5750 NW 64th Ave #208 · Tamarac, FL 33319

$89,900

1 bd · 1.0 ba · 660 sqft · Condo public records · 68 Days on market

Built 1974 $387/mo HOA · 26% 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 +10.0/10.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacation starts now! Welcome to the desirable 55+ only community of Bermuda Club! This perfectly kept condo comes fully furnished and ready for you to enjoy the natural South Florida sunlight and all the MANY amenities this community comes with! A full day of activities and relaxation can be had all within walking distance while also being only a few minutes drive from shopping and entertainment. Inside you'll find flooring has been updated with beautiful porcelain tile while you stay cool with a newer ac and safer with a new electric panel. Enjoy how the extended open living room stays comfortably well-lit by natural sunlight while having the privacy of no units in back. Stepping outside you'll have a nearby elevator, extra deeded storage, washer/dryer, and an assigned parking space.

Key facts

• Clubhouse and pool
• Fitness center
• Tennis courts

Tags

• CLUBHOUSE AND POOL
• RESORT STYLE AMENITIES
• FOUR SWIMMING POOLS
• FITNESS CENTER
• TENNIS COURTS
• BILLIARDS ROOM

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, laundry room, library, pool, tennis courts, shuffleboard, billiard room, storage, elevators, trash service and reserve fund; Association covers amenities, common areas, cable TV, insurance, structural maintenance, parking, pool(s), recreation facilities, roof, sewer, trash and water; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condo/attached property; Faces north; Entry on level 2; Single-story unit in a 3-story building
• Construction: Block construction; Resale property
• Exterior features: Tennis courts (association); Glass-enclosed porch; Porch; Exterior lighting; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Partially furnished; Blinds and jalousie windows; Closet cabinetry; Living/dining room; Handicap access; Second floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% 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 (-1.4%/yr); 821 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $622 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 68 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 26% 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.67% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 5.0

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: -15.0%
• Equity multiple: 0.49×
• Total profit: $-12,880
• Equity at exit: $13,404

10-year hold

• IRR: -18.9%
• Equity multiple: 0.22×
• Total profit: $-19,526
• Equity at exit: $7,773

Cash invested: $25,172 (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: 821
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$471
• Tax from tax record: −$202 /mo · $2,418/yr
• Insurance: −$37
• HOA: −$387
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $91

Break-even live

Break-even rent $1,389

Max offer price $89,900

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $116	+0% $91	+5% $65	+10% $40
Rent	-10% $-28	-5% $31	+0% $91	+5% $150	+10% $210
Rate	-1.0pp $136	-0.5pp $114	base $91	+0.5pp $67	+1.0pp $44

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	21d	1	0.04mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	8d	3	0.06mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	25d	2	0.06mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	25d	1	0.07mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	3d	1	0.10mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	25d	1	0.12mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	25d	1	0.16mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	8d	1	0.18mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	2d	1	0.21mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	25d	1	0.22mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	5d	3	0.22mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	25d	4	0.22mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	2d	3	0.32mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	25d	2	0.35mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	17d	2	0.44mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	19d	1	0.44mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	4d	1	0.99mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	8d	1	0.99mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	15d	1	0.99mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	15d	2	1.01mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	14d	1	1.03mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	25d	1	1.03mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	6d	2	1.03mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	11d	3	1.04mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	5d	3	1.04mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	3d	2	1.05mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,637	$1.53	2d	58	1.06mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,748	$1.89	2d	35	1.07mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	4d	5	1.10mi
5475 N University Dr Lauderhill, FL	3.0	1.0–2.0	794	$2,085	$2.63	3d	35	1.14mi
4200 Inverrary Blvd Lauderhill, FL	3.0	1.0–2.0	1116	$1,878	$1.68	4d	17	1.24mi
7710 NW 50th St #304 Lauderhill, FL	1.0	1.0	630	$1,500	$2.38	25d	1	1.37mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	25d	1	1.42mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	25d	1	1.43mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	25d	1	1.48mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Likely covers: electricparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-18
   status Pending
2. 2026-04-15
   price $89,900
3. 2026-03-11
   listed $94,900 Active
4. 2023-10-27
   soldstatus $96,000 Closed 795-char remark

   Show marketing remark (795 chars)

   Vacation starts now! Welcome to the desirable 55+ only community of Bermuda Club! This perfectly kept condo comes fully furnished and ready for you to enjoy the natural South Florida sunlight and all the MANY amenities this community comes with! A full day of activities and relaxation can be had all within walking distance while also being only a few minutes drive from shopping and entertainment. Inside you'll find flooring has been updated with beautiful porcelain tile while you stay cool with a newer ac and safer with a new electric panel. Enjoy how the extended open living room stays comfortably well-lit by natural sunlight while having the privacy of no units in back. Stepping outside you'll have a nearby elevator, extra deeded storage, washer/dryer, and an assigned parking space.

