9090 Lime Bay Blvd #102 · Tamarac, FL 33321

$89,900

1 bd · 2.0 ba · 750 sqft · Condo public records · 154 Days on market

Built 1974 $518/mo HOA · 27% of rent

---

Why this score? — see what drove the B- 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 +27.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 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

Fully remodeled 1st-floor condo in the desirable Lime Bay Country Club community of Tamarac! All work completed with permits. Features a brand-new kitchen with white shaker cabinets, granite countertops, and stainless steel appliances. The master bathroom has been fully upgraded with matching cabinetry and a tiled shower, plus an updated half bath with new vanity and toilet. New wood laminate flooring throughout, fresh paint, and modern lighting fixtures. Enjoy a screened patio with peaceful canal views. Located in a 55+ community offering pools, clubhouse, group classes, and endless activities—perfect for the active retiree or anyone looking to downsize into a vibrant, well-maintaine

Key facts

• Screened patio
• New kitchen
• Clubhouse

Tags

• REMODELED CONDO
• NEW KITCHEN
• SCREENED PATIO
• CANAL VIEWS
• POOLS
• CLUBHOUSE

Property features AI

Finance

• Financial info: Unit is resale; Senior community; Pets allowed with possible restrictions (breed/size limits)
• HOA & community: Community amenities include billiard room, clubhouse, elevators, fitness center, pool, trash chute, and community room; Monthly association fee; Association covers insurance, grounds maintenance, sewer, trash, water, common areas, and elevator

Exterior

• Parking: Assigned parking
• Utilities: Three-phase electric
• Home design: Condominium; 4-story building; West-facing
• Construction: CBS construction
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Screened patio; Patio

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 19d 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 37% 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 $622 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 154 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $90k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
10. 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.
11. 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: 2.10% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 4.0

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: -4.0%
• Equity multiple: 0.86×
• Total profit: $-3,578
• Equity at exit: $13,404

10-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-2,092
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$471
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$37
• HOA: −$518
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $253

Break-even live

Break-even rent $1,568

Max offer price $89,900

Occupancy floor 82%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	10d	1	0.10mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	24d	1	0.22mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.23mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,400	$1.65	24d	2	0.24mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.25mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	14d	1	0.25mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.30mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	24d	1	0.30mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	21d	1	0.37mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,211	$2.23	3d	11	0.46mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	21d	1	0.49mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	7d	1	0.53mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$1,737	$2.01	1d	17	0.55mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	24d	1	0.55mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	18d	1	0.55mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	16d	1	0.57mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	14d	1	0.60mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	24d	1	0.62mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	21d	1	0.63mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	7d	1	0.65mi
5819 Hampton Hills Blvd Tamarac, FL	2.0	2.0	1077	$2,450	$2.27	19d	1	0.65mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	24d	2	0.67mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	17d	1	0.68mi
9064 Plymouth Pl #9064 Tamarac, FL	2.0	2.0	1036	$2,550	$2.46	20d	1	0.69mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	2d	1	0.72mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	14d	1	0.72mi
7640 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1169	$1,850	$1.58	16d	2	0.73mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	7d	1	0.74mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	24d	1	0.79mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	24d	1	0.80mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	16d	1	0.81mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	24d	1	0.82mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	5d	1	0.85mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	24d	1	0.85mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	24d	1	0.85mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	17d	2	0.88mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	3d	1	0.88mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	15d	1	0.88mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$1,908	$2.10	1d	15	0.90mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	7d	1	0.91mi

HOA detail condo

• Monthly dues: $518 · $6,216/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 154 DOM
2. 2026-06-17
   days on market $89,900 Active 153 DOM
3. 2026-06-16
   days on market $89,900 Active 152 DOM
4. 2026-06-15
   days on market $89,900 Active 151 DOM
5. 2026-06-13
   days on market $89,900 Active 149 DOM
6. 2026-06-09
   days on market $89,900 Active 145 DOM
7. 2026-06-07
   days on market $89,900 Active 143 DOM
8. 2026-06-04
   days on market $89,900 Active 140 DOM
9. 2026-06-03
   days on market $89,900 Active 139 DOM
10. 2026-06-02
    days on market $89,900 Active 138 DOM
11. 2026-06-01
    days on market $89,900 Active 137 DOM
12. 2026-05-31
    days on market $89,900 Active 136 DOM
13. 2026-04-27
    price $89,900
14. 2026-03-12
    price $99,900
15. 2026-02-06
    price $104,900
16. 2026-01-19
    status Active
17. 2025-11-14
    historical
18. 2025-11-10
    listed $114,900 Active
19. 2008-10-24
    soldstatus $23,500
20. 1976-03-01
    soldstatus $18,000

ⓘ 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: $2,540 · $212/mo
• Projected year-2 tax: $2,540 · $212/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,657
• − Mortgage interest: −$5,036
• − Property taxes: −$2,540
• − Insurance: −$450
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$6,216
• − Depreciation: −$2,615
• Taxable income: $2,175
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $2,514/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

+399.4% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $89,900 Beaches MLS
• 2026-03-12 Price Changed $99,900 Beaches MLS
• 2026-02-06 Price Changed $104,900 Beaches MLS
• 2026-01-19 Relisted — Beaches MLS
• 2025-11-14 Listing Removed — Beaches MLS
• 2025-11-10 Listed $114,900 Beaches MLS
• 2008-10-24 Sold (Public Records) $23,500 Public Records
• 1976-03-01 Sold (Public Records) $18,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $2,540 · +3.8% YoY. Source: county tax records.