9091 Lime Bay Blvd #210 · Tamarac, FL 33321

$99,999

2 bd · 2.0 ba · 950 sqft · Condo public records · 62 Days on market

Built 1974 $710/mo HOA · 35% 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 +19.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully update home. The kitchen with sleek quartz countertops and brand-new stainless steel appliances. Fresh interior paint and laminated flooring throughout the main living areas, creating a bright and inviting atmosphere. Brand-new A/C system installed in April 2026 and a new roof. The exterior was freshly painted in January 2026, adding to the home's curb appeal. Located in a well-maintained community with no special assessments and strong HOA reserves. Enjoy access to fantastic amenities including a pool, clubhouse, tennis courts, and more. Building has an elevator. Maintenance includes cable, internet, pest control and water. HOA requirements: Income $30K, credit score 715. Pet f

Key facts

• Quartz countertops
• Laminated flooring
• A/c system

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FRESH INTERIOR PAINT
• LAMINATED FLOORING
• A/C SYSTEM
• NEW ROOF

Property features AI

Finance

• Financial info: Monthly HOA amount listed
• HOA & community: Monthly HOA with many community amenities; HOA fee paid monthly; Association amenities include: clubhouse, pool, fitness center, tennis courts, billiard room, business center, hobby room, laundry, elevator(s), on-site manager, parking, lobby, maintained community, street lights, management, and maintenance; HOA includes cable TV, internet, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, and pool service; Property is part of a senior community; Pets allowed (dogs OK; some size/number limits indicated)

Exterior

• Parking: Assigned parking (2 spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; One-level living; Resale condition; Faces south
• Construction: Stucco and CBS construction; Shingle roof; 3-story building
• Exterior features: Not waterfront; Entry on level 2

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Smoke detectors
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 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 20d 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 $691 of loan paydown is wiped out by about $3k 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 62 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $100k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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. 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: 2.04% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 4.1

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: -15.9%
• Equity multiple: 0.47×
• Total profit: $-14,957
• Equity at exit: $14,910

10-year hold

• IRR: -28.0%
• Equity multiple: 0.09×
• Total profit: $-25,350
• Equity at exit: $8,646

Cash invested: $28,000 (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 33321

• Home prices YoY: -30.4%
• Rents YoY: -1.9%
• Active inventory: 594
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$524
• Tax from tax record: −$231 /mo · $2,768/yr
• Insurance: −$42
• HOA: −$710
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $105

Break-even live

Break-even rent $1,907

Max offer price $99,999

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $133	+0% $105	+5% $77	+10% $49
Rent	-10% $-56	-5% $25	+0% $105	+5% $186	+10% $266
Rate	-1.0pp $155	-0.5pp $131	base $105	+0.5pp $79	+1.0pp $53

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	11d	1	0.03mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	25d	2	0.27mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	25d	1	0.30mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	25d	1	0.31mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	15d	1	0.32mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	25d	1	0.34mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	25d	1	0.36mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	4d	11	0.37mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	25d	1	0.38mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	23d	1	0.44mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	17d	1	0.48mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	8d	1	0.48mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	15d	1	0.51mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	23d	1	0.54mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	19d	1	0.58mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$2,524	$2.91	2d	17	0.58mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	25d	1	0.58mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	8d	1	0.60mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	18d	1	0.63mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	25d	1	0.68mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	3d	1	0.69mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	15d	1	0.69mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	23d	1	0.69mi
7640 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1169	$1,850	$1.58	17d	2	0.70mi
5819 Hampton Hills Blvd Tamarac, FL	2.0	2.0	1077	$2,450	$2.27	21d	1	0.72mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	8d	1	0.72mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	25d	2	0.73mi
9064 Plymouth Pl #9064 Tamarac, FL	2.0	2.0	1036	$2,550	$2.46	21d	1	0.75mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	25d	1	0.77mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	17d	1	0.78mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	25d	1	0.82mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	18d	2	0.83mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	16d	1	0.83mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	5d	1	0.84mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	15d	1	0.84mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	8d	1	0.84mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,337	$2.57	3d	15	0.84mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	25d	1	0.85mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	25d	1	0.87mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	25d	1	0.87mi

HOA detail condo

• Monthly dues: $710 · $8,520/yr
• Likely covers: waterinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $99,999 Active 62 DOM
2. 2026-06-18
   days on market $99,999 Active 59 DOM
3. 2026-06-18
   price $99,999 Active 58 DOM
4. 2026-06-17
   days on market $105,000 Active 58 DOM
5. 2026-06-16
   days on market $105,000 Active 57 DOM
6. 2026-06-15
   days on market $105,000 Active 56 DOM
7. 2026-06-13
   days on market $105,000 Active 54 DOM
8. 2026-06-09
   days on market $105,000 Active 50 DOM
9. 2026-06-08
   days on market $105,000 Active 49 DOM
10. 2026-06-07
    days on market $105,000 Active 48 DOM
11. 2026-06-04
    days on market $105,000 Active 45 DOM
12. 2026-06-03
    days on market $105,000 Active 44 DOM
13. 2026-06-02
    days on market $105,000 Active 43 DOM
14. 2026-06-01
    days on market $105,000 Active 42 DOM
15. 2026-05-31
    days on market $105,000 Active 41 DOM
16. 2026-05-21
    price $105,000
17. 2026-04-20
    listed $109,000 Active
18. 2024-03-02
    historical
19. 2024-03-02
    status Active
20. 2023-12-01
    status Active
21. 2023-11-06
    listed $160,000 Active
22. 2004-07-17
    soldstatus $66,000
23. 1974-07-01
    soldstatus $21,000

ⓘ 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: $2,768 · $231/mo
• Projected year-2 tax: $2,768 · $231/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,483
• − Mortgage interest: −$5,601
• − Property taxes: −$2,768
• − Insurance: −$500
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$8,520
• − Depreciation: −$2,909
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $1,197/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

+400.0% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $105,000 Beaches MLS
• 2026-04-20 Listed $109,000 Beaches MLS
• 2024-03-02 Listing Removed — MARMLS
• 2024-03-02 Relisted — MARMLS
• 2023-12-01 Relisted — MARMLS
• 2023-11-06 Listed $160,000 MARMLS
• 2004-07-17 Sold (Public Records) $66,000 Public Records
• 1974-07-01 Sold (Public Records) $21,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,768 · +1.5% YoY. Source: county tax records.