6751 N University Dr Unit 212 · Tamarac, FL 33321

$167,000

1 bd · 2.0 ba · 920 sqft · Condo public records · 42 Days on market

Built 1983 $495/mo HOA · 27% of rent

---

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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Rent immediately! All-Ages building. Ideal as a primary residence or seasonal getaway. Enjoy peaceful golf-course views from the spacious screened balcony. Completely renovated in 2024-2025 with a newer energy-efficient AC and water heater, tile wood floors with Schluter tile baseboards, updated bathrooms with modern toilets and touch mirrors, smooth ceilings (no popcorn), fresh neutral paint, contemporary fixtures, new pantry and closet shelving, and a European-style Holz gourmet kitchen featuring a Blanco sink and high-performance Bosch appliances. Aluminum hurricane shutters and a new shut-off valve provide added protection; unit includes private storage. Building has a newer roof, eleva

Key facts

• Energy-efficient ac
• Screened balcony
• Bosch appliances

Tags

• SCREENED BALCONY
• ENERGY-EFFICIENT AC
• UPDATED BATHROOMS
• TILE WOOD FLOORS
• HOLZ GOURMET KITCHEN
• BOSCH APPLIANCES

Property features AI

Finance

• HOA & community: Association: Concord Village Condominium; Monthly HOA fee of $495; HOA covers cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, and recreation facility; Community amenities include billiard room, clubhouse, fitness center, picnic area, parking, pool, sauna, shuffleboard court, spa/hot tub, storage, community room, kitchen facilities, library, and maintained grounds

Exterior

• Parking: Assigned parking; Guest parking; Open parking (1 space total)
• Utilities: Public water; Public sewer; Cable connected; Water connected
• Home design: Condominium; One-level living; Three-story building; Entry on second floor; Faces east
• Construction: Block construction; Other roof
• Exterior features: Screened patio and porch; Patio; Porch; Not waterfront; Second-floor/foyer entry

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Trash compactor; Freezer
• Bedrooms: One bedroom on the main level
• Flooring: Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Built-in features; Entrance foyer; Walk-in closet(s); Closet cabinetry; Custom mirrors; Blinds and sliding windows; Tile flooring
• Laundry & utility: In-unit laundry hookup; Washer hookup; Common area laundry (in hall/laundry room)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $-81 ($-970/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (8.5% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $153k (8.5% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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 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 36% 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 42 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $167k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $152,725 (8.5% 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 42 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
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: 1.11% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 7.5

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: -24.2%
• Equity multiple: 0.20×
• Total profit: $-37,366
• Equity at exit: $24,900

10-year hold

• IRR: -38.6%
• Equity multiple: -0.26×
• Total profit: $-59,044
• Equity at exit: $14,439

Cash invested: $46,760 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$876
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$70
• HOA: −$495
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-81

Break-even live

Break-even rent $1,953

Max offer price $152,725

Occupancy floor 99%

Sensitivity live

Price	-10% $14	-5% $-34	+0% $-81	+5% $-128	+10% $-175
Rent	-10% $-227	-5% $-154	+0% $-81	+5% $-8	+10% $65
Rate	-1.0pp $3	-0.5pp $-38	base $-81	+0.5pp $-124	+1.0pp $-168

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.01mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	10d	1	0.06mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	15d	1	0.06mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	14d	1	0.18mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	4d	1	0.25mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	21d	1	0.26mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	24d	1	0.26mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	24d	1	0.30mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	21d	1	0.30mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	24d	1	0.31mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	24d	1	0.31mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	24d	1	0.32mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	24d	1	0.32mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	14d	1	0.33mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	8d	1	0.34mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	15d	1	0.34mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	8d	1	0.37mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	5d	1	0.37mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	24d	1	0.37mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	20d	2	0.37mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	24d	1	0.37mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	15d	1	0.38mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	18d	2	0.38mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	5d	1	0.39mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	3d	1	0.39mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	24d	1	0.41mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	4d	1	0.43mi
6527 NW 70th Ave Unit 082 Tamarac, FL	2.0	1.0	865	$2,050	$2.37	24d	1	0.48mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	24d	1	0.49mi
7105 NW 70th Ct Tamarac, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.50mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.57mi
6808 NW 70th St Tamarac, FL	2.0	1.0	984	$2,100	$2.13	24d	1	0.58mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	18d	1	0.59mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	8d	1	0.61mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	19d	1	0.61mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	8d	1	0.70mi
8107 NW 58th Pl Unit 8107 Tamarac, FL	2.0	1.0	1082	$2,200	$2.03	24d	1	0.73mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	8d	1	0.74mi
7790 NW 78th Ave Tamarac, FL	2.0	2.0	1014	$2,193	$2.16	24d	1	0.83mi
7313 NW 57th Ct Tamarac, FL	2.0	1.0	1082	$2,600	$2.40	24d	1	0.83mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-10
   status $167,000 Pending 42 DOM
2. 2026-06-09
   days on market $167,000 Active 42 DOM
3. 2026-06-08
   days on market $167,000 Active 41 DOM
4. 2026-06-07
   days on market $167,000 Active 40 DOM
5. 2026-06-04
   days on market $167,000 Active 37 DOM
6. 2026-06-03
   days on market $167,000 Active 36 DOM
7. 2026-06-02
   days on market $167,000 Active 35 DOM
8. 2026-06-01
   days on market $167,000 Active 34 DOM
9. 2026-05-31
   days on market $167,000 Active 33 DOM
10. 2026-04-28
    listed $167,000 Active
11. 2016-04-28
    soldstatus $65,000
12. 2004-04-26
    soldstatus $70,000
13. 2004-04-26
    soldstatus $70,000

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$152/yr (+$13/mo · 12.4%)

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

Taxation est. · year 1

• Rental income: $22,213
• − Mortgage interest: −$9,355
• − Property taxes: −$1,234
• − Insurance: −$835
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − HOA: −$5,940
• − Depreciation: −$4,858
• Taxable loss: −$3,563
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $-115/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

+138.6% since first listed

4 events — show timeline

• 2026-04-28 Listed $167,000 Beaches MLS
• 2016-04-28 Sold (Public Records) $65,000 Public Records
• 2004-04-26 Sold (Public Records) $70,000 Public Records
• 2004-04-26 Sold (Public Records) $70,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,234 · +3.8% YoY. Source: county tax records.