None · Tamarac, FL 33321

$159,900

2 bd · 2.0 ba · 1,163 sqft · Townhouse · 111 Days on market

55+ age-restricted Built 1985 Good condition $137/sqft · 13% below area Est $183k · 13% under $771/mo HOA · 34% 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).

• ARV discount +13.3/15.0
• Cash flow +12.9/30.0
• 1% rule +7.1/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

FIRST FLOOR CORNER 2/2 + DEN * * GOLDEN YEARS are to be enjoyed. BELFORT in Kings Point 55+ offers all of that and more, huge Clubhouse with tons of amenities. Theater, shows, Courtesy Bus. This unit has so much to offer, all tiled FLOORS, DEN can also be used as a 3rd Bedroom, 2 FULL upgraded bathrooms, a huge patio to enjoy reading, your morning coffee or tea, or just sit and enjoy a quiet time. Full WASHER AND DRYER in unit. Furniture'd if buyer wants it, minus some personal items. Complex has a satellite pool just steps from unit & This is a 24-HOUR SECURITY gated community. Grounds are beautifully kept. Easy access to the Sawgrass Mall, restaurants, movies, everything.

Key facts

• Satellite pool
• Gated community
• Huge patio

Tags

• HUGE PATIO
• FULL WASHER AND DRYER
• SATELLITE POOL
• 24-HOUR SECURITY
• GATED COMMUNITY
• BEAUTIFULLY KEPT GROUNDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-76 ($-908/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.8% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Market conditions: Rents soft (-1.9%/yr); 802 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 111 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $183,470
• List price: $159,900
• Delta: -12.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7653 NW 79 Ave #110	0.68mi	2/2.0	1,212 (+4%)	1mo	$215,000	$177	60
8002 Lagos De Campo Blvd Unit B306	0.65mi	2/2.0	1,078 (-7%)	3mo	$195,000	$181	55
7950 W Mcnab Rd #203	0.57mi	2/2.0	1,042 (-10%)	2mo	$117,000	$112	55
7750 W Mcnab Rd #202	0.48mi	2/2.0	1,032 (-11%)	5mo	$120,000	$116	54
7950 W Mcnab Rd #124	0.57mi	2/2.0	1,032 (-11%)	6mo	$125,000	$121	50
8002 Lagos De Campo Blvd Unit B-107	0.65mi	2/2.0	1,078 (-7%)	13mo	$205,000	$190	47
7950 W Mcnab Rd #106	0.57mi	2/2.0	1,040 (-11%)	20mo	$150,000	$144	39
6401 N University Dr #312	0.67mi	2/2.0	1,023 (-12%)	23mo	$189,900	$186	29

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: -25.4%
• Equity multiple: 0.18×
• Total profit: $-36,898
• Equity at exit: $23,842

10-year hold

• IRR: -55.0%
• Equity multiple: -0.39×
• Total profit: $-62,079
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 81 active · 26 under contract
• Months of supply: 24.3 mo (4%/mo absorbed)
• Median asking: $183,800 ($180/sqft)
• Median days on market: 111 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -12.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33321

• Home prices YoY: -30.4%
• Rents YoY: -1.9%
• Active inventory: 802
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$771
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-76

Break-even live

Break-even rent $2,375

Max offer price $148,956

Occupancy floor 98%

Sensitivity live

Price	-10% $35	-5% $-20	+0% $-76	+5% $-131	+10% $-186
Rent	-10% $-256	-5% $-166	+0% $-76	+5% $14	+10% $104
Rate	-1.0pp $5	-0.5pp $-35	base $-76	+0.5pp $-117	+1.0pp $-159

