6150 NW 62nd St #107 · Tamarac, FL 33319

$79,000

1 bd · 1.0 ba · 660 sqft · Condo public records · 99 Days on market

Built 1974 $405/mo HOA · 27% 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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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 MLS

This well-maintained unit. 55+ Community of Bermuda Club! 1 Bedroom +1bathroom . Located near tons of shopping, banks, restaurants and the Turnpike. Amenities: Clubhouse, Fitness Center, Event Room, Game Room, 4 Pools w- Covered Canopy Deck, Tennis Courts, Shuffleboard, Putting Green, Pool Tables & Ping Pong Tables, New Mailboxes, Elevator, Ramps & Carts for Grocery. Brand New A/C

Key facts

• Fitness center
• Clubhouse
• 4 pools

Tags

• CORNER UNIT
• RECREATION FACILITIES
• 4 POOLS
• CLUBHOUSE
• FITNESS CENTER
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Community is a senior community; HOA provides clubhouse, pool, and maintenance; HOA covers grounds maintenance, sewer, trash, water, common areas, elevator, recreation facility, and pool service; HOA fee: $405 monthly

Exterior

• Parking: Guest parking
• Utilities: Cable available
• Home design: Condominium; Resale; Three-story building; Entry level: 1
• Construction: CBS construction
• Exterior features: First-floor entry; Waterfront property (no waterfront features listed)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Single hung metal and sliding windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: Rents soft (-1.4%/yr); 821 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% 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 $546 of loan paydown is wiped out by about $2k 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 99 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 27% of rent.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.90% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 4.4

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: -11.0%
• Equity multiple: 0.62×
• Total profit: $-8,394
• Equity at exit: $11,779

10-year hold

• IRR: -12.2%
• Equity multiple: 0.46×
• Total profit: $-12,051
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$414
• Tax from tax record: −$202 /mo · $2,418/yr
• Insurance: −$33
• HOA: −$405
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $133

Break-even live

Break-even rent $1,334

Max offer price $79,000

Occupancy floor 86%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6150 NW 62nd St Tamarac, FL	1.0	1.0	660	$1,525	$2.31	24d	2	0.04mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,350	$1.75	2d	3	0.13mi
6050 NW 64th Ave #307 Fort Lauderdale, FL	1.0	1.0	660	$1,375	$2.08	24d	1	0.15mi
6021 NW 61st Ave #207 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	2d	1	0.17mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,400	$1.82	4d	3	0.18mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,425	$1.85	24d	4	0.18mi
5940 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,400	$2.12	24d	1	0.21mi
6000 NW 64th Ave #106 Fort Lauderdale, FL	1.0	1.0	660	$1,450	$2.20	7d	1	0.23mi
5890 NW 64th Ave #308 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	2d	1	0.27mi
5851 NW 62nd Ave #305 Tamarac, FL	1.0	1.0	660	$1,500	$2.27	24d	1	0.28mi
8140 SW 22nd St North Lauderdale, FL	1.0–2.0	1.5–2.0	764	$1,672	$2.19	16d	2	0.31mi
8140 SW 22nd St North Lauderdale, FL	1.0	1.5	695	$1,527	$2.20	18d	1	0.31mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,485	$1.93	24d	2	0.31mi
5860 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,450	$1.88	7d	3	0.31mi
5801 NW 62nd Ave #106 Tamarac, FL	1.0	1.0	660	$1,350	$2.05	24d	1	0.33mi
5750 NW 64th Ave #305 Tamarac, FL	1.0	1.0	660	$1,650	$2.50	20d	1	0.34mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,637	$1.53	1d	58	0.70mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,748	$1.89	2d	35	0.73mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	3d	5	0.74mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	4d	1	0.90mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	7d	1	0.90mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	14d	2	0.95mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,599	$2.44	10d	3	0.95mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$1,575	$2.40	4d	3	0.95mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	13d	1	0.96mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	24d	1	0.96mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	14d	1	0.96mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	2d	2	0.99mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$1,700	$1.96	5d	2	1.01mi
5475 N University Dr Lauderhill, FL	3.0	1.0–2.0	794	$2,085	$2.63	2d	35	1.39mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	24d	1	1.46mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	24d	1	1.47mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $79,000 Active 99 DOM
2. 2026-06-17
   days on market $79,000 Active 98 DOM
3. 2026-06-16
   days on market $79,000 Active 97 DOM
4. 2026-06-15
   days on market $79,000 Active 96 DOM
5. 2026-06-13
   days on market $79,000 Active 94 DOM
6. 2026-06-09
   days on market $79,000 Active 90 DOM
7. 2026-06-07
   days on market $79,000 Active 88 DOM
8. 2026-06-04
   days on market $79,000 Active 85 DOM
9. 2026-06-03
   days on market $79,000 Active 84 DOM
10. 2026-06-02
    days on market $79,000 Active 83 DOM
11. 2026-06-01
    days on market $79,000 Active 82 DOM
12. 2026-05-31
    days on market $79,000 Active 81 DOM
13. 2024-09-30
    listed $79,000 Active
14. 2024-01-25
    soldstatus $105,000
15. 2024-01-12
    soldstatus $105,000 Closed 395-char remark

    Show marketing remark (395 chars)

