None · Tamarac, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +26.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +8.8/10.0
- Condition / age +4.0/5.0
- Livability +3.8/5.0
- Schools +3.1/10.0
- Rent growth +2.2/5.0
- Appreciation +0.0/10.0
$99,900
None · Tamarac, FL 33319
2 bd · 2.0 ba · 880 sqft · Townhouse
· 233 Days on market
Built 1974
$114/sqft
· 32% below area
Est $147k · 32% under
$521/mo HOA · 28% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Key facts
- $521 HOA
- Parking
- Community pool
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $100k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $249 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $100k).
- Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.3% 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.
- Zoned schools: Pinewood Elementary School (math 59% / reading 53%, grade C+, #832 of 2,144 statewide, top 40%, 666 students, 76% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% 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 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 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); 1159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 38% 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 $691 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 233 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 28% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$87,912
(12.0% below list)
Questions for the listing agent
- It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.85% ✓
- Cap rate
- 9.29%
- Cash-on-cash
- 10.70%
- DSCR
- 1.48
- GRM
- 4.5
CMA / ARV
- ARV (median comp)
- $146,969
- List price
- $99,900
- Delta
- -32.03%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| — | 0.00mi | 2/2.0 | 1,010 (+15%) | 4mo | $135,000 | $134 | 72 |
| — | 0.00mi | 2/2.0 | 1,002 (+14%) | 6mo | $180,000 | $180 | 72 |
| 5570 NW 44th St Unit 208A | 0.55mi | 1/1.5 (-1) | 833 (-5%) | 1mo | $48,000 | $58 | 58 |
| 5356 Gate Lake Rd #5356 | 0.71mi | 2/2.0 | 820 (-7%) | 7mo | $220,000 | $268 | 50 |
| 4172 Inverrary Dr #309 | 0.69mi | 2/2.0 | 972 (+10%) | 1mo | $60,000 | $62 | 49 |
| 4164 Inverrary Dr #404 | 0.73mi | 2/2.0 | 972 (+10%) | 2mo | $109,000 | $112 | 47 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -5.4%
- Equity multiple
- 0.81×
- Total profit
- $-5,380
- Equity at exit
- $14,895
10-year hold
- IRR
- -2.5%
- Equity multiple
- 0.87×
- Total profit
- $-3,766
- Equity at exit
- $8,638
Cash invested: $27,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 191 active · 52 under contract
- Months of supply
- 45.8 mo (2%/mo absorbed)
- Median asking
- $125,000 ($136/sqft)
- Median days on market
- 134 d
- This list price
- 21% of active listings are priced below it
- ARV vs active asking
- +23.0% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33319
- Rents YoY
- -1.4%
- Active inventory
- 1159
- Price-to-rent
- 4.5×
Monthly cashflow live
↻
- Estimated rent
- $1,849 high interval (Pro) →
- Mortgage (P&I)
- −$524
- Tax est. 1.5%
- −$125 /mo · $1,498/yr
- Insurance
- −$42
- HOA
- −$521
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$388
- Net cashflow
- $249
Break-even live
Break-even rent
$1,533
Max offer price
$99,900
Occupancy floor
82%
Sensitivity live