5. 2023-10-27
   soldstatus $96,000

   Show marketing remark (795 chars)

   Vacation starts now! Welcome to the desirable 55+ only community of Bermuda Club! This perfectly kept condo comes fully furnished and ready for you to enjoy the natural South Florida sunlight and all the MANY amenities this community comes with! A full day of activities and relaxation can be had all within walking distance while also being only a few minutes drive from shopping and entertainment. Inside you'll find flooring has been updated with beautiful porcelain tile while you stay cool with a newer ac and safer with a new electric panel. Enjoy how the extended open living room stays comfortably well-lit by natural sunlight while having the privacy of no units in back. Stepping outside you'll have a nearby elevator, extra deeded storage, washer/dryer, and an assigned parking space.

6. 2023-09-30
   status Pending 795-char remark

   Show marketing remark (795 chars)

   Vacation starts now! Welcome to the desirable 55+ only community of Bermuda Club! This perfectly kept condo comes fully furnished and ready for you to enjoy the natural South Florida sunlight and all the MANY amenities this community comes with! A full day of activities and relaxation can be had all within walking distance while also being only a few minutes drive from shopping and entertainment. Inside you'll find flooring has been updated with beautiful porcelain tile while you stay cool with a newer ac and safer with a new electric panel. Enjoy how the extended open living room stays comfortably well-lit by natural sunlight while having the privacy of no units in back. Stepping outside you'll have a nearby elevator, extra deeded storage, washer/dryer, and an assigned parking space.

7. 2023-08-10
   historical Active Under Contract 795-char remark

   Show marketing remark (795 chars)

   Vacation starts now! Welcome to the desirable 55+ only community of Bermuda Club! This perfectly kept condo comes fully furnished and ready for you to enjoy the natural South Florida sunlight and all the MANY amenities this community comes with! A full day of activities and relaxation can be had all within walking distance while also being only a few minutes drive from shopping and entertainment. Inside you'll find flooring has been updated with beautiful porcelain tile while you stay cool with a newer ac and safer with a new electric panel. Enjoy how the extended open living room stays comfortably well-lit by natural sunlight while having the privacy of no units in back. Stepping outside you'll have a nearby elevator, extra deeded storage, washer/dryer, and an assigned parking space.

8. 2023-07-22
   listed $96,000 Active 795-char remark

   Show marketing remark (795 chars)

   Vacation starts now! Welcome to the desirable 55+ only community of Bermuda Club! This perfectly kept condo comes fully furnished and ready for you to enjoy the natural South Florida sunlight and all the MANY amenities this community comes with! A full day of activities and relaxation can be had all within walking distance while also being only a few minutes drive from shopping and entertainment. Inside you'll find flooring has been updated with beautiful porcelain tile while you stay cool with a newer ac and safer with a new electric panel. Enjoy how the extended open living room stays comfortably well-lit by natural sunlight while having the privacy of no units in back. Stepping outside you'll have a nearby elevator, extra deeded storage, washer/dryer, and an assigned parking space.

9. 2021-12-01
   soldstatus $73,000
10. 2005-07-18
    soldstatus $65,000
11. 1997-10-13
    soldstatus $15,000

ⓘ 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: $2,418 · $202/mo
• Projected year-2 tax: $2,418 · $202/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,048
• − Mortgage interest: −$5,036
• − Property taxes: −$2,418
• − Insurance: −$450
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$4,644
• − Depreciation: −$2,615
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $1,090/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

+499.3% since first listed

11 events — show timeline

• 2026-05-18 Pending — MARMLS
• 2026-04-15 Price Changed $89,900 MARMLS
• 2026-03-11 Listed $94,900 MARMLS
• 2023-10-27 Sold (Public Records) $96,000 Public Records
• 2023-10-27 Sold (MLS) $96,000 MARMLS
• 2023-09-30 Pending — MARMLS
• 2023-08-10 Contingent — MARMLS
• 2023-07-22 Listed $96,000 MARMLS
• 2021-12-01 Sold (Public Records) $73,000 Public Records
• 2005-07-18 Sold (Public Records) $65,000 Public Records
• 1997-10-13 Sold (Public Records) $15,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,418 · -4.5% YoY. Source: county tax records.