6200 NW 62nd St #312 · Tamarac, FL 33319

$128,500

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 65 Days on market

Built 1974 $520/mo HOA · 28% 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 +20.0/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

2 Bed/2 Bath corner unit steps to the pool with lake & pool views in the 55+ active adult community of Bermuda Club in Tamarac! Great opportunity to make this unit your own with tons of natural light, walk-in closets in both bedrooms, and over 1,000 square feet of living space. Master Bedroom features an ensuite bathroom w/ oversized shower and space for a dual sinks. Kitchen & entryway features porcelain tile floors. Enjoy an enclosed patio overlooking the lake and pool. Community amenities include 4 pools, tennis courts, mini golf, and a clubhouse with a library, ballroom, updated fitness center & movie theater. HOA covers cable, reserve funding, exterior insurance and p

Key facts

• Lake views
• Pool views
• Natural light

Tags

• LAKE VIEWS
• POOL VIEWS
• NATURAL LIGHT
• WALK-IN CLOSETS
• ENSUITE BATHROOM
• OVERSIZED SHOWER

Property features AI

Finance

• Other: Building has 3 stories; Building area (per appraiser): 1,070; Construction listed as resale; Pets not allowed
• HOA & community: Monthly HOA: $520; HOA includes insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, reserve funds, roof repairs, and pool service; Community amenities: billiard room, clubhouse, fitness center, laundry, parking, pool, library, maintained community; Senior community

Exterior

• Parking: Assigned parking on asphalt; 1 parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; One level; South-facing; Bermuda Club building
• Construction: Concrete block with stucco construction; Tar/gravel roof
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Pinewood Elementary School (math 59% / reading 53%, grade C+, #832 of 2,144 statewide, top 40%, 666 students, 76% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% 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 31% at this address vs 48% district-wide (-16 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); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $888 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 65 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $128k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $120,790 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.44% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 5.8

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-15,870
• Equity at exit: $19,160

10-year hold

• IRR: -11.9%
• Equity multiple: 0.43×
• Total profit: $-20,596
• Equity at exit: $11,110

Cash invested: $35,980 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$674
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$54
• HOA: −$520
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $158

Break-even live

Break-even rent $1,644

Max offer price $128,500

Occupancy floor 86%

Sensitivity live

Price	-10% $231	-5% $195	+0% $158	+5% $122	+10% $86
Rent	-10% $13	-5% $85	+0% $158	+5% $231	+10% $304
Rate	-1.0pp $223	-0.5pp $191	base $158	+0.5pp $125	+1.0pp $91

