6095 N Sabal Palm Blvd #207 · Tamarac, FL 33319

$119,900

2 bd · 2.0 ba · 1,270 sqft · Condo public records · 3 Days on market

Built 1983 $668/mo HOA · 29% 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 +22.3/30.0
• 1% rule +10.0/10.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-appointed two-bedroom, two-bathroom condominium situated in a quiet sought after 55+ community close to shopping and restaurants. This residence 1,000 square feet of finished living space, with new flooring throughout. The thoughtful layout with two full bathrooms ensures convenience for residents and their guests. They have also done updates to the kitchen installed a new dishwasher & new hot water heater. The condominium format offers straightforward ownership with the benefits of community living in a developed residential area.

Key facts

• New flooring
• New hot water heater
• New dishwasher

Tags

• NEW FLOORING
• NEW DISHWASHER
• NEW HOT WATER HEATER
• QUIET SOUGHT AFTER COMMUNITY

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Community of 520 units; Has homeowners association; Monthly HOA fee; HOA amenities include clubhouse, fitness center, pool, sauna, shuffleboard court, picnic area, storage, trash chute, community room, kitchen facilities, library, and security; HOA covers grounds maintenance, sewer, trash, water, common areas, elevator, and recreation facility

Exterior

• Parking: 1 open/guest parking space
• Security: Security patrol
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale condition; Second-floor entry; Faces west; 3-story building
• Construction: Constructed with CBS; Other roof
• Exterior features: Screened porch; Porch; Not waterfront; West of US-1 road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 8.3% 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: Broadview Elementary School (math 29% / reading 38%, grade F, #1,758 of 2,144 statewide, top 83%, 742 students, 86% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-24 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 25d 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 $2,327/mo this rent would consume 48% 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 $829 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 29% of rent.

Recommended offer $119,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 4.3

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: -11.4%
• Equity multiple: 0.61×
• Total profit: $-13,188
• Equity at exit: $17,877

10-year hold

• IRR: -13.4%
• Equity multiple: 0.42×
• Total profit: $-19,538
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$629
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$50
• HOA: −$668
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $197

Break-even live

Break-even rent $2,078

Max offer price $119,900

Occupancy floor 87%

Sensitivity live

Price	-10% $265	-5% $231	+0% $197	+5% $163	+10% $129
Rent	-10% $13	-5% $105	+0% $197	+5% $289	+10% $381
Rate	-1.0pp $257	-0.5pp $227	base $197	+0.5pp $166	+1.0pp $134

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: $29,975
• Closing costs: $3,597
• 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	0.12mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	25d	1	0.20mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	25d	1	0.23mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	25d	1	0.25mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	25d	1	0.28mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	25d	1	0.30mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	2d	1	0.36mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	25d	1	0.37mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	25d	1	0.40mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	25d	1	0.40mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	25d	1	0.41mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	25d	1	0.45mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	6d	2	0.46mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	8d	1	0.47mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	25d	1	0.48mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	25d	1	0.50mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	14d	1	0.51mi
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	25d	1	0.52mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	12d	1	0.54mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	5d	1	0.57mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	15d	1	0.60mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	25d	1	0.61mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	25d	1	0.64mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	25d	1	0.68mi
1937 SW 60th Ter #1937 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	25d	1	0.75mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	25d	1	0.77mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	13d	1	0.77mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	25d	1	0.77mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	25d	1	0.78mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	5d	1	0.78mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	25d	1	0.78mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	25d	1	0.79mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,256	$2.11	2d	58	0.82mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	22d	1	0.83mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	11d	1	0.83mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	17d	1	0.83mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	18d	1	0.85mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	20d	1	0.85mi
1984 SW 60th Ave Unit 1984 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	25d	1	0.85mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	25d	1	0.86mi

HOA detail condo

• Monthly dues: $668 · $8,016/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $119,900 Active 3 DOM
2. 2026-06-17
   days on market $119,900 Active 2 DOM
3. 2026-06-15
   remarks 560-char remark
4. 2026-06-15
   listed $119,900 Active 1 DOM

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $3,540 · $295/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,926
• − Mortgage interest: −$6,716
• − Property taxes: −$3,540
• − Insurance: −$600
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − HOA: −$8,016
• − Depreciation: −$3,488
• Taxable income: $1,097
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,097/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

+138.8% since first listed

3 events — show timeline

• 2026-06-15 Listed $119,900 Beaches MLS
• 2022-12-05 Sold (Public Records) $130,000 Public Records
• 1983-07-01 Sold (Public Records) $50,200 Public Records

Property tax history

+14.5%/yr

Latest (2025): $3,540 · +0.0% YoY. Source: county tax records.