None · Tamarac, FL 33321

$149,500

2 bd · 2.0 ba · 1,032 sqft · Condo · 76 Days on market

Built 1980 $450/mo HOA · 21% of rent ↓ 3% since listing

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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 +21.9/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

WELCOME TO TAMARAC. PRICE REDUCED. VACANT. REMODELED LESS THAN 2 YEARS AGO: KITCHEN, BATHROMS, CERAMIC TILE THRU-OUT THE FLOORS, LIGHTING, NEW STAINLESS STEEL APPLIANCES, NEW AIR CONDITIONER, WASHER/DRYER IN UNIT. LARGE SCREENED PORCH. ALL ASSESSMENTS PAID. OVER 55+ COMMUNITY. NO RENTING. SOLD UNFURNISHED. CAN BE SOLD WITH ALL THE FURNITURE. SOLD AS IS WITH RIGHT TO INSPECT.

Key facts

• Remodeled
• Kitchen
• Lighting

Tags

• REMODELED
• KITCHEN
• BATHROOMS
• CERAMIC TILE
• LIGHTING
• NEW STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Senior community
• Financial info: Monthly HOA fee amount not specified for display
• HOA & community: Association with monthly HOA fee; HOA amenities include clubhouse, pool, storage, community room, parking, elevator, and recreation facilities; HOA fee includes maintenance of grounds and structure, water, sewer, trash, common areas, pool service

Exterior

• Parking: Guest parking available; Association provides parking
• Security: Closed-circuit camera(s)
• Utilities: Cable available
• Home design: Condominium; Updated/remodeled condition; Accessible elevator installed; 3 total stories; Entry level: 2
• Construction: Block/CBS construction
• Exterior features: Porch; Screened porch; Second-floor entry with elevator access; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Flooring throughout listed as ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Screened porch
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 588 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 $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 76 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 5.7

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: -10.4%
• Equity multiple: 0.64×
• Total profit: $-15,254
• Equity at exit: $22,291

10-year hold

• IRR: -8.1%
• Equity multiple: 0.59×
• Total profit: $-17,308
• Equity at exit: $12,926

Cash invested: $41,860 (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: 588
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$450
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $236

Break-even live

Break-even rent $1,877

Max offer price $149,500

Occupancy floor 84%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7211 NW 76th St Tamarac, FL	3.0	1.5	1312	$2,900	$2.21	22d	1	0.19mi
7656 NW 73rd Ter Tamarac, FL	2.0	2.0	1192	$2,350	$1.97	24d	1	0.27mi
7105 NW 70th Ct Tamarac, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.28mi
6808 NW 70th St Tamarac, FL	2.0	1.0	984	$2,100	$2.13	24d	1	0.42mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	15d	1	0.43mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	10d	1	0.43mi
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.46mi
6805 NW 75th Dr Fort Lauderdale, FL	2.0	1.0	1204	$2,200	$1.83	24d	1	0.47mi
7107 NW 66th St Tamarac, FL	3.0	2.0	1485	$3,080	$2.07	7d	1	0.50mi
7613 NW 68th Ter Tamarac, FL	2.0	1.0	1224	$2,500	$2.04	7d	1	0.50mi
7790 NW 78th Ave Tamarac, FL	2.0	2.0	1014	$2,193	$2.16	24d	1	0.54mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	4d	1	0.55mi
6527 NW 70th Ave Unit 082 Tamarac, FL	2.0	1.0	865	$2,050	$2.37	24d	1	0.56mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	14d	1	0.61mi
8033 NW 71st Ct #8033 Tamarac, FL	3.0	3.0	1417	$3,100	$2.19	24d	1	0.61mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	14d	1	0.64mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	7d	1	0.64mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	24d	1	0.64mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	24d	1	0.67mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	20d	1	0.67mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	20d	1	0.71mi
1600 Coral Ave Unit 1600 North Lauderdale, FL	3.0	2.5	1460	$3,500	$2.40	24d	1	0.72mi
6361 Landings Ter #6361 Tamarac, FL	3.0	2.5	1417	$2,650	$1.87	24d	1	0.73mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	24d	1	0.75mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	24d	1	0.76mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	24d	1	0.76mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	15d	1	0.76mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	14d	1	0.76mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	24d	1	0.76mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	17d	2	0.76mi
8171 N University Dr Tamarac, FL	1.0–2.0	1.0–2.5	1117	$2,748	$2.46	2d	9	0.80mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	7d	1	0.80mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	24d	1	0.80mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	5d	1	0.80mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	20d	2	0.80mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	24d	1	0.81mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	17d	1	0.81mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	24d	1	0.81mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	24d	1	0.83mi
8027 Lagos de Campo Blvd Unit A4 Tamarac, FL	3.0	2.5	1230	$3,000	$2.44	24d	1	0.84mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-28
   price $149,500
2. 2026-03-24
   price $152,500
3. 2025-08-10
   listed $154,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $26,116
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$5,400
• − Depreciation: −$4,349
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,636/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

-3.5% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $149,500 Beaches MLS
• 2026-03-24 Price Changed $152,500 Beaches MLS
• 2025-08-10 Listed $154,900 Beaches MLS