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7211 NW 76th St Tamarac, FL	3.0	1.5	1312	$2,900	$2.21	117d	1	0.19mi
7211 NW 76th St Tamarac, FL	3.0	1.5	1312	$2,900	$2.21	78d	1	0.19mi
7643 NW 74th Ave Unit 1-2 Tamarac, FL	2.0	2.0	1220	$1,900	$1.56	85d	1	0.22mi
7049 Marlberry Ln Unit 7049 Tamarac, FL	2.0	2.0	1237	$2,550	$2.06	41d	1	0.22mi
7656 NW 73rd Ter Tamarac, FL	2.0	2.0	1192	$2,350	$1.97	120d	1	0.27mi
7105 NW 70th Ct Tamarac, FL	2.0	1.0	864	$2,000	$2.31	120d	1	0.28mi
7112 NW 78th Ave Tamarac, FL	2.0	2.0	1500	$2,325	$1.55	26d	1	0.33mi
7804 NW 73rd Ter Tamarac, FL	3.0	2.0	1308	$2,995	$2.29	11d	1	0.39mi
6808 NW 70th St Tamarac, FL	2.0	1.0	984	$2,100	$2.13	120d	1	0.42mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	105d	1	0.43mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	110d	1	0.43mi
7650 W McNab Rd #210 Tamarac, FL	2.0	2.0	1040	$1,700	$1.63	50d	1	0.44mi
6751 N University Dr Tamarac, FL	2.0	2.0	1040	$1,938	$1.86	38d	2	0.46mi
7790 NW 78th Ave Tamarac, FL	1.0	1.0	762	$1,855	$2.43	67d	1	0.47mi
7790 NW 78th Ave Tamarac, FL	1.0	1.0	762	$1,766	$2.32	7d	1	0.47mi
7790 NW 78th Ave Tamarac, FL	1.0	1.0	762	$1,800	$2.36	59d	1	0.47mi
7790 NW 78th Ave Tamarac, FL	2.0	2.0	1014	$2,243	$2.21	73d	1	0.47mi
7790 NW 78th Ave Tamarac, FL	1.0	1.0	762	$1,739	$2.28	11d	1	0.47mi
7790 NW 78th Ave Tamarac, FL	2.0	2.0	952	$2,241	$2.35	42d	1	0.47mi
7790 NW 78th Ave Tamarac, FL	1.0	1.0	762	$1,716	$2.25	4d	1	0.47mi
7790 NW 78th Ave Tamarac, FL	1.0	1.0	762	$1,785	$2.34	50d	1	0.47mi
6805 NW 75th Dr Tamarac, FL	2.0	1.0	1204	$2,200	$1.83	83d	1	0.47mi
6606 Catalina Ln Tamarac, FL	3.0	2.5	1404	$2,850	$2.03	55d	1	0.48mi
7109 NW 66th St Tamarac, FL	2.0	2.0	1200	$3,000	$2.50	83d	1	0.49mi
7107 NW 66th St Tamarac, FL	3.0	2.0	1485	$2,985	$2.01	81d	1	0.50mi
7613 NW 68th Ter Tamarac, FL	2.0	1.0	1224	$2,600	$2.12	85d	1	0.50mi
7613 NW 68th Ter Tamarac, FL	2.0	1.0	1224	$2,500	$2.04	103d	1	0.50mi
7907 NW 73rd Ter Tamarac, FL	1.0	1.0	900	$2,000	$2.22	48d	1	0.51mi
7907 NW 73rd Ter Unit NA Tamarac, FL	1.0	1.0	900	$2,000	$2.22	41d	1	0.51mi
7910 NW 70th Ct #1 Tamarac, FL	2.0	2.0	1446	$3,000	$2.07	11d	1	0.52mi
7910 NW 70th Ct Tamarac, FL	2.0	2.0	1446	$2,600	$1.80	6d	1	0.52mi
6527 Catalina Ln Tamarac, FL	3.0	2.5	1428	$2,750	$1.93	88d	1	0.53mi
6527 Catalina Ln Tamarac, FL	3.0	2.5	1428	$2,750	$1.93	1d	1	0.53mi
8007 NW 71st Ct Tamarac, FL	2.0	2.0	903	$2,200	$2.44	45d	1	0.54mi
7790 NW 78th Ave Tamarac, FL	2.0	2.0	1014	$2,193	$2.16	120d	1	0.54mi
6527 NW 70th Ave Unit 200 Tamarac, FL	2.0	2.0	1003	$1,910	$1.90	38d	1	0.56mi
6527 NW 70th Ave Unit 136 Tamarac, FL	2.0	2.5	1100	$2,400	$2.18	19d	1	0.56mi
6527 NW 70th Ave Unit 082 Tamarac, FL	2.0	1.0	865	$2,050	$2.37	120d	1	0.56mi
6527 NW 70th Ave Unit 194 Tamarac, FL	2.0	2.5	1100	$2,300	$2.09	41d	1	0.56mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	67d	1	0.56mi

