4965 E Sabal Palm Blvd #207 · Tamarac, FL 33319

$135,000

2 bd · 2.0 ba · 1,270 sqft · Condo public records · 72 Days on market

Built 1986 $661/mo HOA · 28% 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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

Welcome to this beautifully remodeled 2 bedroom 2 bath condo offering over 1200 sq ft of comfortable living space. Located in the sought after and well-maintained 55+ community of Lake of Carriage Hills, this spacious 2nd floor unit offers nice sized bedrooms with generous walk in closets, tile and laminate flooring and a HUGE laundry room with full size washer and dryer and extra storage. With lots of natural lighting, this unit features an updated kitchen with new appliances, full impact windows throughout, hurricane shutters, and a 2025 HVAC system . Enjoy beautiful water views from your private screened in balcony overlooking the lake. Resort style amenities include clubhouse, heated po

Key facts

• Water views
• Hurricane shutters
• Full impact windows

Tags

• REMODELED CONDO
• UPDATED KITCHEN
• FULL IMPACT WINDOWS
• HURRICANE SHUTTERS
• WATER VIEWS
• PRIVATE SCREENED BALCONY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, sauna, billiard room, library, barbecue/picnic area, pickleball, tennis and shuffleboard courts, transportation service, and elevator(s); Association covers cable TV, water and trash; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Exterior lighting
• Utilities: Water service included in association fee; Trash service included in association fee; Cable TV included in association fee
• Home design: Attached property; 4-story building; Entry on level 2; Has a view; Waterfront (lakefront)
• Construction: Block construction; Effective year built
• Exterior features: Balcony (screened); Barbecue area; Storm/security shutters; Tennis courts; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Icemaker; Refrigerator
• Bedrooms: Includes a bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Bedroom on main level; Living/dining room combination; Elevator access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (-1.4%/yr); 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,335/mo this rent would consume 48% of the median local household income ($58k/yr) (locally 2809% 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 $933 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 72 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 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 $66k; list at $135k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 28% of rent.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.73% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 4.8

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: -17.3%
• Equity multiple: 0.42×
• Total profit: $-21,998
• Equity at exit: $20,129

10-year hold

• IRR: -26.6%
• Equity multiple: 0.06×
• Total profit: $-35,463
• Equity at exit: $11,672

Cash invested: $37,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$708
• Tax from tax record: −$323 /mo · $3,872/yr
• Insurance: −$56
• HOA: −$661
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $97

Break-even live

Break-even rent $2,213

Max offer price $135,000

Occupancy floor 91%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	20d	1	0.17mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	7d	1	0.29mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	24d	1	0.33mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	24d	1	0.36mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	24d	1	0.40mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	24d	1	0.41mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	24d	1	0.43mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	11d	1	0.44mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	5d	2	0.45mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	24d	1	0.47mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	1d	1	0.49mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	4d	1	0.50mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	14d	1	0.52mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	24d	1	0.53mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	24d	1	0.53mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	13d	1	0.56mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	24d	1	0.57mi
1937 SW 60th Ter #1937 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	24d	1	0.59mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	24d	1	0.59mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	24d	1	0.59mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	24d	1	0.60mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	12d	1	0.60mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	24d	1	0.60mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	24d	1	0.61mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	4d	1	0.62mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	24d	1	0.62mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	24d	1	0.63mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	24d	1	0.63mi
1984 SW 60th Ave Unit 1984 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	24d	1	0.68mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	19d	1	0.68mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	24d	1	0.68mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	17d	1	0.69mi
33 Spinning Wheel Ln Tamarac, FL	3.0	2.5	1865	$2,750	$1.47	24d	1	0.69mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	24d	1	0.70mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	3d	1	0.70mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	17d	1	0.70mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	16d	1	0.70mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,200	$1.89	10d	1	0.74mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,225	$1.91	10d	1	0.74mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	24d	1	0.75mi

HOA detail condo

• Monthly dues: $661 · $7,932/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-03-17
   listed $135,000 Active
2. 2026-01-21
   historical
3. 2025-10-03
   status Active
4. 2025-10-01
   historical
5. 2025-09-25
   price $130,000
6. 2025-07-30
   price $135,000
7. 2025-07-07
   listed $155,000 Active
8. 1986-08-01
   soldstatus $66,300

ⓘ 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: $3,872 · $323/mo
• Projected year-2 tax: $3,872 · $323/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: $28,026
• − Mortgage interest: −$7,562
• − Property taxes: −$3,872
• − Insurance: −$675
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$7,932
• − Depreciation: −$3,927
• Taxable loss: −$427
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,268/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

+103.6% since first listed

8 events — show timeline

• 2026-03-17 Listed $135,000 MARMLS
• 2026-01-21 Listing Removed — MARMLS
• 2025-10-03 Relisted — MARMLS
• 2025-10-01 Listing Removed — MARMLS
• 2025-09-25 Price Changed $130,000 MARMLS
• 2025-07-30 Price Changed $135,000 MARMLS
• 2025-07-07 Listed $155,000 MARMLS
• 1986-08-01 Sold (Public Records) $66,300 Public Records

Property tax history

+17.4%/yr

Latest (2025): $3,872 · +435.2% YoY. Source: county tax records.