None · Tamarac, FL
Flood risk 4/10 · Minor
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.22%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D+ 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).
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- Cash flow +6.8/30.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- Schools +2.9/10.0
- Rent growth +2.2/5.0
- DSCR +1.0/10.0
- Appreciation +0.0/10.0
$125,000
None · Tamarac, FL 33319
2 bd · 2.0 ba · 1,290 sqft · Townhouse
· 103 Days on market
Built 1981
$97/sqft
· 17% below area
Est $150k · 17% under
$1042/mo HOA · 48% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This condo unit offers an ideal living environment with a strong emphasis on security and safety, thanks to its reliable security guard and gated community. The community's regulations also ensure a peaceful environment, as it prohibits RVs or trucks. With an inclusive policy that welcomes residents of all ages. Prospective residents should meet certain financial criteria, requiring a minimum yearly income of 50k and a minimum credit score of 700. Updated corner unit that allows for plenty of natural light and increased privacy.
Key facts
- Gated community
- Natural light
- Updated corner unit
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $125k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $96k (22.8% below list).
- Meets the 1% rule at list price ($2k rent vs $125k).
- Recommended offer: $96k (22.8% below list) — sets the bar for cash-flow.
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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% 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 29% at this address vs 48% district-wide (-19 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); 1054 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 44% of the median local income ($58k/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 $864 of loan paydown is wiped out by about $4k 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 103 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 48% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$96,493
(22.8% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 103 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- 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.
- 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.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.73% ✓
- Cap rate
- 4.40%
- Cash-on-cash
- -6.75%
- DSCR
- 0.70
- GRM
- 4.8
CMA / ARV
- ARV (median comp)
- $150,449
- List price
- $125,000
- Delta
- -16.92%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 5822 Swordfish Ct Unit C | 0.74mi | 2/2.5 | 1,380 (+7%) | 1mo | $275,000 | $199 | 51 |
| 5822 Swordfish Ct Unit A | 0.74mi | 2/2.5 | 1,380 (+7%) | 4mo | $270,000 | $196 | 49 |
| 5860 NW 44th St #314 | 0.59mi | 2/2.0 | 1,100 (-15%) | 1mo | $170,000 | $155 | 47 |
| 5900 NW 44th St #505 | 0.58mi | 2/2.0 | 1,100 (-15%) | 6mo | $145,000 | $132 | 44 |
| 6001 N Falls Cir Dr #107 | 0.73mi | 3/2.0 (+1) | 1,360 (+5%) | 11mo | $200,000 | $147 | 43 |
| 5824 Swordfish Unit D | 0.71mi | 2/2.5 | 1,380 (+7%) | 20mo | $267,999 | $194 | 36 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -36.3%
- Equity multiple
- -0.10×
- Total profit
- $-38,469
- Equity at exit
- $18,638
10-year hold
- IRR
- —
- Equity multiple
- -1.04×
- Total profit
- $-71,419
- Equity at exit
- $10,808