    This well-maintained unit. 55+ Community of Bermuda Club! 1 Bedroom +1bathroom . Located near tons of shopping, banks, restaurants and the Turnpike. Amenities: Clubhouse, Fitness Center, Event Room, Game Room, 4 Pools w- Covered Canopy Deck, Tennis Courts, Shuffleboard, Putting Green, Pool Tables & Ping Pong Tables, New Mailboxes, Elevator, Ramps & Carts for Grocery. Brand New A/C

16. 2023-12-18
    historical Active Under Contract 395-char remark

    Show marketing remark (395 chars)

    This well-maintained unit. 55+ Community of Bermuda Club! 1 Bedroom +1bathroom . Located near tons of shopping, banks, restaurants and the Turnpike. Amenities: Clubhouse, Fitness Center, Event Room, Game Room, 4 Pools w- Covered Canopy Deck, Tennis Courts, Shuffleboard, Putting Green, Pool Tables & Ping Pong Tables, New Mailboxes, Elevator, Ramps & Carts for Grocery. Brand New A/C

17. 2023-10-13
    price $109,900 395-char remark

    Show marketing remark (395 chars)

    This well-maintained unit. 55+ Community of Bermuda Club! 1 Bedroom +1bathroom . Located near tons of shopping, banks, restaurants and the Turnpike. Amenities: Clubhouse, Fitness Center, Event Room, Game Room, 4 Pools w- Covered Canopy Deck, Tennis Courts, Shuffleboard, Putting Green, Pool Tables & Ping Pong Tables, New Mailboxes, Elevator, Ramps & Carts for Grocery. Brand New A/C

18. 2023-09-05
    listed $112,500 Active 395-char remark

    Show marketing remark (395 chars)

    This well-maintained unit. 55+ Community of Bermuda Club! 1 Bedroom +1bathroom . Located near tons of shopping, banks, restaurants and the Turnpike. Amenities: Clubhouse, Fitness Center, Event Room, Game Room, 4 Pools w- Covered Canopy Deck, Tennis Courts, Shuffleboard, Putting Green, Pool Tables & Ping Pong Tables, New Mailboxes, Elevator, Ramps & Carts for Grocery. Brand New A/C

19. 2023-06-06
    historical
20. 2023-05-30
    price $114,900
21. 2023-05-30
    listed $14,900 Active
22. 2022-07-01
    historical
23. 2022-06-23
    listed $84,900 Active
24. 2021-04-27
    soldstatus $53,000
25. 2021-04-16
    soldstatus $57,000 Closed
26. 2021-02-09
    historical Active Under Contract
27. 2020-11-07
    listed $57,900 Active
28. 2017-09-27
    historical
29. 2017-01-17
    price $45,000
30. 2016-02-05
    listed $50,000 Active
31. 2016-01-22
    historical
32. 2015-04-06
    price $45,000
33. 2015-01-25
    listed $50,000 Active
34. 2014-08-12
    soldstatus $29,000 Sold
35. 2014-08-12
    historical
36. 2014-08-12
    soldstatus $29,000
37. 2014-06-20
    listed $30,000 Active
38. 2006-12-22
    historical
39. 2006-11-06
    listed $73,000
40. 1981-03-01
    soldstatus $41,000
41. 1974-04-01
    soldstatus $19,500

ⓘ 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: $2,418 · $202/mo
• Projected year-2 tax: $2,418 · $202/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: $18,027
• − Mortgage interest: −$4,425
• − Property taxes: −$2,418
• − Insurance: −$395
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − HOA: −$4,860
• − Depreciation: −$2,298
• Taxable income: $746
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,418/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

+305.1% since first listed

29 events — show timeline

• 2024-09-30 Listed $79,000 Beaches MLS
• 2024-01-25 Sold (Public Records) $105,000 Public Records
• 2024-01-12 Sold (MLS) $105,000 MARMLS
• 2023-12-18 Contingent — MARMLS
• 2023-10-13 Price Changed $109,900 MARMLS
• 2023-09-05 Listed $112,500 MARMLS
• 2023-06-06 Listing Removed — MARMLS
• 2023-05-30 Price Changed $114,900 MARMLS
• 2023-05-30 Listed $14,900 MARMLS
• 2022-07-01 Listing Removed — MARMLS
• 2022-06-23 Listed $84,900 MARMLS
• 2021-04-27 Sold (Public Records) $53,000 Public Records
• 2021-04-16 Sold (MLS) $57,000 MARMLS
• 2021-02-09 Contingent — MARMLS
• 2020-11-07 Listed $57,900 MARMLS
• 2017-09-27 Listing Removed — MARMLS
• 2017-01-17 Price Changed $45,000 MARMLS
• 2016-02-05 Listed $50,000 MARMLS
• 2016-01-22 Listing Removed — MARMLS
• 2015-04-06 Price Changed $45,000 MARMLS
• 2015-01-25 Listed $50,000 MARMLS
• 2014-08-12 Sold (MLS) $29,000 MARMLS
• 2014-08-12 Listing Removed — MARMLS
• 2014-08-12 Sold (Public Records) $29,000 Public Records
• 2014-06-20 Listed $30,000 MARMLS
• 2006-12-22 Listing Removed — Beaches MLS
• 2006-11-06 Listed $73,000 Beaches MLS
• 1981-03-01 Sold (Public Records) $41,000 Public Records
• 1974-04-01 Sold (Public Records) $19,500 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,418 · +9.3% YoY. Source: county tax records.