86 Ann Lee Ln · Tamarac, FL 33319

$289,999

4 bd · 3.0 ba · 2,200 sqft · Condo public records · 1 Days on market

Built 1974 $483/mo HOA · 15% 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 +6.3/10.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated and priced just right! This spacious 3-bedroom, 3-bath in Shaker Village. This Townhome features a large main living area and a Florida room that provides extra space. The oversized primary bedroom includes generous closet storage. A washer and dryer are in a laundry room. Enjoy the screened patio area, ideal for outdoor dining or relaxation. Community amenities include a pool, playground, and basketball courts. Association fee includes cable tv, roof, building insurance, and common area maintenance. Easy to show. This Townhome won't last. https://media. zillowmediaexperts.com/sites/86-ann-lee-ln-fort-lauderdale-fl-33319-25839387/branded

Key facts

• Community amenities
• Florida room
• Pool

Tags

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

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include a basketball court and pool; Association fee includes cable TV and roof

Exterior

• Parking: Open parking
• Security: Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: Single-story; Entry on level 1; Property is attached
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Porch with screened area; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom located on the main level
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Entrance foyer; First-floor entry
• Laundry & utility: Washer hookup; Dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• 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 (-1.4%/yr); 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,274/mo this rent would consume 67% 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.
• 3 sale attempts 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 $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 $289,999

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.4

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-34,916
• Equity at exit: $43,240

10-year hold

• IRR: -9.1%
• Equity multiple: 0.52×
• Total profit: $-39,025
• 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: 821
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,274 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$121
• HOA: −$483
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $337

Break-even live

Break-even rent $2,848

Max offer price $289,999

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: $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	24d	1	0.07mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	24d	1	0.07mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	24d	1	0.20mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	2d	1	0.22mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	2d	1	0.28mi
5820 NW 56th Pl Unit 5820 Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	4d	1	0.28mi
5820 NW 56th Pl Tamarac, FL	4.0	2.0	1766	$4,000	$2.27	20d	1	0.28mi
5113 NW 52nd St Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	17d	1	0.70mi
5113 NW 52nd St Unit 5113 Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	15d	1	0.70mi
5113 NW 52nd St Tamarac, FL	4.0	4.0	2440	$4,999	$2.05	7d	1	0.70mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	24d	1	0.71mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	24d	1	0.72mi
2707 Belmont Ln Unit 1 North Lauderdale, FL	3.0	2.0	1553	$2,250	$1.45	24d	1	0.72mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	24d	1	0.72mi
1507 Belmont Ln #1507 North Lauderdale, FL	3.0	2.0	1553	$2,300	$1.48	20d	1	0.72mi
4851 NW 57th Ct Tamarac, FL	4.0	2.5	1918	$4,300	$2.24	24d	1	0.73mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,876	$2.69	1d	58	0.81mi
1726 SW 81st Ter Unit 1726 North Lauderdale, FL	3.0	2.5	1404	$2,900	$2.07	24d	1	0.84mi
1721 SW 81st Ter North Lauderdale, FL	3.0	2.5	1404	$2,750	$1.96	7d	1	0.86mi
8172 S Coral Cir North Lauderdale, FL	3.0	2.5	1460	$2,699	$1.85	24d	1	0.87mi
1359 Avon Ln North Lauderdale, FL	3.0	2.5	1632	$3,300	$2.02	24d	1	0.91mi
5602 S Travelers Palm Ln Tamarac, FL	4.0	3.0	2485	$5,000	$2.01	7d	1	0.92mi
6473 SW 19th St Pompano Beach, FL	4.0	2.0	1484	$2,800	$1.89	24d	1	0.94mi
5200 NW 67th Ave Lauderhill, FL	4.0	3.5	2907	$4,375	$1.50	24d	1	1.00mi
5704 S Travelers Palm Ln Tamarac, FL	4.0	3.0	2467	$4,800	$1.95	24d	1	1.02mi
6717 NW 59th St Tamarac, FL	3.0	2.0	1587	$3,700	$2.33	20d	1	1.03mi
8502 SW 20th St North Lauderdale, FL	4.0	2.0	1988	$3,175	$1.60	5d	1	1.04mi
1233 Hampton Blvd North Lauderdale, FL	3.0	2.5	1612	$2,750	$1.71	24d	1	1.04mi
4705 Holly Dr Unit 4705 Tamarac, FL	3.0	4.0	2543	$4,500	$1.77	24d	1	1.06mi
4813 NW 48th Ter Tamarac, FL	3.0	2.5	1642	$3,500	$2.13	24d	1	1.07mi
4926 NW 48th Ter Unit 4926 Tamarac, FL	3.0	3.0	1852	$3,750	$2.02	14d	1	1.07mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	24d	1	1.09mi
8308 N Coral Cir Unit N/a North Lauderdale, FL	3.0	2.5	1755	$3,000	$1.71	24d	1	1.12mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	22d	1	1.12mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	16d	1	1.12mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	10d	1	1.12mi
5708 Mulberry Dr Tamarac, FL	4.0	4.0	2646	$6,500	$2.46	24d	1	1.13mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	24d	1	1.14mi
1317 SW 82nd Ave North Lauderdale, FL	3.0	2.0	1566	$3,500	$2.23	24d	1	1.15mi
4853 NW 66th Ave Lauderhill, FL	4.0	3.0	2753	$5,500	$2.00	24d	1	1.18mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-18
   remarks 653-char remark
2. 2026-06-18
   listed $289,999 Active 1 DOM

ⓘ 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: $1,499 · $125/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$908/yr (+$76/mo · 60.5%)

ⓘ 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 · 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: $39,292
• − Mortgage interest: −$16,244
• − Property taxes: −$1,499
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − HOA: −$5,796
• − Depreciation: −$8,436
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $4,147/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

+400.0% since first listed

12 events — show timeline

• 2026-06-17 Listed $289,999 MARMLS
• 2025-12-06 Rental Removed $2,500 GFLMLS
• 2025-12-04 Listed for Rent $2,500 GFLMLS
• 2025-05-05 Rental Removed $2,500 GFLMLS
• 2025-05-01 Listed for Rent $2,500 GFLMLS
• 2006-06-20 Sold (Public Records) $226,000 Public Records
• 1998-07-28 Sold (Public Records) $77,500 Public Records
• 1998-07-28 Sold (Public Records) $77,500 Public Records
• 1988-09-27 Sold (Public Records) $53,000 Public Records
• 1986-05-07 Sold (Public Records) $55,000 Public Records
• 1982-08-01 Sold (Public Records) $58,000 Public Records
• 1981-09-01 Sold (Public Records) $58,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,499 · +3.1% YoY. Source: county tax records.