9563 W Mcnab Rd #206 · Tamarac, FL 33321

$179,900

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 167 Days on market

Built 1991 $507/mo HOA · 25% of rent

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Meticulously maintained and upgraded 2-bedroom, 2-bathroom condo with serene lake views. This bright and spacious unit offers a desirable split floor plan, an open living and dining area, and a private balcony overlooking the water—perfect for relaxing or entertaining. The unit includes a full-size washer and dryer for added convenience. The HOA covers cable, water, trash, exterior maintenance, roof repairs, and insurance, providing worry-free living. Ideally located just minutes from major highways, shopping centers, and restaurants, and approximately 20 minutes from downtown Fort Lauderdale and the beaches. Minimum 700 credit score required.

Key facts

• Lake views
• Private balcony
• Split floor plan

Tags

• LAKE VIEWS
• SPLIT FLOOR PLAN
• PRIVATE BALCONY
• FULL-SIZE WASHER AND DRYER

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Community amenities: clubhouse, pool, tennis courts; Monthly HOA fee

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electricity; Cable available
• Home design: Condominium; 2-story building; Faces west
• Construction: Concrete construction
• Exterior features: Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Smoke detector(s)
• Laundry & utility: Laundry closet inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-30 ($-358/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.9% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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 26d 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 ($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 $1k of loan paydown is wiped out by about $5k 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 167 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 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 $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.12% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• 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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-36,713
• Equity at exit: $26,824

10-year hold

• IRR: -30.1%
• Equity multiple: -0.12×
• Total profit: $-56,246
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$943
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$75
• HOA: −$507
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-30

Break-even live

Break-even rent $2,061

Max offer price $174,637

Occupancy floor 96%

Sensitivity live

Price	-10% $72	-5% $21	+0% $-30	+5% $-81	+10% $-132
Rent	-10% $-190	-5% $-110	+0% $-30	+5% $50	+10% $130
Rate	-1.0pp $61	-0.5pp $16	base $-30	+0.5pp $-76	+1.0pp $-124

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	23d	1	0.07mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$1,950	$2.38	0d	1	0.07mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	23d	1	0.07mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	26d	1	0.14mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	16d	1	0.19mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	26d	1	0.23mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	26d	2	0.23mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	26d	2	0.24mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	26d	1	0.41mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	26d	1	0.44mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	26d	1	0.47mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	7d	1	0.47mi
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	12d	1	0.47mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	26d	1	0.49mi
9485 N Belfort Cir #308 Tamarac, FL	2.0	2.0	1228	$2,100	$1.71	15d	1	0.51mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	26d	1	0.54mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	26d	1	0.58mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	4d	1	0.59mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	16d	1	0.59mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	0d	1	0.59mi
5870 S Golden Beauty Ln Tamarac, FL	2.0	2.5	1381	$2,400	$1.74	26d	1	0.60mi
7640 Westwood Dr #411 Tamarac, FL	2.0	2.0	958	$1,850	$1.93	0d	1	0.62mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	26d	1	0.65mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	18d	1	0.67mi
5955 London Ln Tamarac, FL	3.0	2.5	1418	$2,800	$1.97	19d	1	0.68mi
7561 NW 88th Ter Tamarac, FL	3.0	2.5	1358	$2,995	$2.21	26d	2	0.76mi
5901 Manchester Way Tamarac, FL	3.0	2.5	1486	$2,600	$1.75	26d	1	0.76mi
10350 E Clairmont Cir #312 Tamarac, FL	2.0	2.0	1294	$2,300	$1.78	26d	1	0.77mi
10426 E Clairmont Cir #212 Tamarac, FL	2.0	2.0	1294	$2,100	$1.62	26d	1	0.78mi
7355 Woodmont Ter #107 Tamarac, FL	3.0	2.0	1224	$2,300	$1.88	5d	1	0.79mi
7355 Woodmont Ter #101 Tamarac, FL	3.0	2.0	1150	$2,300	$2.00	26d	1	0.79mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	18d	1	0.82mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	9d	1	0.82mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	26d	1	0.82mi
10425 E Clairmont Cir #107 Tamarac, FL	2.0	2.0	827	$1,850	$2.24	26d	1	0.82mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	26d	1	0.84mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	4d	1	0.84mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	16d	1	0.84mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	0d	12	0.86mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,320	$2.55	0d	15	0.86mi

HOA detail condo

• Monthly dues: $507 · $6,084/yr
• Likely covers: watertrashcableexterior maint.roof
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $179,900 Active 167 DOM
2. 2026-06-18
   days on market $179,900 Active 164 DOM
3. 2026-06-17
   days on market $179,900 Active 163 DOM
4. 2026-06-16
   days on market $179,900 Active 162 DOM
5. 2026-06-15
   days on market $179,900 Active 161 DOM
6. 2026-06-13
   days on market $179,900 Active 159 DOM
7. 2026-06-09
   days on market $179,900 Active 155 DOM
8. 2026-06-07
   days on market $179,900 Active 153 DOM
9. 2026-06-04
   days on market $179,900 Active 150 DOM
10. 2026-06-03
    days on market $179,900 Active 149 DOM
11. 2026-06-02
    days on market $179,900 Active 148 DOM
12. 2026-06-01
    days on market $179,900 Active 147 DOM
13. 2026-05-31
    days on market $179,900 Active 146 DOM
14. 2026-05-05
    status Active
15. 2026-05-05
    price $179,900
16. 2026-05-05
    historical
17. 2026-04-24
    price $185,000
18. 2026-04-01
    price $187,500
19. 2026-03-05
    price $188,000
20. 2026-01-05
    listed $189,000 Active
21. 2025-12-01
    historical
22. 2025-08-01
    listed $100,000 Active
23. 2005-06-03
    soldstatus $155,000
24. 2001-12-05
    soldstatus $74,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$255/yr (+$21/mo · 20.6%)

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

Taxation est. · year 1

• Rental income: $24,285
• − Mortgage interest: −$10,077
• − Property taxes: −$1,238
• − Insurance: −$900
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$6,084
• − Depreciation: −$5,233
• Taxable loss: −$3,133
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $394/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): 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

+143.1% since first listed

11 events — show timeline

• 2026-05-05 Relisted — Beaches MLS
• 2026-05-05 Price Changed $179,900 Beaches MLS
• 2026-05-05 Listing Removed — Beaches MLS
• 2026-04-24 Price Changed $185,000 Beaches MLS
• 2026-04-01 Price Changed $187,500 Beaches MLS
• 2026-03-05 Price Changed $188,000 Beaches MLS
• 2026-01-05 Listed $189,000 Beaches MLS
• 2025-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-03 Sold (Public Records) $155,000 Public Records
• 2001-12-05 Sold (Public Records) $74,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,238 · +3.8% YoY. Source: county tax records.