4990 E Sabal Palm Blvd #202 · Tamarac, FL 33319

$125,000

2 bd · 2.0 ba · 940 sqft · Condo public records · 116 Days on market

Built 1975 $445/mo HOA · 23% 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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Completely renovated and truly move-in ready — enjoy stress-free South Florida living in this beautifully updated 2-bedroom, 2-bath condo located in a desirable 55+ community in the heart of Tamarac. Designed for comfort and convenience, the spacious layout provides bright living areas ideal for both year-round residents and seasonal owners seeking a turnkey retreat. Enjoy relaxing mornings or evening breezes in a quiet, well-maintained community known for its welcoming atmosphere and active lifestyle. Residents benefit from resort-style amenities including a clubhouse, fitness center, heated pool, and social spaces that promote an engaging and maintenance-free lifestyle. Ideally loca

Key facts

• Fitness center
• Shopping centers
• Clubhouse

Tags

• CLUBHOUSE
• FITNESS CENTER
• HEATED POOL
• SOCIAL SPACES
• SHOPPING CENTERS
• RESTAURANTS

Property features AI

Finance

• Financial info: Pets not allowed or restrictions apply
• HOA & community: Monthly association fee; Association fee covers common areas, insurance, structure maintenance, parking, pool(s), recreation facilities, roof, trash and water; Association amenities include clubhouse, fitness center, lobby elevator(s), laundry, billiard room, library, barbecue/picnic area, shuffleboard court, sauna, storage and tennis court(s); Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Lobby secured; Smoke detector(s)
• Utilities: Water included in association fees; Electric service available
• Home design: Attached property; 3 stories; Entry located on level 2; Effective year built listed
• Construction: Block construction
• Exterior features: Balcony (open and screened); Tennis court(s); Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Entrance foyer; First-floor entry; Custom mirrors; Split bedroom floor plan; Stacked bedrooms; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $74 ($888/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% 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 116 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $125k implies a 410% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 23% 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.54% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 5.4

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: -17.6%
• Equity multiple: 0.41×
• Total profit: $-20,784
• Equity at exit: $18,638

10-year hold

• IRR: -24.1%
• Equity multiple: 0.08×
• Total profit: $-32,214
• 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.

Methodology + full state rankings →

ZIP-level market 33319

• Rents YoY: -1.4%
• Active inventory: 827
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$656
• Tax from tax record: −$291 /mo · $3,487/yr
• Insurance: −$52
• HOA: −$445
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $74

Break-even live

Break-even rent $1,827

Max offer price $125,000

Occupancy floor 91%

Sensitivity live

Price	-10% $145	-5% $109	+0% $74	+5% $39	+10% $3
Rent	-10% $-78	-5% $-2	+0% $74	+5% $150	+10% $226
Rate	-1.0pp $137	-0.5pp $106	base $74	+0.5pp $42	+1.0pp $9

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	22d	1	0.05mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	26d	1	0.09mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	12d	3	0.16mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	6d	3	0.16mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	5d	1	0.19mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	26d	1	0.19mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	9d	1	0.19mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	26d	1	0.20mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	15d	1	0.20mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	9d	1	0.21mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	23d	1	0.21mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	4d	2	0.23mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	16d	2	0.24mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	16d	1	0.32mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	26d	1	0.32mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	7d	2	0.34mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	26d	1	0.34mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	26d	1	0.38mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	26d	1	0.39mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	16d	1	0.45mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	13d	1	0.46mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	15d	1	0.63mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	26d	1	0.69mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	17d	1	0.71mi
6858 Broadmoor North Lauderdale, FL	1.0	1.0	600	$1,050	$1.75	0d	1	0.73mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	6d	1	0.75mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	26d	1	0.75mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	26d	1	0.78mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	19d	1	0.78mi
4016 Lakeside Dr Unit 4016 Tamarac, FL	2.0	1.0	720	$1,800	$2.50	12d	1	0.78mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	3d	1	0.78mi
4447 Treehouse Ln Unit 17C Tamarac, FL	2.0	1.0	1013	$1,899	$1.87	0d	1	0.79mi
4543 Treehouse Ln Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	0d	1	0.80mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	23d	1	0.80mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	26d	1	0.80mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	4d	1	0.80mi
4419 Treehouse Ln Unit 22G 22G Tamarac, FL	2.0	2.0	1081	$1,949	$1.80	9d	1	0.80mi
4423 Treehouse Ln Unit 21c Tamarac, FL	2.0	1.0	1013	$1,799	$1.78	23d	1	0.82mi
4423 Treehouse Ln Unit 21G Tamarac, FL	2.0	1.0	1013	$1,799	$1.78	4d	1	0.82mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	26d	1	0.82mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $125,000 Active 116 DOM
2. 2026-06-18
   days on market $125,000 Active 113 DOM
3. 2026-06-17
   days on market $125,000 Active 112 DOM
4. 2026-06-16
   days on market $125,000 Active 111 DOM
5. 2026-06-15
   days on market $125,000 Active 110 DOM
6. 2026-06-13
   days on market $125,000 Active 108 DOM
7. 2026-06-09
   days on market $125,000 Active 104 DOM
8. 2026-06-07
   days on market $125,000 Active 102 DOM
9. 2026-06-04
   days on market $125,000 Active 99 DOM
10. 2026-06-03
    days on market $125,000 Active 98 DOM
11. 2026-06-02
    days on market $125,000 Active 97 DOM
12. 2026-06-01
    days on market $125,000 Active 96 DOM
13. 2026-05-31
    days on market $125,000 Active 95 DOM
14. 2026-05-15
    price $125,000
15. 2026-02-25
    listed $130,000 Active
16. 1976-06-01
    soldstatus $24,500

ⓘ 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: $3,487 · $291/mo
• Projected year-2 tax: $3,487 · $291/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,046
• − Mortgage interest: −$7,002
• − Property taxes: −$3,487
• − Insurance: −$625
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − HOA: −$5,340
• − Depreciation: −$3,636
• Taxable loss: −$732
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $1,064/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

+410.2% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $125,000 MARMLS
• 2026-02-25 Listed $130,000 MARMLS
• 1976-06-01 Sold (Public Records) $24,500 Public Records

Property tax history

+20.2%/yr

Latest (2025): $3,487 · +4.3% YoY. Source: county tax records.