5706 NW 82nd Ave · Tamarac, FL 33321

$349,900

2 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 188 Days on market

Built 1970 5,538 sqft lot Est $561k · 38% under $103/mo HOA · 4% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great corner location. Community is minutes away from major roads and shopping. A want to be location. A must see. Senior community. Buyers must be approved by the association. Association application must be completed. HOA includes a pool, clubhouse.

Key facts

• Corner location
• Hoa includes a pool
• 5,538 sq ft lot

Tags

• CORNER LOCATION
• MINUTES AWAY FROM MAJOR ROADS
• HOA INCLUDES A POOL
• HOA INCLUDES CLUBHOUSE

Property features AI

Finance

• Other: Zoned R-1
• HOA & community: Homeowners association with monthly fee; Association fee $103 per month; Association covers common area maintenance, grounds maintenance, and recreation facilities; Community clubhouse; Community pool; Senior community

Exterior

• Parking: Attached garage; Driveway; 1 covered garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces south; Resale property
• Construction: Block construction; Flat and tile roof
• Exterior features: Awnings; Corner lot; Automatic sprinklers; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: First floor entry; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $59 ($705/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (17.6% below list).
• Recommended offer: $288k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 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).
• At $2,884/mo this rent would consume 56% of the median local household income ($62k/yr) (locally 1394% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 188 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $81k; list at $350k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,383 (17.6% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $560,576
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 NW 52nd Ct	0.52mi	3/2.0 (+1)	1,876 (+2%)	7mo	$570,000	$304	62
8200 NW 52nd Ct	0.43mi	3/2.0 (+1)	1,828 (-1%)	22mo	$555,000	$304	55
8230 NW 52nd Ct	0.44mi	3/2.0 (+1)	1,744 (-5%)	20mo	$480,000	$275	48
5101 NW 87th Ave	0.72mi	3/2.0 (+1)	1,843 (-0%)	16mo	$568,500	$308	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-61,486
• Equity at exit: $52,171

10-year hold

• IRR: -17.4%
• Equity multiple: 0.17×
• Total profit: $-81,703
• Equity at exit: $30,253

Cash invested: $97,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,884 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$146
• HOA: −$103
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $59