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: $32,125
• Closing costs: $3,855
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	16d	2	0.05mi
6070 NW 64th Ave #204 Fort Lauderdale, FL	2.0	2.0	880	$1,700	$1.93	4d	1	0.09mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	3d	3	0.13mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	6d	3	0.14mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	25d	4	0.14mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	25d	2	0.25mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	9d	3	0.25mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	6d	1	0.26mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	25d	1	0.26mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	16d	1	0.28mi
1820 SW 81st Ave Unit 3301 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	25d	1	0.29mi
1820 N Lauderdale Ave #3117 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	25d	1	0.31mi
1820 N Lauderdale Ave #3416 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.31mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	25d	1	0.32mi
8140 SW 22nd St North Lauderdale, FL	2.0	2.0	833	$1,832	$2.20	12d	1	0.33mi
8140 SW 22nd St North Lauderdale, FL	3.0	2.0	1084	$2,750	$2.54	22d	1	0.33mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,832	$2.40	18d	2	0.33mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	0d	28	0.36mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	25d	1	0.36mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,900	$1.90	25d	1	0.36mi
1810 SW 81st Ave Unit 2209 North Lauderdale, FL	2.0	2.0	1000	$1,700	$1.70	22d	1	0.36mi
1810 SW 81st Ave Unit 2401 North Lauderdale, FL	1.0	1.5	830	$1,525	$1.84	23d	1	0.36mi
1810 SW 81st Ave Unit 2215 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	9d	1	0.36mi
1810 SW 81st Ave #2314 North Lauderdale, FL	2.0	2.0	1000	$1,850	$1.85	15d	1	0.36mi
1800 SW 81st Ave Unit 1112 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	2d	1	0.36mi
1800 SW 81st Ave Unit 1307 North Lauderdale, FL	2.0	2.0	1000	$2,000	$2.00	19d	1	0.36mi
1800 SW 81st Ave Unit 1100 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	6d	1	0.36mi
1800 SW 81st Ave Unit 1100 North Lauderdale, FL	1.0	1.5	830	$1,550	$1.87	2d	1	0.36mi
1800 SW 81st Ave Unit 1400 North Lauderdale, FL	1.0	1.5	830	$1,600	$1.93	25d	1	0.36mi
1810 SW 81st Ave Unit 2106 North Lauderdale, FL	1.0	1.0	810	$1,375	$1.70	16d	1	0.36mi
2306 SW 82nd Ter Unit 2306 North Lauderdale, FL	2.0	2.5	1332	$2,300	$1.73	25d	1	0.39mi
1800 N Lauderdale Ave #1205 North Lauderdale, FL	1.0	1.0	810	$1,475	$1.82	21d	1	0.42mi
2008 Belmont Ln #2008 North Lauderdale, FL	3.0	2.0	1480	$2,400	$1.62	25d	1	0.42mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	9d	1	0.42mi
1204 Belmont Ln Unit 1204 North Lauderdale, FL	1.0	1.0	878	$1,800	$2.05	25d	1	0.42mi
1308 Belmont Ln #1308 North Lauderdale, FL	2.0	2.0	1035	$2,000	$1.93	19d	1	0.42mi
1002 Belmont Ln #1002 North Lauderdale, FL	1.0	1.0	878	$1,900	$2.16	25d	1	0.42mi
1307 Belmont Ln #1307 North Lauderdale, FL	3.0	2.0	1480	$2,350	$1.59	25d	1	0.42mi
1302 Belmont Ln #1302 North Lauderdale, FL	1.0	1.0	878	$1,850	$2.11	25d	1	0.42mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	25d	1	0.42mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: cablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $128,500 Active 65 DOM
2. 2026-06-18
   days on market $128,500 Active 62 DOM
3. 2026-06-17
   days on market $128,500 Active 61 DOM
4. 2026-06-16
   days on market $128,500 Active 60 DOM
5. 2026-06-15
   days on market $128,500 Active 59 DOM
6. 2026-06-13
   days on market $128,500 Active 57 DOM
7. 2026-06-09
   days on market $128,500 Active 53 DOM
8. 2026-06-08
   days on market $128,500 Active 52 DOM
9. 2026-06-07
   days on market $128,500 Active 51 DOM
10. 2026-06-04
    days on market $128,500 Active 48 DOM
11. 2026-06-03
    days on market $128,500 Active 47 DOM
12. 2026-06-02
    days on market $128,500 Active 46 DOM
13. 2026-06-01
    days on market $128,500 Active 45 DOM
14. 2026-05-31
    days on market $128,500 Active 44 DOM
15. 2026-05-11
    price $128,500
16. 2026-04-16
    listed $138,000 Active
17. 2000-11-15
    soldstatus $31,500
18. 1974-04-01
    soldstatus $23,500

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$446/yr (+$37/mo · 71.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,138
• − Mortgage interest: −$7,198
• − Property taxes: −$621
• − Insurance: −$642
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$6,240
• − Depreciation: −$3,738
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,861/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

+446.8% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $128,500 Beaches MLS
• 2026-04-16 Listed $138,000 Beaches MLS
• 2000-11-15 Sold (Public Records) $31,500 Public Records
• 1974-04-01 Sold (Public Records) $23,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $621 · +6.0% YoY. Source: county tax records.