5750 NW 64th Ave #201 · Tamarac, FL 33319

$115,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 80 Days on market

Built 1974 $520/mo HOA · 27% of rent

---

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 +19.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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 Bermuda Club, a bright and spacious 2nd-floor in the heart of Tamarac's over 55+ community. Enjoy resort-style living with an updated clubhouse, a sparkling pool, fitness center, and tennis courts just steps away. Conveniently located near shopping, restaurants, and bus services. Association requires 675+ credit score, $30,000 annual income. No leasing for first 3 years.

Key facts

• Updated clubhouse
• Fitness center
• Tennis courts

Tags

• UPDATED CLUBHOUSE
• FITNESS CENTER
• TENNIS COURTS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Senior community
• HOA & community: HOA-managed (Bermuda Club Management); Monthly association fee of $520; Association amenities: clubhouse, pool, fitness center, sauna, billiard room, library, picnic area, recreation facilities, storage, manager on site, elevator(s), laundry, parking, maintenance, security, management; HOA fee covers: water, sewer, trash, cable TV, insurance, pest control, security, common areas, elevator, reserve funds, roof repairs, recreation facility, pool service

Exterior

• Parking: Assigned parking and guest parking (2 total spaces)
• Security: Smoke detector(s); Security patrol; Community security services
• Utilities: Well water source; Public sewer; Water connected; Sewer available; Cable not available
• Home design: Condominium; Resale condition; First-floor entry; Unit entry level 1; Faces west
• Construction: Built with CBS construction; Block foundation; Shingle/composition roof; 3-story building
• Exterior features: Corner lot; Other fencing; Other outbuildings/structures; City street frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central electric heating; Electric cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Common-area laundry and building laundry room
• Laundry & utility: Common area laundry; Laundry room; Accessible washer/dryer features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Pinewood Elementary School (math 59% / reading 53%, grade C+, #832 of 2,144 statewide, top 40%, 666 students, 76% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% 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 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 80 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $70k; list at $115k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.70% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 4.9

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: -14.4%
• Equity multiple: 0.51×
• Total profit: $-15,834
• Equity at exit: $17,147

10-year hold

• IRR: -17.7%
• Equity multiple: 0.26×
• Total profit: $-23,791
• Equity at exit: $9,943

Cash invested: $32,200 (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: 821
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$603
• Tax from tax record: −$244 /mo · $2,934/yr
• Insurance: −$48
• HOA: −$520
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $127

Break-even live

Break-even rent $1,792

Max offer price $115,000

Occupancy floor 88%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	7d	3	0.06mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	24d	2	0.06mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	24d	1	0.14mi
5713 NW 65th Ter Tamarac, FL	2.0	1.0	884	$2,200	$2.49	24d	1	0.21mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	4d	3	0.22mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	24d	4	0.22mi
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	15d	2	0.25mi
5718 NW 66th Ave Unit n/a Tamarac, FL	2.0	1.0	1118	$2,700	$2.42	24d	1	0.26mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	3d	30	0.27mi
6070 NW 64th Ave #204 Fort Lauderdale, FL	2.0	2.0	880	$1,700	$1.93	3d	1	0.27mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	2d	3	0.32mi
2306 SW 82nd Ter Unit 2306 North Lauderdale, FL	2.0	2.5	1332	$2,300	$1.73	24d	1	0.41mi
6710 NW 58th Ct Tamarac, FL	2.0	2.0	1287	$2,450	$1.90	24d	1	0.42mi
8140 SW 22nd St North Lauderdale, FL	2.0	2.0	833	$1,832	$2.20	10d	1	0.44mi
8140 SW 22nd St North Lauderdale, FL	3.0	2.0	1084	$2,750	$2.54	20d	1	0.44mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,832	$2.40	16d	2	0.44mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	24d	1	0.44mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	24d	1	0.46mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	15d	1	0.47mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	4d	1	0.49mi
1820 SW 81st Ave Unit 3301 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	24d	1	0.55mi
1820 N Lauderdale Ave #3117 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.56mi
1820 N Lauderdale Ave #3416 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	22d	1	0.56mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	24d	1	0.59mi
1810 SW 81st Ave Unit 2401 North Lauderdale, FL	1.0	1.5	830	$1,525	$1.84	22d	1	0.61mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.61mi
1810 SW 81st Ave Unit 2209 North Lauderdale, FL	2.0	2.0	1000	$1,700	$1.70	20d	1	0.61mi
1810 SW 81st Ave #2314 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	14d	1	0.61mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	7d	1	0.61mi
1810 SW 81st Ave Unit 2106 North Lauderdale, FL	1.0	1.0	810	$1,375	$1.70	15d	1	0.61mi
1800 SW 81st Ave Unit 1100 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	4d	1	0.62mi
1800 SW 81st Ave Unit 1307 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	17d	1	0.62mi
1800 SW 81st Ave Unit 1400 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	24d	1	0.62mi
1800 SW 81st Ave Unit 1112 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	1d	1	0.62mi
1800 SW 81st Ave Unit 1100 North Lauderdale, FL	1.0	1.5	830	$1,550	$1.87	1d	1	0.62mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	24d	1	0.64mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	24d	1	0.66mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	24d	1	0.66mi
1800 N Lauderdale Ave #1205 North Lauderdale, FL	1.0	1.0	810	$1,475	$1.82	20d	1	0.66mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	7d	1	0.66mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 80 DOM
2. 2026-06-17
   days on market $115,000 Active 79 DOM
3. 2026-06-16
   days on market $115,000 Active 78 DOM
4. 2026-06-15
   days on market $115,000 Active 77 DOM
5. 2026-06-13
   days on market $115,000 Active 75 DOM
6. 2026-06-09
   days on market $115,000 Active 71 DOM
7. 2026-06-08
   days on market $115,000 Active 70 DOM
8. 2026-06-07
   days on market $115,000 Active 69 DOM
9. 2026-06-04
   days on market $115,000 Active 66 DOM
10. 2026-06-03
    days on market $115,000 Active 65 DOM
11. 2026-06-02
    days on market $115,000 Active 64 DOM
12. 2026-06-01
    days on market $115,000 Active 63 DOM
13. 2026-05-31
    days on market $115,000 Active 62 DOM
14. 2026-03-30
    listed $115,000 Active
15. 2024-05-02
    historical $1,650
16. 2024-04-23
    price $1,650
17. 2024-03-19
    listed $1,700
18. 2021-03-25
    soldstatus $70,000
19. 2003-02-11
    soldstatus $50,500
20. 1975-02-01
    soldstatus $26,500

ⓘ 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: $2,934 · $244/mo
• Projected year-2 tax: $2,934 · $244/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 26 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: $23,436
• − Mortgage interest: −$6,442
• − Property taxes: −$2,934
• − Insurance: −$575
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − HOA: −$6,240
• − Depreciation: −$3,345
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,493/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

+334.0% since first listed

7 events — show timeline

• 2026-03-30 Listed $115,000 Beaches MLS
• 2024-05-02 Rental Removed $1,650 GFLMLS
• 2024-04-23 Price Changed $1,650 GFLMLS
• 2024-03-19 Listed for Rent $1,700 GFLMLS
• 2021-03-25 Sold (Public Records) $70,000 Public Records
• 2003-02-11 Sold (Public Records) $50,500 Public Records
• 1975-02-01 Sold (Public Records) $26,500 Public Records

Property tax history

+18.7%/yr

Latest (2025): $2,934 · +10.2% YoY. Source: county tax records.