$1,784	$1.65	0d	29	0.72mi
1423 Avon Ln #210 North Lauderdale, FL	1.0	1.5	800	$1,750	$2.19	8d	1	0.78mi
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	16d	2	0.78mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	3d	1	0.79mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	25d	1	0.80mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	25d	1	0.82mi
2202 Belmont Ln Unit 2202 North Lauderdale, FL	1.0	1.0	878	$2,150	$2.45	16d	1	0.83mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	25d	1	0.84mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	25d	1	0.84mi
6070 NW 64th Ave #204 Fort Lauderdale, FL	2.0	2.0	880	$1,700	$1.93	4d	1	0.84mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	8d	1	0.84mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	18d	1	0.84mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $92,000 Active 94 DOM
2. 2026-06-18
   days on market $92,000 Active 91 DOM
3. 2026-06-17
   days on market $92,000 Active 90 DOM
4. 2026-06-16
   days on market $92,000 Active 89 DOM
5. 2026-06-15
   days on market $92,000 Active 88 DOM
6. 2026-06-13
   days on market $92,000 Active 86 DOM
7. 2026-06-09
   days on market $92,000 Active 82 DOM
8. 2026-06-08
   days on market $92,000 Active 81 DOM
9. 2026-06-07
   days on market $92,000 Active 80 DOM
10. 2026-06-04
    days on market $92,000 Active 77 DOM
11. 2026-06-03
    days on market $92,000 Active 76 DOM
12. 2026-06-02
    days on market $92,000 Active 75 DOM
13. 2026-06-01
    days on market $92,000 Active 74 DOM
14. 2026-05-31
    days on market $92,000 Active 73 DOM
15. 2026-05-13
    price $92,000
16. 2026-04-22
    price $99,999
17. 2026-04-13
    price $110,000
18. 2026-03-19
    listed $125,000 Active

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$143/yr (+$12/mo · 23.0%)

ⓘ 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 ≥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: $21,785
• − Mortgage interest: −$5,153
• − Property taxes: −$621
• − Insurance: −$460
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$6,300
• − Depreciation: −$2,676
• Taxable income: $3,089
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $3,298/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

-26.4% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $92,000 Beaches MLS
• 2026-04-22 Price Changed $99,999 Beaches MLS
• 2026-04-13 Price Changed $110,000 Beaches MLS
• 2026-03-19 Listed $125,000 Beaches MLS

Property tax history

+6.3%/yr

Latest (2025): $621 · +6.0% YoY. Source: county tax records.