8810 W Mcnab Rd #306 · Tamarac, FL 33321

$130,000

2 bd · 2.0 ba · 920 sqft · Condo public records · 52 Days on market

Built 1977 $500/mo HOA · 24% 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 +18.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated 2 BR/2 bath large condo. The Gourmet Kitchen features a high end Stainless Appliance Package, custom kitchen cabinets, added additional cabinets and counter space, LED lighting, Wood Flooring, updated bath fixtures, knockdown walls, new closet doors, new interior painting & much more. No Rentals allowed. Maintenance is very low ($300) & HOA is extremely well managed. Increasing price levels within the area! 1 PERSON MUST BE 55 Plus all other MAY be 18 & above. 20% down deposit is required. Buyer with financing must leave a maintenance security deposit equal to one year & is refundable after 2 years. . Water, sewer, Cable TV is included. Heated Pool year round! Use As-Is Contract and Buyer agrees to use Sellers Title Co. as his choice (Very Reputable).

Key facts

• $500 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association fee amount not displayed
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, insurance, internet, laundry, grounds maintenance, structure maintenance, recreation facilities, sewer, trash and water; Community amenities include billiard room, clubhouse, fitness center, laundry, pool, trash service, and elevator(s); Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Fire alarm; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: 3 stories; Entry on third floor; Attached property; Updated/remodeled
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Self-cleaning oven; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Third-floor entry; Exterior lighting; Fire alarm and smoke detectors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 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 40% 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 $899 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 52 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 24% of rent.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 1.60% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 5.2

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: -15.6%
• Equity multiple: 0.47×
• Total profit: $-19,329
• Equity at exit: $19,383

10-year hold

• IRR: -19.4%
• Equity multiple: 0.20×
• Total profit: $-29,106
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$682
• Tax from tax record: −$286 /mo · $3,435/yr
• Insurance: −$54
• HOA: −$500
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $116

Break-even live

Break-even rent $1,927

Max offer price $130,000

Occupancy floor 89%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	10d	1	0.21mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	4d	11	0.21mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	8d	1	0.31mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	24d	1	0.40mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	8d	1	0.42mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	17d	1	0.45mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	17d	1	0.45mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	24d	2	0.45mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.46mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	15d	1	0.46mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.47mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.49mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	15d	1	0.50mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$2,524	$2.91	2d	17	0.52mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	19d	1	0.52mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	24d	1	0.52mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	24d	1	0.54mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	8d	1	0.58mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	22d	1	0.62mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	17d	2	0.64mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	15d	1	0.64mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	8d	1	0.66mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	14d	1	0.66mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	4d	1	0.66mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	24d	1	0.69mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	21d	1	0.70mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	24d	1	0.70mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	22d	1	0.71mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	22d	1	0.72mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	24d	1	0.74mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	20d	2	0.75mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	5d	1	0.75mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	24d	1	0.75mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	8d	1	0.75mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.75mi
5819 Hampton Hills Blvd Tamarac, FL	2.0	2.0	1077	$2,450	$2.27	20d	1	0.75mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	4d	1	0.75mi
9064 Plymouth Pl #9064 Tamarac, FL	2.0	2.0	1036	$2,550	$2.46	21d	1	0.76mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	24d	1	0.76mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	24d	1	0.76mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: watersewercablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $130,000 Active 52 DOM
2. 2026-06-17
   days on market $130,000 Active 51 DOM
3. 2026-06-16
   days on market $130,000 Active 50 DOM
4. 2026-06-15
   days on market $130,000 Active 49 DOM
5. 2026-06-13
   pricedays on market $130,000 Active 47 DOM
6. 2026-06-09
   days on market $135,900 Active 43 DOM
7. 2026-06-08
   days on market $135,900 Active 42 DOM
8. 2026-06-07
   pricedays on market $135,900 Active 41 DOM
9. 2026-06-04
   days on market $139,900 Active 38 DOM
10. 2026-06-03
    days on market $139,900 Active 37 DOM
11. 2026-06-02
    days on market $139,900 Active 36 DOM
12. 2026-06-01
    days on market $139,900 Active 35 DOM
13. 2026-05-31
    days on market $139,900 Active 34 DOM
14. 2026-04-27
    listed $139,900 Active
15. 2021-12-09
    soldstatus $132,000
16. 2021-11-18
    soldstatus $132,000 Closed 814-char remark

    Show marketing remark (814 chars)

    Completely renovated 2 BR/2 bath large condo. The Gourmet Kitchen features a high end Stainless Appliance Package, custom kitchen cabinets, added additional cabinets and counter space, LED lighting, Wood Flooring, updated bath fixtures, knockdown walls, new closet doors, new interior painting & much more. No Rentals allowed. Maintenance is very low ($300) & HOA is extremely well managed. Increasing price levels within the area! 1 PERSON MUST BE 55 Plus all other MAY be 18 & above. 20% down deposit is required. Buyer with financing must leave a maintenance security deposit equal to one year & is refundable after 2 years. . Water, sewer, Cable TV is included. Heated Pool year round! Use As-Is Contract and Buyer agrees to use Sellers Title Co. as his choice (Very Reputable).

