6090 N Sabal Palm Blvd #110 · Tamarac, FL 33319

$99,000

2 bd · 2.0 ba · 1,010 sqft · Condo public records · 37 Days on market

Built 1983 $683/mo HOA · 33% of rent

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Why this score? — see what drove the B- 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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Spacious 2-bedroom, 2-bath condo in the desirable 55+ community of Lakes of Carriage Hills offering over 1,000 sq ft of living space and peaceful lake views. Features include a bright open layout, generously sized bedrooms, walk-in closet in the primary bedroom, washer & dryer, and plenty of storage throughout. Unit is in original condition and ready for your personal updates and touches. Enjoy scenic walking paths, bridges, clubhouse, 2 heated pools, tennis courts, shuffleboard, and more. Conveniently located near shopping and restaurants. Great opportunity with lots of potential—seller is motivated!

Key facts

• Heated pools
• Clubhouse
• Lake views

Tags

• LAKE VIEWS
• WALKING PATHS
• CLUBHOUSE
• HEATED POOLS
• TENNIS COURTS
• SHUFFLEBOARD

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Not a land lease community
• HOA & community: Part of Lakes of Carriage Hills 2 association; Monthly HOA fee (paid monthly); Association amenities: clubhouse, pool, maintained community; HOA covers cable TV, insurance, internet, grounds and structure maintenance, sewer, trash, water, common areas, elevator, hot water, reserve funds, roof repairs

Exterior

• Parking: Assigned parking; Guest parking; 29 total parking spaces; 1 open parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level (entry on first floor); Faces north
• Construction: Block construction; Other roof; 3 total stories; Built/recorded living area 1,000
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bedroom layout is split; Unfurnished
• Laundry & utility: Electric water heater; Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• 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; 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).
• This rent runs 43% 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 $684 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 37 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $99k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.11% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 4.0

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $197
• Equity at exit: $14,761

10-year hold

• IRR: 4.1%
• Equity multiple: 1.23×
• Total profit: $6,458
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$519
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$41
• HOA: −$683
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $345

Break-even live

Break-even rent $1,652

Max offer price $99,000

Occupancy floor 78%

Sensitivity live

Price	-10% $401	-5% $373	+0% $345	+5% $317	+10% $289
Rent	-10% $180	-5% $262	+0% $345	+5% $427	+10% $510
Rate	-1.0pp $394	-0.5pp $370	base $345	+0.5pp $319	+1.0pp $293

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	22d	1	0.09mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	8d	1	0.09mi
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	21d	1	0.12mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	25d	1	0.14mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	25d	1	0.25mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	25d	1	0.25mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	25d	1	0.27mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	25d	1	0.31mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	25d	1	0.33mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	12d	1	0.33mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	14d	1	0.33mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	25d	1	0.34mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	3d	2	0.36mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	8d	1	0.42mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	25d	1	0.43mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	25d	1	0.45mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	25d	1	0.46mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	25d	1	0.46mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	6d	2	0.47mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	12d	1	0.49mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	14d	1	0.50mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	25d	1	0.54mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	25d	1	0.55mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	15d	1	0.59mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	25d	1	0.63mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	25d	1	0.70mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	25d	1	0.71mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	25d	1	0.72mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	16d	1	0.72mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	25d	1	0.72mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	5d	1	0.72mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	25d	1	0.73mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	5d	1	0.74mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	25d	1	0.76mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	20d	1	0.79mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	25d	1	0.79mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	25d	1	0.84mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	25d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	18d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	2d	1	0.86mi

HOA detail condo

• Monthly dues: $683 · $8,196/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 37 DOM
2. 2026-06-17
   days on market $99,000 Active 36 DOM
3. 2026-06-16
   days on market $99,000 Active 35 DOM
4. 2026-06-15
   days on market $99,000 Active 34 DOM
5. 2026-06-13
   days on market $99,000 Active 32 DOM
6. 2026-06-09
   days on market $99,000 Active 28 DOM
7. 2026-06-08
   days on market $99,000 Active 27 DOM
8. 2026-06-07
   days on market $99,000 Active 26 DOM
9. 2026-06-04
   days on market $99,000 Active 23 DOM
10. 2026-06-03
    days on market $99,000 Active 22 DOM
11. 2026-06-02
    days on market $99,000 Active 21 DOM
12. 2026-06-01
    days on market $99,000 Active 20 DOM
13. 2026-05-31
    days on market $99,000 Active 19 DOM
14. 2026-05-12
    listed $99,000 Active
15. 1996-09-18
    soldstatus $40,600

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$81/yr (+$7/mo · 11.0%)

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

Taxation est. · year 1

• Rental income: $25,058
• − Mortgage interest: −$5,546
• − Property taxes: −$740
• − Insurance: −$495
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$8,196
• − Depreciation: −$2,880
• Taxable income: $3,192
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,369/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

+143.8% since first listed

2 events — show timeline

• 2026-05-12 Listed $99,000 Beaches MLS
• 1996-09-18 Sold (Public Records) $40,600 Public Records

Property tax history

+4.9%/yr

Latest (2025): $740 · +6.4% YoY. Source: county tax records.