8150 W Mcnab Rd #312 · Tamarac, FL 33321

$149,900

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 81 Days on market

Built 1981 $497/mo HOA · 25% 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 +10.6/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Welcome home to this renovated 2 bed, 2 bath condo at the highly sought after Concord Village. This spacious unit offers over 1,000 living sq ft with a thoughtfully designed layout that flows seamlessly from room to room. The updated kitchen is a true highlight, featuring gleaming countertops, soft-close cabinets & drawers, and a stylish custom backsplash. Step out onto your oversized screened-in patio and soak in the tranquil views of the golf course, lush greenery, and water views. The perfect spot for your morning coffee or evening relaxation. Enjoy resort-style living, with access to a wealth of amenities including a private golf course, clubhouse with billiard room, fitness cente

Key facts

• $497 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Concord Village association; Monthly HOA fee ($497) including insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, and pool service; Community amenities: clubhouse, fitness center, pool, sauna, billiard room, picnic area, golf course, trash chute, maintenance; Pets allowed with breed restrictions; Senior community

Exterior

• Parking: 1 parking space (open/guest)
• Security: Closed-circuit cameras; Smoke detectors; Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; Resale unit; Third-floor entry; Faces north
• Construction: Block/CBS construction; Shingle roof; 3 total stories
• Exterior features: Screened patio and screened porch; Patio; Porch; On golf course; Paved road frontage (west of US-1); Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Gas range; Refrigerator; Water purifier (owned); Water softener (owned)
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Blinds on windows; Partially furnished
• Laundry & utility: Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-74 ($-883/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (8.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $137k (8.7% 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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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); 594 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 39% 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 $4k 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 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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 $74k; list at $150k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 25% of rent.

Recommended offer $136,902 (8.7% 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 81 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
10. 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.
11. 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.
12. 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: 1.34% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 6.2

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: -25.2%
• Equity multiple: 0.18×
• Total profit: $-34,460
• Equity at exit: $22,351

10-year hold

• IRR: -50.9%
• Equity multiple: -0.36×
• Total profit: $-57,151
• Equity at exit: $12,961

Cash invested: $41,972 (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: 594
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$786
• Tax from tax record: −$318 /mo · $3,822/yr
• Insurance: −$62
• HOA: −$497
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-74

Break-even live

Break-even rent $2,106

Max offer price $136,902

Occupancy floor 99%

Sensitivity live

Price	-10% $11	-5% $-31	+0% $-74	+5% $-116	+10% $-158
Rent	-10% $-233	-5% $-153	+0% $-74	+5% $6	+10% $85
Rate	-1.0pp $2	-0.5pp $-35	base $-74	+0.5pp $-112	+1.0pp $-152