17. 2021-11-15
    status Pending 814-char remark

    Show marketing remark (814 chars)

    Completely renovated 2 BR/2 bath large condo. The Gourmet Kitchen features a high end Stainless Appliance Package, custom kitchen cabinets, added additional cabinets and counter space, LED lighting, Wood Flooring, updated bath fixtures, knockdown walls, new closet doors, new interior painting & much more. No Rentals allowed. Maintenance is very low ($300) & HOA is extremely well managed. Increasing price levels within the area! 1 PERSON MUST BE 55 Plus all other MAY be 18 & above. 20% down deposit is required. Buyer with financing must leave a maintenance security deposit equal to one year & is refundable after 2 years. . Water, sewer, Cable TV is included. Heated Pool year round! Use As-Is Contract and Buyer agrees to use Sellers Title Co. as his choice (Very Reputable).

18. 2021-10-19
    price $136,900 814-char remark

    Show marketing remark (814 chars)

    Completely renovated 2 BR/2 bath large condo. The Gourmet Kitchen features a high end Stainless Appliance Package, custom kitchen cabinets, added additional cabinets and counter space, LED lighting, Wood Flooring, updated bath fixtures, knockdown walls, new closet doors, new interior painting & much more. No Rentals allowed. Maintenance is very low ($300) & HOA is extremely well managed. Increasing price levels within the area! 1 PERSON MUST BE 55 Plus all other MAY be 18 & above. 20% down deposit is required. Buyer with financing must leave a maintenance security deposit equal to one year & is refundable after 2 years. . Water, sewer, Cable TV is included. Heated Pool year round! Use As-Is Contract and Buyer agrees to use Sellers Title Co. as his choice (Very Reputable).

19. 2021-09-24
    price $129,900 814-char remark

    Show marketing remark (814 chars)

    Completely renovated 2 BR/2 bath large condo. The Gourmet Kitchen features a high end Stainless Appliance Package, custom kitchen cabinets, added additional cabinets and counter space, LED lighting, Wood Flooring, updated bath fixtures, knockdown walls, new closet doors, new interior painting & much more. No Rentals allowed. Maintenance is very low ($300) & HOA is extremely well managed. Increasing price levels within the area! 1 PERSON MUST BE 55 Plus all other MAY be 18 & above. 20% down deposit is required. Buyer with financing must leave a maintenance security deposit equal to one year & is refundable after 2 years. . Water, sewer, Cable TV is included. Heated Pool year round! Use As-Is Contract and Buyer agrees to use Sellers Title Co. as his choice (Very Reputable).

20. 2021-05-28
    price $119,900 814-char remark

    Show marketing remark (814 chars)

    Completely renovated 2 BR/2 bath large condo. The Gourmet Kitchen features a high end Stainless Appliance Package, custom kitchen cabinets, added additional cabinets and counter space, LED lighting, Wood Flooring, updated bath fixtures, knockdown walls, new closet doors, new interior painting & much more. No Rentals allowed. Maintenance is very low ($300) & HOA is extremely well managed. Increasing price levels within the area! 1 PERSON MUST BE 55 Plus all other MAY be 18 & above. 20% down deposit is required. Buyer with financing must leave a maintenance security deposit equal to one year & is refundable after 2 years. . Water, sewer, Cable TV is included. Heated Pool year round! Use As-Is Contract and Buyer agrees to use Sellers Title Co. as his choice (Very Reputable).

21. 2021-05-02
    listed $124,900 Active 814-char remark

    Show marketing remark (814 chars)

    Completely renovated 2 BR/2 bath large condo. The Gourmet Kitchen features a high end Stainless Appliance Package, custom kitchen cabinets, added additional cabinets and counter space, LED lighting, Wood Flooring, updated bath fixtures, knockdown walls, new closet doors, new interior painting & much more. No Rentals allowed. Maintenance is very low ($300) & HOA is extremely well managed. Increasing price levels within the area! 1 PERSON MUST BE 55 Plus all other MAY be 18 & above. 20% down deposit is required. Buyer with financing must leave a maintenance security deposit equal to one year & is refundable after 2 years. . Water, sewer, Cable TV is included. Heated Pool year round! Use As-Is Contract and Buyer agrees to use Sellers Title Co. as his choice (Very Reputable).