| Price | -10% $318 | -5% $284 | +0% $249 | +5% $215 | +10% $180 |
|---|---|---|---|---|---|
| Rent | -10% $103 | -5% $176 | +0% $249 | +5% $322 | +10% $395 |
| Rate | -1.0pp $300 | -0.5pp $275 | base $249 | +0.5pp $223 | +1.0pp $197 |
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
- $24,975
- Closing costs
- $2,997
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 5570 NW 44th St Unit 504A Lauderhill, FL | 2.0 | 2.0 | 900 | $1,750 | $1.94 | 23d | 1 | 0.59mi |
| 5570 NW 44th St Unit 504A Lauderhill, FL | 2.0 | 2.0 | 900 | $1,750 | $1.94 | 10d | 1 | 0.59mi |
| 5570 NW 44th St Apt 210 Lauderhill, FL | 2.0 | 2.0 | 1085 | $1,850 | $1.71 | 10d | 1 | 0.59mi |
| 5900 NW 44th St #106 Lauderhill, FL | 2.0 | 2.0 | 1100 | $1,700 | $1.55 | 154d | 1 | 0.60mi |
| 6020 NW 44th St #308 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,800 | $1.65 | 85d | 1 | 0.61mi |
| 5550 NW 44th St Unit 312B Lauderhill, FL | 1.0 | 1.5 | 833 | $1,600 | $1.92 | 41d | 1 | 0.61mi |
| 5550 NW 44th St Unit 312B Lauderhill, FL | 1.0 | 1.5 | 833 | $1,600 | $1.92 | 10d | 1 | 0.61mi |
| 5903 NW 57th Ct Tamarac, FL | 1.0–3.0 | 1.0–2.0 | 1080 | $2,239 | $2.07 | 0d | 15 | 0.61mi |
| 6200 NW 44th St Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,800 | $1.65 | 10d | 1 | 0.61mi |
| 5530 NW 44th St Lauderhill, FL | 1.0–2.0 | 1.5–2.0 | 1061 | $2,300 | $2.17 | 128d | 2 | 0.62mi |
| 5530 NW 44th St Lauderhill, FL | 1.0–2.0 | 1.5–2.0 | 1061 | $2,300 | $2.17 | 130d | 2 | 0.62mi |
| 5530 NW 44th St Lauderhill, FL | 1.0 | 1.5 | 833 | $1,500 | $1.80 | 29d | 2 | 0.62mi |
| 5530 NW 44th St Lauderhill, FL | 2.0 | 2.0 | 1187 | $2,050 | $1.73 | 165d | 2 | 0.62mi |
| 5860 NW 44th St #603 Lauderhill, FL | 2.0 | 2.0 | 1100 | $1,800 | $1.64 | 159d | 1 | 0.62mi |
| 6200 NW 44th St #109 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,850 | $1.69 | 101d | 1 | 0.65mi |
| 6200 NW 44th St #109 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,850 | $1.69 | 151d | 1 | 0.65mi |
| 6080 NW 44th St #410 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,800 | $1.65 | 128d | 1 | 0.65mi |
| 6080 NW 44th St #410 Lauderhill, FL | 2.0 | 2.0 | 1092 | $1,700 | $1.56 | 85d | 1 | 0.65mi |
| 6100 NW 44th St #302 Lauderhill, FL | 2.0 | 2.0 | 1092 | $2,200 | $2.01 | 10d | 1 | 0.67mi |
| 6100 NW 44th St #302 Lauderhill, FL | 2.0 | 2.0 | 1092 | $2,200 | $2.01 | 34d | 1 | 0.67mi |
| 4166 Inverrary Dr #403 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,700 | $1.75 | 135d | 1 | 0.70mi |
| 4166 Inverrary Dr #403 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,700 | $1.75 | 102d | 1 | 0.70mi |
| 4166 Inverrary Dr #403 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,700 | $1.75 | 108d | 1 | 0.70mi |
| 4168 Inverrary Dr #103 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,800 | $1.85 | 113d | 1 | 0.70mi |
| 4168 Inverrary Dr #408 Lauderhill, FL | 2.0 | 2.0 | 1073 | $1,750 | $1.63 | 165d | 1 | 0.70mi |
| 4168 Inverrary Dr #112 Lauderhill, FL | 2.0 | 2.0 | 1016 | $1,650 | $1.62 | 77d | 1 | 0.70mi |
| 5612 Rock Island Rd Tamarac, FL | 1.0 | 1.0 | 615 | $1,650 | $2.68 | 81d | 2 | 0.72mi |
| 5612 Rock Island Rd Tamarac, FL | 1.0 | 1.0 | 615 | $1,675 | $2.72 | 89d | 2 | 0.72mi |
| 5612 Rock Island Rd Tamarac, FL | 1.0 | 1.0 | 655 | $1,625 | $2.48 | 43d | 2 | 0.72mi |
