86 Ann Lee Ln #86 · Tamarac, FL 33319

$289,999

3 bd · 2.5 ba · 2,200 sqft · Condo · 1 Days on market

Built 1974 $483/mo HOA · 16% of rent

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Why this score? — see what drove the D 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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE 4 BEDROOM 2.5 BATH TOWN HOME WITH A FAMILY ROOM, SCREENED AND COVERED FLORIDA ROOM AND UPSTAIRS MASTER BALCONY. GREAT LOCATION WITH EASY ACCESS TO THE TURNPIKE, GOLF, SHOPPING AND MORE. KITCHEN HAS BIG PANTRY. LAUNDRY ROOM OFF THE PATIO. PLUS, TWO P OOLS, TENNIS COURTS, BASKETBALL AND HAND BALL COUTS AND PLAYGROUND. QUALIFIED BUYERS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ ONLY!

Key facts

• Community amenities
• Florida room
• Pool

Tags

• FLORIDA ROOM
• SCREENED PATIO AREA
• COMMUNITY AMENITIES
• POOL
• PLAYGROUND
• BASKETBALL COURTS

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee of $483; Community amenities include basketball court, playground, and pool; HOA covers insurance, grounds and structure maintenance, common areas, legal/accounting, reserve funds, roof repairs, and pool service

Exterior

• Parking: Guest parking
• Security: Other security features
• Utilities: Cable available
• Home design: Condominium; Single-story; First-floor entry; Faces east; Resale property
• Construction: Built with CBS construction
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); 1 bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Unfurnished; Cable available
• Laundry & utility: Electric water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-83 ($-992/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.1% below list).
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $278k (4.1% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 $3,044/mo this rent would consume 63% 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 $2k of loan paydown is wiped out by about $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $226k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,033 (4.1% 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. Built in 1974 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.05% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 7.9

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-60,836
• Equity at exit: $43,240

10-year hold

• IRR: -30.7%
• Equity multiple: -0.14×
• Total profit: $-92,835
• Equity at exit: $25,074

Cash invested: $81,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$483
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-83

Break-even live

Break-even rent $3,148

Max offer price $278,033

Occupancy floor 98%

Sensitivity live

Price	-10% $118	-5% $18	+0% $-83	+5% $-183	+10% $-283
Rent	-10% $-323	-5% $-203	+0% $-83	+5% $38	+10% $158
Rate	-1.0pp $63	-0.5pp $-9	base $-83	+0.5pp $-158	+1.0pp $-234

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	25d	1	0.09mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	25d	1	0.20mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	3d	1	0.32mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	25d	1	0.32mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	3d	1	0.39mi
5820 NW 56th Pl Unit 5820 Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	5d	1	0.39mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	22d	1	0.39mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	25d	1	0.57mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	25d	1	0.57mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	25d	1	0.57mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	25d	1	0.58mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	22d	1	0.58mi
8103 SW 24th St Unit B-32 North Lauderdale, FL	2.0	2.0	1530	$2,400	$1.57	25d	1	0.66mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,873	$2.69	0d	60	0.67mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	25d	1	0.71mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	9d	1	0.73mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	25d	1	0.75mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	25d	1	0.76mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	6d	1	0.81mi
4851 NW 57th Ct Tamarac, FL	4.0	2.5	1918	$4,300	$2.24	25d	1	0.83mi
5113 NW 52nd St Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	19d	1	0.85mi
5113 NW 52nd St Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	9d	1	0.85mi
5113 NW 52nd St Unit 5113 Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	16d	1	0.85mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	25d	1	0.85mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	25d	1	0.90mi
8502 SW 20th St North Lauderdale, FL	4.0	2.0	1988	$3,125	$1.57	0d	1	0.96mi
6473 SW 19th St Pompano Beach, FL	4.0	2.0	1484	$2,800	$1.89	25d	1	0.96mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	25d	1	0.97mi
6717 NW 59th St Tamarac, FL	3.0	2.0	1587	$3,700	$2.33	22d	1	0.97mi
8308 N Coral Cir Unit N/a North Lauderdale, FL	3.0	2.5	1755	$3,000	$1.71	25d	1	0.99mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	25d	1	1.01mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	12d	1	1.03mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	18d	1	1.03mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	23d	1	1.03mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	25d	1	1.04mi
5200 NW 67th Ave Lauderhill, FL	4.0	3.5	2907	$4,375	$1.50	25d	1	1.05mi
5602 S Travelers Palm Ln Tamarac, FL	4.0	3.0	2485	$5,000	$2.01	9d	1	1.06mi
7604 SW 10th Ct Unit 2 North Lauderdale, FL	3.0	2.0	2610	$2,800	$1.07	3d	1	1.08mi
7604 SW 10th Ct Unit 2 North Lauderdale, FL	3.0	2.0	2610	$2,800	$1.07	25d	1	1.08mi
5704 S Travelers Palm Ln Tamarac, FL	4.0	3.0	2467	$4,800	$1.95	25d	1	1.15mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-17
   pricedays on marketlisting id $289,999 Active 1 DOM
2. 2026-06-04
   days on market $319,000 Active 85 DOM
3. 2026-06-03
   days on market $319,000 Active 84 DOM
4. 2026-06-02
   days on market $319,000 Active 83 DOM
5. 2026-06-01
   days on market $319,000 Active 82 DOM
6. 2026-05-31
   days on market $319,000 Active 81 DOM
7. 2025-12-05
   listed $325,000 Active
8. 2006-06-06
   soldstatus $226,000 438-char remark

   Show marketing remark (438 chars)

   LARGE 4 BEDROOM 2.5 BATH TOWN HOME WITH A FAMILY ROOM, SCREENED AND COVERED FLORIDA ROOM AND UPSTAIRS MASTER BALCONY. GREAT LOCATION WITH EASY ACCESS TO THE TURNPIKE, GOLF, SHOPPING AND MORE. KITCHEN HAS BIG PANTRY. LAUNDRY ROOM OFF THE PATIO. PLUS, TWO P OOLS, TENNIS COURTS, BASKETBALL AND HAND BALL COUTS AND PLAYGROUND. QUALIFIED BUYERS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ ONLY!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $36,523
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − HOA: −$5,796
• − Depreciation: −$8,436
• Taxable loss: −$5,598
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $351/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

+43.8% since first listed

2 events — show timeline

• 2025-12-05 Listed $325,000 Beaches MLS
• 2006-06-06 Sold (MLS) $226,000 MARMLS