4980 E Sabal Palm Blvd E #124 · Tamarac, FL 33319

$143,000

2 bd · 2.0 ba · 940 sqft · Condo public records · 57 Days on market

Built 1974 $454/mo HOA · 23% 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 +19.4/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

Bright & Spacious 2-Bedroom, 2-Bath Condo - 940 Sq Ft in Sabal Palm Village This first-floor, 940 sq ft condo is beautifully updated and immaculately maintained. The light-filled interior features large tile floors, an updated kitchen with quartz countertops, white cabinetry, and stainless steel appliances, plus renovated bathrooms. Modern upgrades include a new electrical panel, impact windows, and a 5-year-old AC and water heater and recess lighting. Enjoy a spacious patio with storage and a lifestyle full of amenities: clubhouse, billiards, fitness room, pool, tennis, pickleball, and shuffleboard. Well-kept and move-in ready, this home offers the perfect opportunity to enjoy the v

Key facts

• Quartz countertops
• Renovated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association: Sable Palm Village 2; Monthly HOA fee of $454; HOA covers cable TV, insurance, grounds maintenance, structure maintenance, pest control, trash, water, common areas, elevator, HVAC maintenance, roof repairs, recreation facilities, and pool service; Community amenities: pool, tennis courts, pickleball courts, bocce ball, billiard room, community room, picnic area, storage

Exterior

• Parking: Asphalt parking (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; Entry at first floor; Faces east
• Construction: Block construction; Flat tar-and-gravel roof; 3-story building
• Exterior features: Covered patio; Patio; Interior lot; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Blinds on windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Broadview Elementary School (math 29% / reading 38%, grade F, #1,758 of 2,144 statewide, top 83%, 742 students, 86% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% 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 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-24 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); 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 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 57 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $143k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• 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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-18,461
• Equity at exit: $21,322

10-year hold

• IRR: -12.3%
• Equity multiple: 0.40×
• Total profit: $-23,907
• Equity at exit: $12,364

Cash invested: $40,040 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$750
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$60
• HOA: −$454
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $159

Break-even live

Break-even rent $1,736

Max offer price $143,000

Occupancy floor 87%

Sensitivity live

Price	-10% $240	-5% $199	+0% $159	+5% $118	+10% $78
Rent	-10% $6	-5% $82	+0% $159	+5% $235	+10% $312
Rate	-1.0pp $231	-0.5pp $195	base $159	+0.5pp $122	+1.0pp $84

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: $35,750
• Closing costs: $4,290
• 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	21d	1	0.10mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	10d	3	0.10mi
5760 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	655	$2,350	$3.59	5d	3	0.10mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	24d	1	0.13mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	24d	1	0.14mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	14d	1	0.14mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	4d	1	0.15mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	24d	1	0.15mi
5780 Rock Island Rd #360 Tamarac, FL	1.0	1.0	690	$1,750	$2.54	8d	1	0.15mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	3d	2	0.16mi
5686 Rock Island Rd Tamarac, FL	1.0	1.0	655	$1,675	$2.56	15d	2	0.18mi
5612 Rock Island Rd #154 Tamarac, FL	1.0	1.0	695	$1,690	$2.43	15d	1	0.25mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	24d	1	0.26mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	5d	2	0.27mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	22d	1	0.27mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	8d	1	0.27mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	15d	1	0.38mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	24d	1	0.39mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	24d	1	0.43mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	24d	1	0.45mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	12d	1	0.53mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	24d	1	0.69mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	14d	1	0.70mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	15d	1	0.72mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	24d	1	0.75mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	18d	1	0.75mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	1d	1	0.75mi
4016 Lakeside Dr Unit 4016 Tamarac, FL	2.0	1.0	720	$1,800	$2.50	11d	1	0.75mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	3d	1	0.75mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	22d	1	0.75mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	24d	1	0.75mi
4419 Treehouse Ln Unit 22G 22G Tamarac, FL	2.0	2.0	1081	$1,949	$1.80	8d	1	0.76mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	5d	1	0.76mi
4423 Treehouse Ln Unit 21c Tamarac, FL	2.0	1.0	1013	$1,799	$1.78	22d	1	0.77mi
4423 Treehouse Ln Unit 21G Tamarac, FL	2.0	1.0	1013	$1,799	$1.78	3d	1	0.77mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	24d	1	0.78mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	24d	1	0.84mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	3d	30	0.87mi
1700 S State Road 7 North Lauderdale, FL	1.0–3.0	1.0–2.0	1118	$2,669	$2.39	2d	14	0.98mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	24d	1	0.98mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $143,000 Active 57 DOM
2. 2026-06-17
   days on market $143,000 Active 56 DOM
3. 2026-06-16
   days on market $143,000 Active 55 DOM
4. 2026-06-15
   days on market $143,000 Active 54 DOM
5. 2026-06-13
   days on market $143,000 Active 52 DOM
6. 2026-06-09
   days on market $143,000 Active 48 DOM
7. 2026-06-08
   days on market $143,000 Active 47 DOM
8. 2026-06-07
   days on market $143,000 Active 46 DOM
9. 2026-06-04
   days on market $143,000 Active 43 DOM
10. 2026-06-03
    days on market $143,000 Active 42 DOM
11. 2026-06-02
    days on market $143,000 Active 41 DOM
12. 2026-06-01
    days on market $143,000 Active 40 DOM
13. 2026-05-31
    days on market $143,000 Active 39 DOM
14. 2026-04-22
    listed $155,000 Active
15. 2026-04-14
    historical
16. 2025-09-20
    listed $149,999 Active
17. 2020-11-29
    historical
18. 2020-05-26
    listed $95,500 Active
19. 2019-08-20
    soldstatus $82,000
20. 2018-11-16
    soldstatus $26,500
21. 1990-05-29
    soldstatus $39,000

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 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

Taxation est. · year 1

• Rental income: $23,250
• − Mortgage interest: −$8,010
• − Property taxes: −$1,298
• − Insurance: −$715
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$5,448
• − Depreciation: −$4,160
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $1,932/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

+297.4% since first listed

8 events — show timeline

• 2026-04-22 Listed $155,000 Beaches MLS
• 2026-04-14 Listing Removed — Beaches MLS
• 2025-09-20 Listed $149,999 Beaches MLS
• 2020-11-29 Listing Removed — Beaches MLS
• 2020-05-26 Listed $95,500 Beaches MLS
• 2019-08-20 Sold (Public Records) $82,000 Public Records
• 2018-11-16 Sold (Public Records) $26,500 Public Records
• 1990-05-29 Sold (Public Records) $39,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,298 · +3.8% YoY. Source: county tax records.