5180 E Sabal Palm Blvd #234 · Tamarac, FL 33319

$103,000

1 bd · 2.0 ba · 680 sqft · Condo public records · 107 Days on market

Built 1974 $360/mo HOA · 22% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 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

Bright & Airy well-kept 1/1 condo located at Sabal Palm Village in Tamarac, 55+ Community. This immaculate cozy unit is located on the 2nd floor, Large open concept kitchen wooden cabinets w/ additional cabinetry, newer quartz counter tops, under cabinet lighting, SS fridge & white appliances. Tile flooring throughout, A/C 2017, W/ Heater 2018, Newer impact hurricane windows. Large M/bedroom w/ custom wall closet (great for extra storing) & walk-in. Enclosed patio features impact windows, electric blinds with remote - Can be used as a Den/Office. Laundry room on premises located on same floor, unit comes w/ extra storage. The association offers a clubhouse with library, fi

Key facts

• Ss fridge
• Open concept kitchen
• White appliances

Tags

• OPEN CONCEPT KITCHEN
• WOODEN CABINETS
• QUARTZ COUNTER TOPS
• UNDER CABINET LIGHTING
• SS FRIDGE
• WHITE APPLIANCES

Property features AI

Finance

• Other: Building name: 5180; Living area recorded as 680; Building area total 680 (per public records)
• HOA & community: Monthly HOA fee; HOA amenities include billiard room, clubhouse, fitness center, pool, shuffleboard court, storage, tennis courts, on-site manager, community room, library, sidewalks, and street lights; Senior community; Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Condominium; Resale property; Faces north; Three-story building; Entry level living area
• Construction: CBS construction
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Water softener
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Closet cabinetry; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $103k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $94k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Broadview Elementary School (math 29% / reading 38%, grade F, #1,758 of 2,144 statewide, top 83%, 742 students, 86% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-24 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 821 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 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 107 days — a 9% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $103k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $93,730 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1974 — 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: 1.59% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 5.2

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-4,945
• Equity at exit: $15,358

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-955
• Equity at exit: $8,906

Cash invested: $28,840 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$540
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$43
• HOA: −$360
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $256

Break-even live

Break-even rent $1,318

Max offer price $103,000

Occupancy floor 79%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	4d	1	0.07mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	7d	1	0.07mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	10d	3	0.08mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	4d	3	0.08mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	24d	1	0.12mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	14d	1	0.12mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	15d	2	0.14mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	3d	2	0.16mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	15d	1	0.22mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	5d	2	0.26mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	24d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	1d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	17d	1	0.86mi
4016 Lakeside Dr Unit 4016 Tamarac, FL	2.0	1.0	720	$1,800	$2.50	11d	1	0.86mi
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	24d	2	0.86mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	2d	1	0.89mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.90mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	24d	1	0.94mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	24d	1	0.94mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	2d	1	0.94mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,637	$1.53	2d	58	0.95mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	24d	1	0.95mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	24d	2	0.99mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	7d	3	0.99mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	24d	4	1.00mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	4d	3	1.00mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	2d	3	1.01mi
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	20d	1	1.02mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	7d	1	1.03mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	3d	5	1.15mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	18d	1	1.20mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	16d	2	1.20mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,748	$1.89	2d	35	1.32mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$1,750	$1.96	18d	3	1.43mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $103,000 Active 107 DOM
2. 2026-06-17
   days on market $103,000 Active 106 DOM
3. 2026-06-16
   days on market $103,000 Active 105 DOM
4. 2026-06-15
   days on market $103,000 Active 104 DOM
5. 2026-06-13
   days on market $103,000 Active 102 DOM
6. 2026-06-09
   days on market $103,000 Active 98 DOM
7. 2026-06-07
   days on market $103,000 Active 96 DOM
8. 2026-06-04
   days on market $103,000 Active 93 DOM
9. 2026-06-03
   days on market $103,000 Active 92 DOM
10. 2026-06-02
    days on market $103,000 Active 91 DOM
11. 2026-06-01
    days on market $103,000 Active 90 DOM
12. 2026-05-31
    days on market $103,000 Active 89 DOM
13. 2026-04-13
    price $103,000
14. 2026-03-02
    listed $110,000 Active
15. 2026-02-28
    historical
16. 2025-08-30
    listed $110,000 Active
17. 2025-08-27
    historical
18. 2025-07-21
    price $110,000
19. 2025-04-10
    price $120,000
20. 2025-03-03
    listed $110,000 Active
21. 2015-04-30
    soldstatus $45,000 Sold
22. 2015-04-30
    soldstatus $45,000
23. 2015-03-10
    status Pending
24. 2015-02-12
    price $48,000
25. 2015-01-20
    listed $55,000 Active
26. 2008-09-08
    soldstatus $60,000
27. 2000-08-22
    soldstatus $15,000
28. 1986-01-01
    soldstatus $30,000

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,176 · $98/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $19,709
• − Mortgage interest: −$5,770
• − Property taxes: −$1,176
• − Insurance: −$515
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$4,320
• − Depreciation: −$2,996
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,650/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
• 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

+243.3% since first listed

16 events — show timeline

• 2026-04-13 Price Changed $103,000 Beaches MLS
• 2026-03-02 Listed $110,000 Beaches MLS
• 2026-02-28 Listing Removed — Beaches MLS
• 2025-08-30 Listed $110,000 Beaches MLS
• 2025-08-27 Listing Removed — Beaches MLS
• 2025-07-21 Price Changed $110,000 Beaches MLS
• 2025-04-10 Price Changed $120,000 Beaches MLS
• 2025-03-03 Listed $110,000 Beaches MLS
• 2015-04-30 Sold (MLS) $45,000 MARMLS
• 2015-04-30 Sold (Public Records) $45,000 Public Records
• 2015-03-10 Pending — MARMLS
• 2015-02-12 Price Changed $48,000 MARMLS
• 2015-01-20 Listed $55,000 MARMLS
• 2008-09-08 Sold (Public Records) $60,000 Public Records
• 2000-08-22 Sold (Public Records) $15,000 Public Records
• 1986-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,176 · +3.8% YoY. Source: county tax records.