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	9d	1	0.10mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	16d	1	0.10mi
8033 NW 71st Ct #8033 Tamarac, FL	3.0	3.0	1417	$3,100	$2.19	26d	1	0.12mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	26d	1	0.18mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	22d	1	0.18mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	6d	1	0.19mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	17d	1	0.19mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	19d	2	0.19mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	26d	1	0.22mi
8027 Lagos de Campo Blvd Unit A4 Tamarac, FL	3.0	2.5	1230	$3,000	$2.44	26d	1	0.23mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	9d	1	0.26mi
8301 Sands Point Blvd Tamarac, FL	1.0–2.0	1.5–2.0	937	$1,800	$1.92	1d	2	0.26mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	1d	1	0.29mi
7800 S Colony Cir Tamarac, FL	2.0	2.0	949	$1,725	$1.82	1d	1	0.31mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	16d	1	0.32mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	26d	1	0.32mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	26d	1	0.32mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	16d	1	0.32mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	9d	1	0.34mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	22d	2	0.34mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	1d	1	0.34mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	26d	1	0.34mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	9d	1	0.36mi
6716 Cypress Walk Ter Unit 6716 Tamarac, FL	3.0	2.5	1272	$2,550	$2.00	26d	1	0.36mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	26d	1	0.37mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	26d	1	0.38mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	22d	1	0.40mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	12d	1	0.40mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	17d	1	0.40mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	1d	12	0.40mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	26d	1	0.41mi
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	26d	1	0.43mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	7d	1	0.48mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	5d	1	0.48mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	9d	1	0.49mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.50mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	21d	1	0.59mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	26d	1	0.62mi
7355 Woodmont Ter #107 Tamarac, FL	3.0	2.0	1224	$2,300	$1.88	6d	1	0.66mi
7355 Woodmont Ter #101 Tamarac, FL	3.0	2.0	1150	$2,300	$2.00	26d	1	0.66mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $149,900 Active 81 DOM
2. 2026-06-18
   days on market $149,900 Active 78 DOM
3. 2026-06-17
   days on market $149,900 Active 77 DOM
4. 2026-06-16
   days on market $149,900 Active 76 DOM
5. 2026-06-15
   days on market $149,900 Active 75 DOM
6. 2026-06-13
   days on market $149,900 Active 73 DOM
7. 2026-06-09
   days on market $149,900 Active 69 DOM
8. 2026-06-08
   days on market $149,900 Active 68 DOM
9. 2026-06-07
   days on market $149,900 Active 67 DOM
10. 2026-06-04
    days on market $149,900 Active 64 DOM
11. 2026-06-03
    days on market $149,900 Active 63 DOM
12. 2026-06-02
    days on market $149,900 Active 62 DOM
13. 2026-06-01
    days on market $149,900 Active 61 DOM
14. 2026-05-31
    days on market $149,900 Active 60 DOM
15. 2026-04-01
    listed $149,900 Active
16. 2026-03-13
    historical
17. 2025-09-16
    listed $149,900 Active
18. 2025-07-06
    historical
19. 2025-03-07
    price $164,000
20. 2025-01-16
    listed $169,000 Active
21. 2024-12-31
    historical
22. 2024-11-20
    price $169,997
23. 2024-11-08
    price $169,998
24. 2024-11-02
    price $169,999
25. 2024-10-26
    price $170,000
26. 2024-10-26
    price $150,000
27. 2024-09-06
    price $187,000
28. 2024-08-21
    price $188,000
29. 2024-08-07
    price $189,000
30. 2024-07-11
    listed $190,000 Active
31. 2003-08-26
    soldstatus $74,000
32. 2002-07-09
    soldstatus $72,000
33. 1981-06-01
    soldstatus $67,000

ⓘ 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: $3,822 · $318/mo
• Projected year-2 tax: $3,822 · $318/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,159
• − Mortgage interest: −$8,397
• − Property taxes: −$3,822
• − Insurance: −$750
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$5,964
• − Depreciation: −$4,361
• Taxable loss: −$2,999
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $-163/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

+123.7% since first listed

19 events — show timeline

• 2026-04-01 Listed $149,900 Beaches MLS
• 2026-03-13 Listing Removed — Beaches MLS
• 2025-09-16 Listed $149,900 Beaches MLS
• 2025-07-06 Listing Removed — MARMLS
• 2025-03-07 Price Changed $164,000 MARMLS
• 2025-01-16 Listed $169,000 MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-11-20 Price Changed $169,997 MARMLS
• 2024-11-08 Price Changed $169,998 MARMLS
• 2024-11-02 Price Changed $169,999 MARMLS
• 2024-10-26 Price Changed $170,000 MARMLS
• 2024-10-26 Price Changed $150,000 MARMLS
• 2024-09-06 Price Changed $187,000 MARMLS
• 2024-08-21 Price Changed $188,000 MARMLS
• 2024-08-07 Price Changed $189,000 MARMLS
• 2024-07-11 Listed $190,000 MARMLS
• 2003-08-26 Sold (Public Records) $74,000 Public Records
• 2002-07-09 Sold (Public Records) $72,000 Public Records
• 1981-06-01 Sold (Public Records) $67,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $3,822 · +6.2% YoY. Source: county tax records.