Break-even live

Break-even rent $2,809

Max offer price $349,900

Occupancy floor 93%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8502 NW 59th St Tamarac, FL	2.0	2.0	1305	$2,900	$2.22	14d	1	0.34mi
8521 NW 53rd St Lauderhill, FL	3.0	2.0	1682	$3,700	$2.20	2d	1	0.48mi
8521 NW 53rd St Lauderhill, FL	3.0	2.0	1682	$3,700	$2.20	7d	1	0.48mi
8521 NW 53rd St Lauderhill, FL	3.0	2.0	1682	$3,700	$2.20	24d	1	0.48mi
8060 NW 51st Ct Unit 8060 Lauderhill, FL	3.0	2.0	2004	$3,700	$1.85	24d	1	0.53mi
8027 Lagos de Campo Blvd Unit A4 Tamarac, FL	3.0	2.5	1230	$3,000	$2.44	24d	1	0.59mi
8968 Lancaster St Tamarac, FL	3.0	2.5	1555	$3,100	$1.99	3d	1	0.63mi
5747 Isles Cir #5747 Tamarac, FL	2.0	2.5	1428	$2,500	$1.75	24d	1	0.64mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	24d	1	0.67mi
6301 Landings Ter Tamarac, FL	3.0	2.5	1417	$2,800	$1.98	17d	1	0.67mi
9056 Plymouth Pl Tamarac, FL	3.0	2.5	1777	$2,800	$1.58	7d	1	0.68mi
9057 Preston Pl Tamarac, FL	3.0	2.5	1776	$2,800	$1.58	24d	1	0.69mi
5910 Royal Way Tamarac, FL	3.0	2.5	1555	$3,300	$2.12	24d	1	0.70mi
9075 Plymouth Pl Tamarac, FL	3.0	2.0	1417	$2,600	$1.83	24d	1	0.71mi
9076 Preston Pl #9076 Tamarac, FL	3.0	2.5	1777	$3,250	$1.83	24d	1	0.71mi
6361 Landings Ter #6361 Tamarac, FL	3.0	2.5	1417	$2,650	$1.87	24d	1	0.71mi
5541 NW 90th Ter #5541 Sunrise, FL	3.0	2.5	1396	$3,000	$2.15	3d	1	0.72mi
5155 NW 87th Ter Lauderhill, FL	3.0	2.5	1548	$1,300	$0.84	24d	1	0.75mi
6311 NW 90th Ave Tamarac, FL	2.0	2.0	1784	$2,700	$1.51	24d	1	0.82mi
5901 Manchester Way Tamarac, FL	3.0	2.5	1486	$2,600	$1.75	24d	1	0.85mi
6716 Cypress Walk Ter Unit 6716 Tamarac, FL	3.0	2.5	1272	$2,550	$2.00	24d	1	0.87mi
9141 W Commercial Blvd Sunrise, FL	3.0	2.0	1428	$3,520	$2.46	24d	1	0.89mi
5955 London Ln Tamarac, FL	3.0	2.5	1418	$2,800	$1.97	17d	1	0.90mi
8731 Cypress Walk Ct Tamarac, FL	3.0	2.5	1700	$2,800	$1.65	24d	1	0.91mi
9283 NW 54th St Sunrise, FL	3.0	2.5	1815	$3,500	$1.93	3d	1	0.93mi
9283 NW 54th St Sunrise, FL	3.0	2.5	1815	$3,600	$1.98	12d	1	0.93mi
8033 NW 71st Ct #8033 Tamarac, FL	3.0	3.0	1417	$3,100	$2.19	24d	1	0.94mi
8009 NW 71st Ct Tamarac, FL	3.0	3.0	1621	$2,999	$1.85	24d	1	0.96mi
9312 NW 54th St Unit 9312 Sunrise, FL	3.0	2.0	1237	$2,800	$2.26	24d	1	0.97mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	4d	11	0.98mi
8858 NW 48th St #8858 Sunrise, FL	3.0	2.5	1512	$2,750	$1.82	24d	1	0.99mi
8211 NW 45th Ct Lauderhill, FL	3.0	2.0	1511	$3,450	$2.28	24d	1	1.02mi
7107 NW 66th St Tamarac, FL	3.0	2.0	1485	$3,080	$2.07	7d	1	1.02mi
4728 NW 90th Ave Sunrise, FL	3.0	2.5	1512	$2,500	$1.65	20d	1	1.02mi
5870 S Golden Beauty Ln Tamarac, FL	2.0	2.5	1381	$2,400	$1.74	24d	1	1.04mi
9481 Stanley Ln #9481 Tamarac, FL	3.0	2.5	1636	$3,200	$1.96	24d	1	1.09mi
6717 NW 59th St Tamarac, FL	3.0	2.0	1587	$3,700	$2.33	20d	1	1.10mi
6710 NW 58th Ct Tamarac, FL	2.0	2.0	1287	$2,450	$1.90	24d	1	1.14mi
7505 NW 44th St Lauderhill, FL	1.0–2.0	1.0–2.0	1075	$2,524	$2.35	3d	4	1.18mi
9471 NW 52nd St Sunrise, FL	3.0	2.0	1494	$3,299	$2.21	24d	1	1.20mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: pool

Listing history 8 events

1. 2026-03-05
   price $349,900
2. 2026-02-10
   price $359,900
3. 2025-12-29
   price $375,000
4. 2025-12-29
   status Active
5. 2025-12-27
   status Pending
6. 2025-11-17
   listed $365,000 Active
7. 2000-10-17
   soldstatus $81,000
8. 1976-06-01
   soldstatus $42,500

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$1,275/yr (+$106/mo · 78.3%)

ⓘ 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 9/10 Extreme 4 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,606
• − Mortgage interest: −$19,600
• − Property taxes: −$1,629
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,768
• − Management: −$2,768
• − HOA: −$1,236
• − Depreciation: −$10,179
• Taxable loss: −$5,324
• Est. tax savings @ 24.0%: +$1,278
• After-tax cash flow: $1,983/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

+723.3% since first listed

8 events — show timeline

• 2026-03-05 Price Changed $349,900 MARMLS
• 2026-02-10 Price Changed $359,900 MARMLS
• 2025-12-29 Price Changed $375,000 MARMLS
• 2025-12-29 Relisted — MARMLS
• 2025-12-27 Pending — MARMLS
• 2025-11-17 Listed $365,000 MARMLS
• 2000-10-17 Sold (Public Records) $81,000 Public Records
• 1976-06-01 Sold (Public Records) $42,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,629 · +4.4% YoY. Source: county tax records.