Cash invested: $35,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 150 active · 43 under contract
- Months of supply
- 42.9 mo (2%/mo absorbed)
- Median asking
- $149,450 ($136/sqft)
- Median days on market
- 134 d
- This list price
- 23% of active listings are priced below it
- ARV vs active asking
- -14.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33319
- Rents YoY
- -1.4%
- Active inventory
- 1054
- Price-to-rent
- 4.8×
Monthly cashflow live
↻
- Estimated rent
- $2,163 high interval (Pro) →
- Mortgage (P&I)
- −$656
- Tax est. 1.5%
- −$156 /mo · $1,875/yr
- Insurance
- −$52
- HOA
- −$1,042
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$454
- Net cashflow
- $-197
Break-even live
Break-even rent
$2,412
Max offer price
$96,493
Occupancy floor
—
Sensitivity live
| Price | -10% $-111 | -5% $-154 | +0% $-197 | +5% $-240 | +10% $-283 |
|---|---|---|---|---|---|
| Rent | -10% $-368 | -5% $-282 | +0% $-197 | +5% $-112 | +10% $-26 |
| Rate | -1.0pp $-134 | -0.5pp $-165 | base $-197 | +0.5pp $-229 | +1.0pp $-262 |
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
- $31,250
- Closing costs
- $3,750
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4917 NW 51st Ter Tamarac, FL | 3.0 | 2.0 | 1627 | $3,500 | $2.15 | 26d | 1 | 0.48mi |
| 4513 Woodland Cir #4513 Tamarac, FL | 3.0 | 3.0 | 1528 | $2,800 | $1.83 | 120d | 1 | 0.52mi |
| 4412 Woodland Cir Unit 4412 Tamarac, FL | 3.0 | 3.0 | 1528 | $3,000 | $1.96 | 80d | 1 | 0.55mi |
| 4412 Woodland Cir Unit 4412 Tamarac, FL | 3.0 | 3.0 | 1528 | $3,000 | $1.96 | 94d | 1 | 0.55mi |
| 4412 Woodland Cir Unit 4412 Tamarac, FL | 3.0 | 3.0 | 1528 | $3,000 | $1.96 | 87d | 1 | 0.55mi |
| 4408 Woodland Cir Tamarac, FL | 3.0 | 3.0 | 1528 | $2,800 | $1.83 | 32d | 1 | 0.56mi |
| 22 Canterbury Ln #22 Tamarac, FL | 3.0 | 2.5 | 1865 | $2,600 | $1.39 | 88d | 1 | 0.57mi |
| 5887 NW 56th Pl Unit 5887 Tamarac, FL | 3.0 | 2.5 | 1505 | $2,700 | $1.79 | 45d | 1 | 0.58mi |
| 5570 NW 44th St Apt 210 Lauderhill, FL | 2.0 | 2.0 | 1085 | $1,850 | $1.71 | 38d | 1 | 0.59mi |
| 5900 NW 44th St #106 Lauderhill, FL | 2.0 | 2.0 | 1100 | $1,700 | $1.55 | 109d | 1 | 0.60mi |
| 6020 NW 44th St #308 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,800 | $1.65 | 39d | 1 | 0.61mi |
| 5550 NW 44th St Unit 418B Lauderhill, FL | 2.0 | 2.0 | 1290 | $1,900 | $1.47 | 76d | 1 | 0.61mi |
| 5550 NW 44th St Unit 418B Lauderhill, FL | 2.0 | 2.0 | 1290 | $1,900 | $1.47 | 120d | 1 | 0.61mi |
| 5903 NW 57th Ct Tamarac, FL | 1.0–3.0 | 1.0–2.0 | 1080 | $2,314 | $2.14 | 0d | 27 | 0.61mi |
| 6200 NW 44th St Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,800 | $1.65 | 45d | 1 | 0.61mi |
| 5530 NW 44th St Lauderhill, FL | 2.0 | 2.0 | 1187 | $2,050 | $1.73 | 120d | 2 | 0.62mi |
| 5530 NW 44th St Lauderhill, FL | 1.0–2.0 | 1.5–2.0 | 1061 | $2,300 | $2.17 | 83d | 2 | 0.62mi |
| 5530 NW 44th St Lauderhill, FL | 1.0–2.0 | 1.5–2.0 | 1061 | $2,300 | $2.17 | 84d | 2 | 0.62mi |
| 5530 NW 44th St Unit 418C Lauderhill, FL | 2.0 | 2.0 | 1290 | $2,300 | $1.78 | 89d | 1 | 0.62mi |
| 5860 NW 44th St #603 Lauderhill, FL | 2.0 | 2.0 | 1100 | $1,800 | $1.64 | 114d | 1 | 0.62mi |
| 6200 NW 44th St #109 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,850 | $1.69 | 56d | 1 | 0.65mi |
| 6200 NW 44th St #109 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,850 | $1.69 | 106d | 1 | 0.65mi |
| 6080 NW 44th St #410 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,800 | $1.65 | 83d | 1 | 0.65mi |