| 4172 Inverrary Dr #507 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,850 | $1.90 | 10d | 1 | 0.73mi |
| 4172 Inverrary Dr #507 Lauderhill, FL | 2.0 | 2.0 | 972 | $1,850 | $1.90 | 18d | 1 | 0.73mi |
| 4172 Inverrary Dr #306 Lauderhill, FL | 1.0 | 1.5 | 783 | $1,500 | $1.92 | 151d | 1 | 0.73mi |
| 5612 Rock Island Rd #152 Tamarac, FL | 1.0 | 1.0 | 695 | $1,650 | $2.37 | 37d | 1 | 0.73mi |
| 5612 Rock Island Rd #152 Tamarac, FL | 1.0 | 1.0 | 695 | $1,650 | $2.37 | 10d | 1 | 0.73mi |
| 5612 Rock Island Rd #154 Tamarac, FL | 1.0 | 1.0 | 695 | $1,690 | $2.43 | 155d | 1 | 0.73mi |
| 6161 NW 57th Ct #103 Tamarac, FL | 2.0 | 2.0 | 880 | $2,200 | $2.50 | 10d | 1 | 0.73mi |
| 6161 NW 57th Ct #103 Tamarac, FL | 2.0 | 2.0 | 880 | $2,250 | $2.56 | 55d | 1 | 0.73mi |
| 5628 Rock Island Rd Tamarac, FL | 1.0–2.0 | 1.0–2.0 | 867 | $2,000 | $2.31 | 146d | 2 | 0.73mi |
| 5628 Rock Island Rd #180 Tamarac, FL | 2.0 | 2.0 | 1030 | $2,250 | $2.18 | 57d | 1 | 0.73mi |
| 5628 Rock Island Rd #192 Tamarac, FL | 2.0 | 2.0 | 1030 | $2,020 | $1.96 | 19d | 1 | 0.73mi |
Property features AI
Finance
- Other
- Is a senior community
- Financial info
- Pets allowed with breed restrictions
- HOA & community
- Monthly HOA with amenities including clubhouse, pool, parking, maintenance, and recreation facilitiesHOA fee paid monthly
Exterior
- Parking
- Assigned parkingOne open parking spaceGuest parkingPermit required for parkingAsphalt parking surface
- Security
- Smoke detector(s)Other security features
- Utilities
- Public waterPublic sewerCable availableElectricity availableWater available
- Home design
- CondominiumResale conditionFirst-floor entryNorth-facingTotal of 4 stories in the building
- Construction
- CBS constructionConcrete roofBuilt as part of a multi-story building
- Exterior features
- Screened patioPatioWaterfront: Yes (no specific waterfront features listed)
Interior
- Kitchen
- Electric rangeGas rangeMicrowaveRefrigeratorGarbage disposalElectric water heater
- Bedrooms
- One main-level bedroom
- Flooring
- Laminate flooring
- Bathrooms
- Two full bathrooms (one on the main level)
- Heating & cooling
- Central electric heatingCentral air conditioning (electric)
- Interior features
- Walk-in closet(s)
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-11-08days on market $99,900 Active 233 DOM
-
2026-11-07days on market $99,900 Active 232 DOM
-
2026-11-07days on market $99,900 Active 231 DOM
-
2026-11-05days on market $99,900 Active 230 DOM
-
2026-11-04days on market $99,900 Active 229 DOM
-
2026-11-02days on market $99,900 Active 227 DOM
-
2026-11-01days on market $99,900 Active 226 DOM
-
2026-10-31days on market $99,900 Active 225 DOM
-
2026-10-30days on market $99,900 Active 224 DOM
-
2026-10-29days on market $99,900 Active 223 DOM
-
2026-10-28days on market $99,900 Active 222 DOM
-
2026-10-27days on market $99,900 Active 221 DOM
-
2026-10-26days on market $99,900 Active 220 DOM
-
2026-10-26days on market $99,900 Active 219 DOM
-
2026-10-24days on market $99,900 Active 218 DOM
-
2026-10-23days on market $99,900 Active 217 DOM
-
2026-10-22days on market $99,900 Active 216 DOM
-
2026-10-21days on market $99,900 Active 215 DOM
-
2026-10-20days on market $99,900 Active 214 DOM
-
2026-10-19days on market $99,900 Active 213 DOM