Property features AI

Finance

• HOA & community: Monthly HOA fee (amount listed separately)Community amenities: clubhouse, fitness center, indoor pool, pool, spa/hot tub, community room, courtesy busParking and internet included in association amenitiesAssociation covers grounds and structure maintenance, pest control, sewer, trash, common areas, reserve funds, roof repairs, recreation facility, and pool serviceSenior community8 units in the community

Exterior

• Parking: Assigned parkingGuest parking
• Security: Key card entrySmoke detectors
• Utilities: Cable available
• Home design: CondominiumResale property2 stories totalFirst-floor entryBuilder model: AzaleaBuilding name: E3Entry includes pantry and walk-in closets
• Construction: CBS construction
• Exterior features: PatioNot waterfront

Interior

• Kitchen: Electric rangeMicrowaveDishwasherDisposalRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heatingCentral electric coolingHumidity controlPaddle fansReverse cycle
• Interior features: Walk-in closetsStacked bedroom layoutFurnished
• Laundry & utility: Electric water heater

HOA detail $771/mo · $9,252/yr

• Likely covers: landscapingpoolsecurity

Listing history 21 events

1. 2026-06-30
   days on market $159,900 Active 111 DOM
2. 2026-06-29
   days on market $159,900 Active 110 DOM
3. 2026-06-28
   days on market $159,900 Active 109 DOM
4. 2026-06-27
   days on market $159,900 Active 108 DOM
5. 2026-06-26
   days on market $159,900 Active 107 DOM
6. 2026-06-24
   days on market $159,900 Active 105 DOM
7. 2026-06-22
   days on market $159,900 Active 103 DOM
8. 2026-06-21
   days on market $159,900 Active 102 DOM
9. 2026-06-18
   days on market $159,900 Active 99 DOM
10. 2026-06-17
    days on market $159,900 Active 98 DOM
11. 2026-06-16
    days on market $159,900 Active 97 DOM
12. 2026-06-15
    days on market $159,900 Active 96 DOM
13. 2026-06-13
    days on market $159,900 Active 94 DOM
14. 2026-06-09
    days on market $159,900 Active 90 DOM
15. 2026-06-07
    days on market $159,900 Active 88 DOM
16. 2026-06-04
    days on market $159,900 Active 85 DOM
17. 2026-06-03
    days on market $159,900 Active 84 DOM
18. 2026-06-02
    days on market $159,900 Active 83 DOM
19. 2026-06-01
    days on market $159,900 Active 82 DOM
20. 2026-05-31
    days on market $159,900 Active 81 DOM
21. 2023-07-24
    listed $159,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $27,348
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − HOA: −$9,252
• − Depreciation: −$4,652
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $-167/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,815–$17,445 screening

This property is in good condition with minimal repairs needed. It offers a good balance of curb appeal and interior condition, making it a solid investment for both resale and rental purposes.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance the curb appeal and overall aesthetic of the property, making it more attractive to potential buyers. ↑
• Rental Landscaping maintenance — Well-maintained landscaping can attract tenants and add to the property's rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Nova Dwight D. Eisenhower Elem C- FL #990/2,144 Nat'l #11,263/41,679 Middle Millennium 6-12 Collegiate Academy F FL #264/667 Nat'l #7,501/17,239 High J. P. Taravella High School F FL #415/667 Nat'l #10,416/17,239

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

B Composite livability gradescore 76/100

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 · 2,207,033 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: 28% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Monthly HOA fee (amount listed separately)Community amenities: clubhouse, fitness center, indoor pool, pool, spa/hot tub, community room, courtesy busParking and internet included in association amenitiesAssociation covers grounds and structure maintenance, pest control, sewer, trash, common areas, reserve funds, roof repairs, recreation facility, and pool serviceSenior community8 units in the community

Exterior

• Parking: Assigned parkingGuest parking
• Security: Key card entrySmoke detectors
• Utilities: Cable available
• Home design: CondominiumResale property2 stories totalFirst-floor entryBuilder model: AzaleaBuilding name: E3Entry includes pantry and walk-in closets
• Construction: CBS construction
• Exterior features: PatioNot waterfront

Interior

• Kitchen: Electric rangeMicrowaveDishwasherDisposalRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heatingCentral electric coolingHumidity controlPaddle fansReverse cycle
• Interior features: Walk-in closetsStacked bedroom layoutFurnished
• Laundry & utility: Electric water heater

Price history

1 event — show timeline

• 2023-07-24 Listed $159,900 Beaches MLS