| 6080 NW 44th St #410 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,700 | $1.56 | 39d | 1 | 0.65mi |
| 6100 NW 44th St #302 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,800 | $1.65 | 42d | 1 | 0.67mi |
| 5843 Woodlands Blvd Unit 5843 Tamarac, FL | 3.0 | 2.5 | 1373 | $2,900 | $2.11 | 120d | 1 | 0.68mi |
| 4166 Inverrary Dr #403 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,700 | $1.75 | 56d | 1 | 0.70mi |
| 4166 Inverrary Dr #403 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,700 | $1.75 | 62d | 1 | 0.70mi |
| 4166 Inverrary Dr #403 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,700 | $1.75 | 89d | 1 | 0.70mi |
| 4168 Inverrary Dr #112 Lauderhill, FL | 2.0 | 2.0 | 1016 | $1,650 | $1.62 | 31d | 1 | 0.70mi |
| 4168 Inverrary Dr #408 Lauderhill, FL | 2.0 | 2.0 | 1073 | $1,750 | $1.63 | 120d | 1 | 0.70mi |
| 4168 Inverrary Dr #103 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,800 | $1.85 | 67d | 1 | 0.70mi |
| 5821 Swordfish Ct Unit B Tamarac, FL | 2.0 | 2.5 | 1380 | $2,250 | $1.63 | 120d | 1 | 0.71mi |
| 5612 Rock Island Rd #144 Tamarac, FL | 2.0 | 2.0 | 1140 | $2,300 | $2.02 | 62d | 1 | 0.73mi |
| 6161 NW 57th Ct #103 Tamarac, FL | 2.0 | 2.0 | 880 | $2,250 | $2.56 | 10d | 1 | 0.73mi |
| 6161 NW 57th Ct #103 Tamarac, FL | 2.0 | 2.0 | 880 | $2,250 | $2.56 | 11d | 1 | 0.73mi |
| 5628 Rock Island Rd Tamarac, FL | 1.0–2.0 | 1.0–2.0 | 867 | $2,000 | $2.31 | 100d | 2 | 0.73mi |
| 5628 Rock Island Rd #180 Tamarac, FL | 2.0 | 2.0 | 1030 | $2,250 | $2.18 | 11d | 1 | 0.73mi |
| 5981 N Falls Circle Dr Unit 408 Lauderhill, FL | 3.0 | 2.0 | 1360 | $2,600 | $1.91 | 70d | 1 | 0.73mi |
| 5424 Gate Lake Rd #5424 Tamarac, FL | 3.0 | 2.5 | 1811 | $2,950 | $1.63 | 63d | 1 | 0.75mi |
Property features AI
Finance
- Other
- Pets not allowed
- HOA & community
- Monthly HOA includes water, cable TV and pest controlHOA amenities: basketball court, car wash area, fitness center, shuffleboard court, trash chute, on-site maintenanceMonthly HOA fee
Exterior
- Parking
- One parking spaceAsphalt parking surface
- Security
- Gated community
- Utilities
- Public waterPublic sewerCable available
- Home design
- CondominiumOne storyNorth-facingResale condition
- Construction
- Concrete construction
- Exterior features
- No waterfrontShingle roof
Interior
- Kitchen
- DishwasherElectric rangeMicrowaveRefrigeratorTrash compactor
- Bedrooms
- Two bedrooms on main level
- Flooring
- Ceramic tile
- Bathrooms
- Two full bathrooms (one on main level)
- Heating & cooling
- Central electric heatingCentral electric air conditioning
- Interior features
- Walk-in closetsStacked bedroom layout
- Laundry & utility
- In-unit laundry located in bathroom
HOA detail $1,042/mo · $12,504/yr
- Likely covers
- security
Listing history 50 events
-
2026-09-23days on market $125,000 Active 103 DOM
-
2026-09-22days on market $125,000 Active 102 DOM
-
2026-09-21days on market $125,000 Active 101 DOM
-
2026-09-20days on market $125,000 Active 100 DOM
-
2026-09-18days on market $125,000 Active 98 DOM
-
2026-09-17days on market $125,000 Active 97 DOM
-
2026-09-16days on market $125,000 Active 96 DOM
-
2026-09-15days on market $125,000 Active 95 DOM
-
2026-09-14days on market $125,000 Active 94 DOM
-
2026-09-13days on market $125,000 Active 93 DOM
-
2026-09-12days on market $125,000 Active 92 DOM
-
2026-09-11days on market $125,000 Active 91 DOM
-
2026-09-05days on market $125,000 Active 85 DOM
-
2026-09-04days on market $125,000 Active 84 DOM
-
2026-09-03days on market $125,000 Active 83 DOM
