6401 N University Dr #210 · Tamarac, FL 33321

$145,000

2 bd · 2.0 ba · 1,015 sqft · Condo public records · 96 Days on market

Built 1979 $585/mo HOA · 29% 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 +18.8/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Looking for a cozy condo with a beautiful view? WELCOME HOME! This 2 bedroom, 2 bathroom condo in a 55+ community is the place for you. Ideally located near the elevator and directly across from the common laundry, the unit also offers washer/dryer hookups so you can install your own. Just two blocks from a pharmacy, grocery store, banks, fast food, and the hospital, with easy access to the Florida Turnpike and Sawgrass Expressway. Features include a newer A/C, no carpet, a kitchen with pass-through, and hurricane accordion shutters. Enjoy your morning coffee or evening sunsets from the spacious west-facing screened balcony overlooking the golf course and water. Community amenities include

Key facts

• Fitness center
• Community amenities
• Washer dryer hookups

Tags

• WASHER DRYER HOOKUPS
• SPACIOUS SCREENED BALCONY
• OVERLOOKING GOLF COURSE
• COMMUNITY AMENITIES
• FITNESS CENTER
• THREE HEATED POOLS

Property features AI

Finance

• Other: Senior community
• Financial info: No land lease; Property is resale
• HOA & community: Association: Concord Village; Monthly HOA fee: $450; HOA covers cable TV, water, sewer, trash, elevator, roof repairs, grounds and structure maintenance, pest control, pool service, and recreation facilities; Community amenities include clubhouse, fitness center, pool, billiard room, community room, storage, laundry, parking, and trash chute

Exterior

• Parking: Assigned common parking; Guest parking; Asphalt parking; 1 open parking space (total 1)
• Security: Community has controlled amenities (clubhouse, pool, etc.)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available
• Home design: Condominium; One level; Entry level: 1; Faces east
• Construction: Concrete block with stucco construction; Slab foundation; 3-story building; Building name/number: 6401
• Exterior features: Shingle roof; Private road frontage (west of US-1); Asphalt road surface; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closet(s); Partially furnished; Blinds and drapes; Sliding windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry available in building

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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 21d 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 $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 96 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1979 — 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. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 5.9

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: -14.3%
• Equity multiple: 0.51×
• Total profit: $-19,923
• Equity at exit: $21,620

10-year hold

• IRR: -14.5%
• Equity multiple: 0.33×
• Total profit: $-27,280
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$760
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$60
• HOA: −$585
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $145

Break-even live

Break-even rent $1,857

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	20d	1	0.15mi
6361 Landings Ter #6361 Tamarac, FL	3.0	2.5	1417	$2,650	$1.87	24d	1	0.16mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	24d	1	0.17mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	14d	1	0.19mi
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.20mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	24d	1	0.20mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	24d	1	0.21mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	16d	1	0.23mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	24d	1	0.23mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	3d	1	0.23mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	5d	1	0.23mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	15d	1	0.25mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	10d	1	0.25mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	14d	1	0.26mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	24d	1	0.26mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	24d	1	0.26mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	24d	1	0.29mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	5d	1	0.29mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	20d	2	0.29mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	7d	1	0.29mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	24d	1	0.29mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	24d	1	0.30mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	24d	1	0.33mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	24d	1	0.33mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	20d	1	0.33mi
7107 NW 66th St Tamarac, FL	3.0	2.0	1485	$3,080	$2.07	7d	1	0.34mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	4d	1	0.36mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	15d	1	0.37mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	4d	1	0.37mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	17d	2	0.37mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	7d	1	0.42mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	14d	1	0.42mi
8027 Lagos de Campo Blvd Unit A4 Tamarac, FL	3.0	2.5	1230	$3,000	$2.44	24d	1	0.43mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.44mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	18d	1	0.46mi
6527 NW 70th Ave Unit 082 Tamarac, FL	2.0	1.0	865	$2,050	$2.37	24d	1	0.49mi
8033 NW 71st Ct #8033 Tamarac, FL	3.0	3.0	1417	$3,100	$2.19	24d	1	0.54mi
8107 NW 58th Pl Unit 8107 Tamarac, FL	2.0	1.0	1082	$2,200	$2.03	24d	1	0.56mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	17d	1	0.57mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	7d	1	0.60mi

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 96 DOM
2. 2026-06-17
   days on market $145,000 Active 95 DOM
3. 2026-06-16
   days on market $145,000 Active 94 DOM
4. 2026-06-15
   days on market $145,000 Active 93 DOM
5. 2026-06-13
   days on market $145,000 Active 91 DOM
6. 2026-06-09
   days on market $145,000 Active 87 DOM
7. 2026-06-08
   days on market $145,000 Active 86 DOM
8. 2026-06-07
   days on market $145,000 Active 85 DOM
9. 2026-06-04
   days on market $145,000 Active 82 DOM
10. 2026-06-03
    days on market $145,000 Active 81 DOM
11. 2026-06-02
    days on market $145,000 Active 80 DOM
12. 2026-06-01
    days on market $145,000 Active 79 DOM
13. 2026-05-31
    days on market $145,000 Active 78 DOM
14. 2026-05-07
    price $145,000
15. 2026-04-11
    price $160,000
16. 2026-03-14
    listed $170,000 Active
17. 2017-07-24
    soldstatus $80,000
18. 1992-01-16
    soldstatus $45,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$470/yr (+$39/mo · 64.1%)

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

Taxation est. · year 1

• Rental income: $24,485
• − Mortgage interest: −$8,122
• − Property taxes: −$734
• − Insurance: −$725
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$7,020
• − Depreciation: −$4,218
• Taxable loss: −$251
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,800/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

+222.2% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $145,000 Beaches MLS
• 2026-04-11 Price Changed $160,000 Beaches MLS
• 2026-03-14 Listed $170,000 Beaches MLS
• 2017-07-24 Sold (Public Records) $80,000 Public Records
• 1992-01-16 Sold (Public Records) $45,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $734 · +6.4% YoY. Source: county tax records.