None · Tamarac, FL 33321

$85,000

1 bd · 1.5 ba · 750 sqft · Condo · 102 Days on market

Built 1974 Fair condition $518/mo HOA · 28% of rent ↓ 22% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ community offering a variety of amenities such as a lakefront pool, Jacuzzi, playroom, clubhouse with stage, ballroom, tennis, and more; perfect for active and social living. There is a second pool conveniently located next to the building. This unit has a relaxing lake view and an extra storage room on the same floor. The windows in the bedroom and kitchen are impact windows. This community only requires one resident to be 55 or older; spouses and children 18+ are welcome. 55+ community offering a variety of amenities such as a lakefront pool, Jacuzzi, playroom, clubhouse with stage, ballroom, tennis, and more; perfect for active and social living. There is a second pool conveniently l

Key facts

• Tennis
• Ballroom
• Lakefront pool

Tags

• LAKEFRONT POOL
• JACUZZI
• PLAYROOM
• CLUBHOUSE WITH STAGE
• BALLROOM
• TENNIS

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee (includes insurance, grounds & structure maintenance, sewer, trash, water, common areas); Association amenities: billiard room, clubhouse, fitness center, picnic area, pool, sauna, shuffleboard court, spa/hot tub, storage, trash chute, internet included, maintenance; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Other security features
• Utilities: Cable available
• Home design: Condominium; Resale condition; 3-story building; Accessible elevator installed
• Construction: CBS construction
• Exterior features: Screened porch; Waterfront (no waterfront features specified)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Custom mirrors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Challenger Elementary School (math 37% / reading 53%, grade D-, #1,271 of 2,144 statewide, top 60%, 909 students, 62% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Market conditions: Rents soft (-1.9%/yr); 594 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 36% 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 $588 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 102 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.18% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 3.8

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $3,936
• Equity at exit: $12,674

10-year hold

• IRR: 9.1%
• Equity multiple: 1.55×
• Total profit: $13,205
• Equity at exit: $7,349

Cash invested: $23,800 (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: 594
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$518
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $358

Break-even live

Break-even rent $1,399

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $417	-5% $387	+0% $358	+5% $328	+10% $299
Rent	-10% $212	-5% $285	+0% $358	+5% $431	+10% $504
Rate	-1.0pp $401	-0.5pp $379	base $358	+0.5pp $336	+1.0pp $313

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7105 NW 70th Ct Tamarac, FL	2.0	1.0	864	$2,000	$2.31	25d	1	0.28mi
6808 NW 70th St Tamarac, FL	2.0	1.0	984	$2,100	$2.13	25d	1	0.42mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	16d	1	0.43mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	11d	1	0.43mi
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	25d	1	0.46mi
7790 NW 78th Ave Tamarac, FL	2.0	2.0	1014	$2,193	$2.16	25d	1	0.54mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	5d	1	0.55mi
6527 NW 70th Ave Unit 082 Tamarac, FL	2.0	1.0	865	$2,050	$2.37	25d	1	0.56mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	15d	1	0.61mi
7800 S Colony Cir Tamarac, FL	2.0	2.0	949	$1,725	$1.82	0d	1	0.62mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	8d	1	0.64mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	15d	1	0.64mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	25d	1	0.64mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	21d	1	0.67mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	25d	1	0.67mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	21d	1	0.71mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	25d	1	0.75mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	25d	1	0.76mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	25d	1	0.76mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	16d	1	0.76mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	15d	1	0.76mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	25d	1	0.76mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	18d	2	0.76mi
8171 N University Dr Tamarac, FL	1.0–2.0	1.0–2.5	1117	$1,953	$1.75	0d	10	0.80mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	0d	1	0.80mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	8d	1	0.80mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	25d	1	0.80mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	21d	2	0.80mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	25d	1	0.81mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	25d	1	0.83mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	0d	1	0.84mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	6d	1	0.84mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	3d	1	0.84mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	25d	1	0.85mi
8301 Sands Point Blvd Tamarac, FL	1.0–2.0	1.5–2.0	937	$1,650	$1.76	0d	2	0.95mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	8d	1	0.95mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,722	$1.86	0d	35	1.00mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	1.01mi
1800 N Lauderdale Ave #1205 North Lauderdale, FL	1.0	1.0	810	$1,475	$1.82	21d	1	1.03mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,211	$2.23	0d	12	1.06mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $85,000 Active 102 DOM
2. 2026-06-18
   days on market $85,000 Active 99 DOM
3. 2026-06-17
   days on market $85,000 Active 98 DOM
4. 2026-06-16
   days on market $85,000 Active 97 DOM
5. 2026-06-15
   days on market $85,000 Active 96 DOM
6. 2026-06-13
   days on market $85,000 Active 94 DOM
7. 2026-06-09
   days on market $85,000 Active 90 DOM
8. 2026-06-07
   days on market $85,000 Active 88 DOM
9. 2026-06-04
   days on market $85,000 Active 85 DOM
10. 2026-06-03
    days on market $85,000 Active 84 DOM
11. 2026-06-02
    days on market $85,000 Active 83 DOM
12. 2026-06-01
    days on market $85,000 Active 82 DOM
13. 2026-05-31
    days on market $85,000 Active 81 DOM
14. 2026-04-30
    price $85,000
15. 2026-04-01
    price $97,000
16. 2026-03-01
    listed $109,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $22,227
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − HOA: −$6,216
• − Depreciation: −$2,473
• Taxable income: $3,521
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,449/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic updates needed to improve its resale and rental value. The home has a good lake view and amenities, making it suitable for active and social living.

Repairs flagged

• Minor Kitchen cabinets — Standard kitchen cabinets with no visible damage
• Minor Bathroom fixtures — Standard bathroom fixtures with no visible damage
• Minor Exterior siding — Exterior siding appears intact with no visible damage
• Minor Interior walls — Interior walls appear intact with no visible damage
• Minor Windows — Impact windows with no visible damage
• Minor Foundation — Foundation appears intact with no visible damage
• Minor HVAC/mechanicals — No visible damage or wear
• Minor Landscaping — Landscaping appears maintained with no visible damage

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value
• Resale Replace kitchen cabinets — Modern kitchen cabinets can enhance the home's appeal and value
• Resale Replace bathroom fixtures — Upgraded bathroom fixtures can improve the home's appeal and value
• Both Landscaping upgrade — Aesthetic improvements can enhance curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Standard kitchen cabinets with no visible damage	Minor	$500–3,000
Bathroom fixtures · Standard bathroom fixtures with no visible damage	Minor	$500–3,000
Exterior siding · Exterior siding appears intact with no visible damage	Minor	$500–3,000
Interior walls · Interior walls appear intact with no visible damage	Minor	$500–3,000
Windows · Impact windows with no visible damage	Minor	$500–3,000
Foundation · Foundation appears intact with no visible damage	Minor	$500–3,000
HVAC/mechanicals · No visible damage or wear	Minor	$500–3,000
Landscaping · Landscaping appears maintained with no visible damage	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value ↑
• Resale Replace kitchen cabinets — Modern kitchen cabinets can enhance the home's appeal and value ↑
• Resale Replace bathroom fixtures — Upgraded bathroom fixtures can improve the home's appeal and value ↑
• Both Landscaping upgrade — Aesthetic improvements can enhance curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-22.0% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $85,000 Beaches MLS
• 2026-04-01 Price Changed $97,000 Beaches MLS
• 2026-03-01 Listed $109,000 Beaches MLS