-
2026-10-18days on market $99,900 Active 212 DOM
-
2026-10-17days on market $99,900 Active 211 DOM
-
2026-10-16days on market $99,900 Active 210 DOM
-
2026-10-15days on market $99,900 Active 209 DOM
-
2026-10-14days on market $99,900 Active 208 DOM
-
2026-10-13price $99,900 Active 207 DOM
-
2026-10-13days on market $105,000 Active 207 DOM
-
2026-10-12days on market $105,000 Active 206 DOM
-
2026-10-11days on market $105,000 Active 205 DOM
-
2026-10-10days on market $105,000 Active 204 DOM
-
2026-10-09days on market $105,000 Active 203 DOM
-
2026-10-08days on market $105,000 Active 202 DOM
-
2026-10-07days on market $105,000 Active 201 DOM
-
2026-10-06days on market $105,000 Active 200 DOM
-
2026-10-05days on market $105,000 Active 199 DOM
-
2026-10-04days on market $105,000 Active 198 DOM
-
2026-10-03days on market $105,000 Active 197 DOM
-
2026-10-02days on market $105,000 Active 196 DOM
-
2026-09-29days on market $105,000 Active 193 DOM
-
2026-09-27days on market $105,000 Active 191 DOM
-
2026-09-23days on market $105,000 Active 187 DOM
-
2026-09-22days on market $105,000 Active 186 DOM
-
2026-09-20days on market $105,000 Active 184 DOM
-
2026-09-18days on market $105,000 Active 182 DOM
-
2026-09-17days on market $105,000 Active 181 DOM
-
2026-09-16days on market $105,000 Active 180 DOM
-
2026-09-15days on market $105,000 Active 179 DOM
-
2026-09-14days on market $105,000 Active 178 DOM
-
2026-09-13days on market $105,000 Active 177 DOM
-
2026-09-12days on market $105,000 Active 176 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 d/yr by 30 yrs out
- Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $22,188
- − Mortgage interest
- −$5,596
- − Property taxes
- −$1,498
- − Insurance
- −$500
- − Repairs & maintenance
- −$1,775
- − Management
- −$1,775
- − HOA
- −$6,252
- − Depreciation
- −$2,906
- Taxable income
- $1,886
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$453
- After-tax cash flow
- $2,539/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.
Condition & rehab AI · 11 photos
80/100
Cosmetic rehab
Est. rehab $4,400–$13,200 screening
This condo is in excellent condition with modern updates and a good curb appeal, making it a strong candidate for both resale and rental markets.
Value-add opportunities
- Both Painting exterior siding — Enhances curb appeal and value. ↑
- Both Landscaping improvements — Enhances curb appeal and value. ↑
- Both Add smart home features — Improves convenience and marketability. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 31/100
Zoned Schools
Elementary
Pinewood Elementary School
C+
FL #832/2,144
Nat'l #9,382/41,679
Middle
Silver Lakes Middle School
F
FL #512/571
Nat'l #10,204/14,009
High
Boyd H. Anderson High School
F
FL #622/667
Nat'l #15,857/17,239
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
B
Composite livability gradescore 76/100
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 · 2,207,033 people
- City population
- 105,666
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 54,450
- Household income
- $58,388
- Rent vs Own
- Severe rent burden
- 15% of renters
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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-03-20 Listed $110,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…