-
2026-08-31days on market $125,000 Active 80 DOM
-
2026-08-29days on market $125,000 Active 78 DOM
-
2026-08-28days on market $125,000 Active 77 DOM
-
2026-08-27days on market $125,000 Active 76 DOM
-
2026-08-25days on market $125,000 Active 74 DOM
-
2026-08-24days on market $125,000 Active 73 DOM
-
2026-08-23days on market $125,000 Active 72 DOM
-
2026-08-22days on market $125,000 Active 71 DOM
-
2026-08-21days on market $125,000 Active 70 DOM
-
2026-08-20days on market $125,000 Active 69 DOM
-
2026-08-19days on market $125,000 Active 68 DOM
-
2026-08-18days on market $125,000 Active 67 DOM
-
2026-08-17days on market $125,000 Active 66 DOM
-
2026-08-16days on market $125,000 Active 65 DOM
-
2026-08-15days on market $125,000 Active 64 DOM
-
2026-08-14days on market $125,000 Active 63 DOM
-
2026-08-13days on market $125,000 Active 62 DOM
-
2026-08-12days on market $125,000 Active 61 DOM
-
2026-08-11days on market $125,000 Active 60 DOM
-
2026-08-10days on market $125,000 Active 59 DOM
-
2026-08-09days on market $125,000 Active 58 DOM
-
2026-08-08days on market $125,000 Active 57 DOM
-
2026-08-06days on market $125,000 Active 55 DOM
-
2026-08-05days on market $125,000 Active 54 DOM
-
2026-08-03days on market $125,000 Active 52 DOM
-
2026-07-31days on market $125,000 Active 49 DOM
-
2026-07-28days on market $125,000 Active 46 DOM
-
2026-07-26days on market $125,000 Active 44 DOM
-
2026-07-24days on market $125,000 Active 42 DOM
-
2026-07-23days on market $125,000 Active 41 DOM
-
2026-07-22days on market $125,000 Active 40 DOM
-
2026-07-21days on market $125,000 Active 39 DOM
-
2026-07-20days on market $125,000 Active 38 DOM
-
2026-07-18days on market $125,000 Active 35 DOM
-
2026-07-16days on market $125,000 Active 34 DOM
ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,957
- − Mortgage interest
- −$7,002
- − Property taxes
- −$1,875
- − Insurance
- −$625
- − Repairs & maintenance
- −$2,077
- − Management
- −$2,077
- − HOA
- −$12,504
- − Depreciation
- −$3,636
- Taxable loss
- −$3,838
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$921
- After-tax cash flow
- $-1,443/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 · 6 photos
75/100
Cosmetic rehab
Est. rehab $6,450–$19,350 screening
This well-maintained townhouse in Tamarac, FL, offers a good condition with minimal repairs needed. It's an ideal living environment with a strong emphasis on security and safety.
Value-add opportunities
- Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
- Resale Replace the kitchen faucet — A new faucet can improve the kitchen's functionality and aesthetics. ↑
- Both Install smart home devices — Smart home devices can increase convenience and add value to the property. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 29/100
Zoned Schools
Elementary
Park Lakes Elementary School
F
FL #1,513/2,144
Nat'l #19,648/41,679
Middle
Lauderdale Lakes Middle School
F
FL #536/571
Nat'l #10,902/14,009
High
Piper High School
F
FL #533/667
Nat'l #13,485/17,239
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
B
Composite livability gradescore 76/100
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 · 2,207,033 people
- City population
- 105,666
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 54,450
- Household income
- $58,388
- Rent vs Own
- Severe rent burden
- 15% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-06-12 Listed $125,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…