6701 N University Dr #210 · Tamarac, FL 33321

$165,000

2 bd · 2.0 ba · 1,112 sqft · Condo public records · 107 Days on market

Built 1979 $399/mo HOA · 20% 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 +19.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home in this move-in-ready 55+ 2/2 condo! It has been thoughtfully updated with bamboo wood flooring in living areas and modern tile in kitchen and baths. The remodeled kitchen boasts granite counters, contemporary cabinetry and sleek fixtures making cooking and entertainment a delight. A comfortable open-concept living and dining area flows seamlessly onto a screened balcony, perfect for relaxing or taking in peaceful views of the lake and golf course. The spacious primary bedroom offers plenty of room for a king-size bed and boasts an updated en-suite bath along with a customized walk-in closet for abundant storage. Modern bath fixtures and tasteful finishes continue t

Key facts

• Clubhouse
• Remodeled kitchen
• Screened balcony

Tags

• BAMBOO WOOD FLOORING
• REMODELED KITCHEN
• GRANITE COUNTERS
• SCREENED BALCONY
• CUSTOMIZED WALK-IN CLOSET
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, hot water, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, roof, sewer, trash, and water; Community amenities include clubhouse, fitness center, laundry, pool, trash service, and elevator(s); Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras
• Utilities: Cable available
• Home design: Attached property; 3 total stories; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Exterior lighting; Association pool; Lakefront waterfront; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Trash compactor; Pantry
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s); Electric cooling
• Interior features: Blinds on windows; High ceilings; Living/dining room; Pantry; Closet cabinetry; Split bedroom layout; Walk-in closet(s); Furnishing negotiable
• Laundry & utility: Common area laundry; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (-1.9%/yr); 588 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 39% 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 107 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $165k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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: 1.23% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 6.8

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-20,141
• Equity at exit: $24,602

10-year hold

• IRR: -10.1%
• Equity multiple: 0.48×
• Total profit: $-23,834
• Equity at exit: $14,266

Cash invested: $46,200 (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 33321

• Home prices YoY: -30.4%
• Rents YoY: -1.9%
• Active inventory: 588
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$865
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$69
• HOA: −$399
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $194

Break-even live

Break-even rent $1,785

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.07mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	15d	1	0.12mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	10d	1	0.12mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	14d	1	0.15mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	20d	1	0.21mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	24d	1	0.25mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	24d	1	0.26mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	24d	1	0.27mi
6361 Landings Ter #6361 Tamarac, FL	3.0	2.5	1417	$2,650	$1.87	24d	1	0.27mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	4d	1	0.28mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	24d	1	0.29mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	24d	1	0.29mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	14d	1	0.29mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	20d	1	0.30mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	24d	1	0.30mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	24d	1	0.31mi
7107 NW 66th St Tamarac, FL	3.0	2.0	1485	$3,080	$2.07	7d	1	0.31mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	5d	1	0.33mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	3d	1	0.33mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	5d	1	0.33mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	24d	1	0.33mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	20d	2	0.33mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	7d	1	0.33mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	24d	1	0.35mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	16d	1	0.35mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	7d	1	0.36mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	14d	1	0.36mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	24d	1	0.36mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	15d	1	0.36mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	17d	2	0.36mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	4d	1	0.40mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	24d	1	0.43mi
8027 Lagos de Campo Blvd Unit A4 Tamarac, FL	3.0	2.5	1230	$3,000	$2.44	24d	1	0.44mi
8033 NW 71st Ct #8033 Tamarac, FL	3.0	3.0	1417	$3,100	$2.19	24d	1	0.46mi
6527 NW 70th Ave Unit 082 Tamarac, FL	2.0	1.0	865	$2,050	$2.37	24d	1	0.47mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.52mi
7105 NW 70th Ct Tamarac, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.54mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	18d	1	0.56mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	17d	1	0.58mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	7d	1	0.60mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 107 DOM
2. 2026-06-17
   days on market $165,000 Active 106 DOM
3. 2026-06-16
   days on market $165,000 Active 105 DOM
4. 2026-06-15
   days on market $165,000 Active 104 DOM
5. 2026-06-13
   days on market $165,000 Active 102 DOM
6. 2026-06-09
   days on market $165,000 Active 98 DOM
7. 2026-06-07
   days on market $165,000 Active 96 DOM
8. 2026-06-04
   days on market $165,000 Active 93 DOM
9. 2026-06-03
   days on market $165,000 Active 92 DOM
10. 2026-06-02
    days on market $165,000 Active 91 DOM
11. 2026-06-01
    days on market $165,000 Active 90 DOM
12. 2026-05-31
    days on market $165,000 Active 89 DOM
13. 2026-03-04
    listed $165,000 Active
14. 2008-12-09
    soldstatus $74,900
15. 2008-12-09
    soldstatus $74,900
16. 2008-05-31
    historical
17. 2006-11-01
    listed $74,900
18. 2002-06-25
    soldstatus $68,000
19. 1991-09-03
    soldstatus $56,000
20. 1984-08-01
    soldstatus $62,000

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$443/yr (+$37/mo · 47.9%)

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

Taxation est. · year 1

• Rental income: $24,366
• − Mortgage interest: −$9,243
• − Property taxes: −$926
• − Insurance: −$825
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$4,788
• − Depreciation: −$4,800
• Taxable loss: −$114
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,354/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): 51,216
• Household income: $62,066
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1394.0

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: 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%

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

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

+166.1% since first listed

8 events — show timeline

• 2026-03-04 Listed $165,000 MARMLS
• 2008-12-09 Sold (Public Records) $74,900 Public Records
• 2008-12-09 Sold (Public Records) $74,900 Public Records
• 2008-05-31 Listing Removed — Beaches MLS
• 2006-11-01 Listed $74,900 Beaches MLS
• 2002-06-25 Sold (Public Records) $68,000 Public Records
• 1991-09-03 Sold (Public Records) $56,000 Public Records
• 1984-08-01 Sold (Public Records) $62,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $926 · +6.6% YoY. Source: county tax records.