22. 2020-03-12
    soldstatus $54,600 Closed 795-char remark

    Show marketing remark (795 chars)

    Great 2 bedroom, 2 bathroom condo in the lovely 55+ community, The Greens of Tamarac. This property offers a wonderful layout with a spacious living room and bedrooms, charming kitchen, den/office space, ample closet space and tremendous potential. Property needs TLC but with your personal touch this condo can be the gem it was meant to be! Perfect starter home or investment! Community offers pool, clubhouse, community room along with other amenities. Located in an awesome neighborhood right off of N Pine Island Rd with everything you need nearby. In close proximity you have Colony West Golf Club, Tamarac Commons Park, an outdoor shopping mall with salons, restaurants, supermarkets, Walmart and more! * Only owner-occupant offers will be considered for the first 20 days of marketing *

23. 2020-02-21
    status Pending 795-char remark

    Show marketing remark (795 chars)

    Great 2 bedroom, 2 bathroom condo in the lovely 55+ community, The Greens of Tamarac. This property offers a wonderful layout with a spacious living room and bedrooms, charming kitchen, den/office space, ample closet space and tremendous potential. Property needs TLC but with your personal touch this condo can be the gem it was meant to be! Perfect starter home or investment! Community offers pool, clubhouse, community room along with other amenities. Located in an awesome neighborhood right off of N Pine Island Rd with everything you need nearby. In close proximity you have Colony West Golf Club, Tamarac Commons Park, an outdoor shopping mall with salons, restaurants, supermarkets, Walmart and more! * Only owner-occupant offers will be considered for the first 20 days of marketing *

24. 2020-02-18
    status Active 795-char remark

    Show marketing remark (795 chars)

    Great 2 bedroom, 2 bathroom condo in the lovely 55+ community, The Greens of Tamarac. This property offers a wonderful layout with a spacious living room and bedrooms, charming kitchen, den/office space, ample closet space and tremendous potential. Property needs TLC but with your personal touch this condo can be the gem it was meant to be! Perfect starter home or investment! Community offers pool, clubhouse, community room along with other amenities. Located in an awesome neighborhood right off of N Pine Island Rd with everything you need nearby. In close proximity you have Colony West Golf Club, Tamarac Commons Park, an outdoor shopping mall with salons, restaurants, supermarkets, Walmart and more! * Only owner-occupant offers will be considered for the first 20 days of marketing *

25. 2020-02-12
    status Pending 795-char remark

    Show marketing remark (795 chars)

    Great 2 bedroom, 2 bathroom condo in the lovely 55+ community, The Greens of Tamarac. This property offers a wonderful layout with a spacious living room and bedrooms, charming kitchen, den/office space, ample closet space and tremendous potential. Property needs TLC but with your personal touch this condo can be the gem it was meant to be! Perfect starter home or investment! Community offers pool, clubhouse, community room along with other amenities. Located in an awesome neighborhood right off of N Pine Island Rd with everything you need nearby. In close proximity you have Colony West Golf Club, Tamarac Commons Park, an outdoor shopping mall with salons, restaurants, supermarkets, Walmart and more! * Only owner-occupant offers will be considered for the first 20 days of marketing *

26. 2020-01-29
    listed $49,900 Active 795-char remark

    Show marketing remark (795 chars)

    Great 2 bedroom, 2 bathroom condo in the lovely 55+ community, The Greens of Tamarac. This property offers a wonderful layout with a spacious living room and bedrooms, charming kitchen, den/office space, ample closet space and tremendous potential. Property needs TLC but with your personal touch this condo can be the gem it was meant to be! Perfect starter home or investment! Community offers pool, clubhouse, community room along with other amenities. Located in an awesome neighborhood right off of N Pine Island Rd with everything you need nearby. In close proximity you have Colony West Golf Club, Tamarac Commons Park, an outdoor shopping mall with salons, restaurants, supermarkets, Walmart and more! * Only owner-occupant offers will be considered for the first 20 days of marketing *

27. 1992-08-30
    soldstatus $152,000
28. 1992-05-29
    soldstatus $32,000

ⓘ 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: $3,435 · $286/mo
• Projected year-2 tax: $3,435 · $286/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: $24,885
• − Mortgage interest: −$7,282
• − Property taxes: −$3,435
• − Insurance: −$650
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$6,000
• − Depreciation: −$3,782
• Taxable loss: −$245
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,453/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

+337.2% since first listed

15 events — show timeline

• 2026-04-27 Listed $139,900 MARMLS
• 2021-12-09 Sold (Public Records) $132,000 Public Records
• 2021-11-18 Sold (MLS) $132,000 MARMLS
• 2021-11-15 Pending — MARMLS
• 2021-10-19 Price Changed $136,900 MARMLS
• 2021-09-24 Price Changed $129,900 MARMLS
• 2021-05-28 Price Changed $119,900 MARMLS
• 2021-05-02 Listed $124,900 MARMLS
• 2020-03-12 Sold (MLS) $54,600 MARMLS
• 2020-02-21 Pending — MARMLS
• 2020-02-18 Relisted — MARMLS
• 2020-02-12 Pending — MARMLS
• 2020-01-29 Listed $49,900 MARMLS
• 1992-08-30 Sold (Public Records) $152,000 Public Records
• 1992-05-29 Sold (Public Records) $32,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,435 · +3.1% YoY. Source: county tax records.