4940 E Sabal Palm Blvd #414 · Tamarac, FL 33319

$145,500

2 bd · 2.0 ba · 1,270 sqft · Condo · 187 Days on market

Built 1990 $660/mo HOA · 28% of rent ↓ 5% since listing

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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 +20.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

PRICE REDUCTION!! MOTIVATED SELLER!!!!! ----- SELLER TO PAY 3 MONTHS OF THE ASSOCIATION FEE FOR THE BUYER, Beautifully furnished, fourth floor CORNER condo. TURN KEY spacious 2/2 offers over 1200 sq ft of living space. Located in the highly sought after community of Lakes of Carriage Hills. Bright & open impeccably kept. Updated throughout with gorgeous wood flooring. Two large separated bedrooms with spacious walk in closets, large separate laundry room with full size washer & dryer and extra storage. Screened and tiled patio with hurricane shutters. Enjoy strolls on the walking paths & bridges throughout this maintained 55+ community. ASSESSMENTS HAVE BEEN PAID - Clubho

Key facts

• Wood flooring
• Screened patio
• Corner condo

Tags

• LAKE VIEWS
• CORNER CONDO
• UPDATED THROUGHOUT
• WOOD FLOORING
• SCREENED PATIO
• HURRICANE SHUTTERS

Property features AI

Finance

• Financial info: Pets: conditional or not allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, cable TV, grounds maintenance, structure maintenance, recreation facilities, roof, sewer, trash, and water; Association amenities include clubhouse, billiard room, library, barbecue/picnic area, pool, shuffleboard court, sauna, tennis courts, transportation service, elevators, and trash service; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Security guard; Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; 4 stories; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Enclosed porch; Storm/security shutters; Porch (screened); Exterior lighting; Association pool (heated)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven; Disposal; Pantry; Eat-in kitchen
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Blinds on windows; Furnished; Closet cabinetry; Eat-in kitchen; Family/dining room; Pantry; Split bedrooms; Tub with shower; Walk-in closet(s); Elevator
• Laundry & utility: Washer; Dryer; Electric water heater; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $146k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 26d 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 $2,338/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 $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 187 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $128,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.61% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 5.2

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: -13.1%
• Equity multiple: 0.55×
• Total profit: $-18,424
• Equity at exit: $21,695

10-year hold

• IRR: -14.0%
• Equity multiple: 0.37×
• Total profit: $-25,842
• Equity at exit: $12,580

Cash invested: $40,740 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$763
• Tax est. 1.5%: −$182 /mo · $2,182/yr
• Insurance: −$61
• HOA: −$660
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $182

Break-even live

Break-even rent $2,108

Max offer price $145,500

Occupancy floor 87%

Sensitivity live

Price	-10% $282	-5% $232	+0% $182	+5% $131	+10% $81
Rent	-10% $-3	-5% $89	+0% $182	+5% $274	+10% $366
Rate	-1.0pp $255	-0.5pp $219	base $182	+0.5pp $144	+1.0pp $106

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: $36,375
• Closing costs: $4,365
• 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	22d	1	0.23mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	9d	1	0.26mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	25d	1	0.38mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	25d	1	0.39mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	13d	1	0.40mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	25d	1	0.45mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	25d	1	0.46mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	25d	1	0.46mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	6d	2	0.48mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	6d	1	0.52mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	25d	1	0.52mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	16d	1	0.52mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	25d	1	0.53mi
1937 SW 60th Ter #1937 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	25d	1	0.53mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,450	$1.49	0d	1	0.54mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	25d	1	0.54mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	14d	1	0.54mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	25d	1	0.55mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	3d	1	0.55mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	25d	1	0.55mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	15d	1	0.57mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	6d	1	0.57mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	25d	1	0.57mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	25d	1	0.58mi
1984 SW 60th Ave Unit 1984 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	25d	1	0.62mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	21d	1	0.62mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	25d	1	0.62mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	25d	1	0.63mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	18d	1	0.63mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	5d	1	0.64mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	18d	1	0.64mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	18d	1	0.64mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	25d	1	0.65mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	25d	1	0.66mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	25d	1	0.69mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	25d	1	0.69mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,200	$1.89	11d	1	0.70mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,225	$1.91	12d	1	0.70mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	25d	1	0.71mi
4447 Treehouse Ln Unit 17C Tamarac, FL	2.0	1.0	1013	$1,899	$1.87	0d	1	0.71mi

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $145,500 Active 187 DOM
2. 2026-06-18
   days on market $145,500 Active 184 DOM
3. 2026-06-17
   days on market $145,500 Active 183 DOM
4. 2026-06-16
   days on market $145,500 Active 182 DOM
5. 2026-06-15
   days on market $145,500 Active 181 DOM
6. 2026-06-13
   days on market $145,500 Active 179 DOM
7. 2026-06-09
   days on market $145,500 Active 175 DOM
8. 2026-06-07
   days on market $145,500 Active 173 DOM
9. 2026-06-04
   days on market $145,500 Active 170 DOM
10. 2026-06-03
    days on market $145,500 Active 169 DOM
11. 2026-06-02
    pricedays on market $145,500 Active 168 DOM
12. 2026-06-01
    days on market $152,400 Active 167 DOM
13. 2026-05-31
    days on market $152,400 Active 166 DOM
14. 2026-05-08
    price $152,400
15. 2026-03-10
    price $155,900
16. 2025-12-16
    listed $159,999 Active

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

Taxation est. · year 1

• Rental income: $28,057
• − Mortgage interest: −$8,150
• − Property taxes: −$2,182
• − Insurance: −$728
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$7,920
• − Depreciation: −$4,233
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,094/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

-4.7% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $152,400 MARMLS
• 2026-03-10 Price Changed $155,900 MARMLS
• 2025-12-16 Listed $159,999 MARMLS