8205 NW 61st St Unit B111 · Tamarac, FL 33321

$99,999

1 bd · 2.0 ba · 800 sqft · Condo public records · 81 Days on market

Built 1976 $577/mo HOA · 31% 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 +20.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Welcome home to this corner ground level unit that when you open the front door you say wow to this remodeled kitchen featuring stainless steel appliances beautiful tiled pull out pantry. Unit has its own washer and dryer combo. Unit has 1 bedroom 1.5 bathrooms. Ac was just replaced a couple years ago so no big ticket items for you. Nice screened in patio off the master bedroom. this is the one. Community amenities includes clubhouse, pool , and cable and tv service and exterior building maintenance. this one won't last come see

Key facts

• Clubhouse
• Remodeled kitchen
• Screened in patio

Tags

• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• TILED PULL OUT PANTRY
• WASHER AND DRYER COMBO
• SCREENED IN PATIO
• CLUBHOUSE

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association with monthly fee (includes cable TV, insurance, grounds maintenance, trash, common areas); Association amenities: Clubhouse, Elevators, Parking, Pool, Storage, Tennis Courts, Trails, Internet included, Sidewalks, Street lights; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One open parking space (total 1 parking)
• Utilities: Public water; Public sewer; Electric service: Three phase; Sewer available; Water available
• Home design: Condominium; One level; Faces west; Resale
• Construction: Built with CBS construction materials; Flat roof; Three-story building total
• Exterior features: Covered patio; Screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom (total of 2 bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Accessible approach with ramp; Customized wheelchair accessible; Unfurnished
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Challenger Elementary School (math 37% / reading 53%, grade D-, #1,271 of 2,144 statewide, top 60%, 909 students, 62% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Market conditions: Rents soft (-1.9%/yr); 594 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 36% 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 $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 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 1.85% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 4.5

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-12,493
• Equity at exit: $14,910

10-year hold

• IRR: -16.1%
• Equity multiple: 0.32×
• Total profit: $-18,905
• Equity at exit: $8,646

Cash invested: $28,000 (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: 594
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$524
• Tax from tax record: −$181 /mo · $2,166/yr
• Insurance: −$42
• HOA: −$577
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $137

Break-even live

Break-even rent $1,675

Max offer price $99,999

Occupancy floor 88%

Sensitivity live

Price	-10% $193	-5% $165	+0% $137	+5% $108	+10% $80
Rent	-10% $-9	-5% $64	+0% $137	+5% $210	+10% $283
Rate	-1.0pp $187	-0.5pp $162	base $137	+0.5pp $111	+1.0pp $85

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.06mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	19d	1	0.13mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	8d	1	0.14mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	25d	1	0.20mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	0d	1	0.21mi
8107 NW 58th Pl Unit 8107 Tamarac, FL	2.0	1.0	1082	$2,200	$2.03	25d	1	0.21mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	21d	2	0.23mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	0d	1	0.23mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	8d	1	0.23mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	25d	1	0.23mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	4d	1	0.26mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	6d	1	0.26mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	15d	1	0.28mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	25d	1	0.28mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	25d	1	0.28mi
8301 Sands Point Blvd Tamarac, FL	1.0–2.0	1.5–2.0	937	$1,650	$1.76	0d	2	0.29mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	25d	1	0.29mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	25d	1	0.29mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	18d	2	0.31mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	16d	1	0.31mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	8d	1	0.32mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	21d	1	0.35mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	21d	1	0.39mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	25d	1	0.39mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	8d	1	0.39mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	25d	1	0.40mi
7800 S Colony Cir Tamarac, FL	2.0	2.0	949	$1,725	$1.82	0d	1	0.41mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	15d	1	0.43mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	25d	1	0.43mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	8d	1	0.47mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	15d	1	0.47mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	25d	1	0.50mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	19d	1	0.50mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$1,737	$2.01	0d	16	0.50mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	5d	1	0.51mi
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	25d	1	0.59mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	16d	1	0.61mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	11d	1	0.61mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,211	$2.23	0d	12	0.68mi
7309 NW 62nd St Tamarac, FL	2.0	2.0	1062	$2,950	$2.78	25d	1	0.69mi

HOA detail condo

• Monthly dues: $577 · $6,924/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $99,999 Active 81 DOM
2. 2026-06-18
   days on market $99,999 Active 78 DOM
3. 2026-06-17
   days on market $99,999 Active 77 DOM
4. 2026-06-16
   days on market $99,999 Active 76 DOM
5. 2026-06-15
   days on market $99,999 Active 75 DOM
6. 2026-06-13
   days on market $99,999 Active 73 DOM
7. 2026-06-09
   days on market $99,999 Active 69 DOM
8. 2026-06-08
   days on market $99,999 Active 68 DOM
9. 2026-06-07
   pricedays on market $99,999 Active 67 DOM
10. 2026-06-04
    days on market $123,999 Active 64 DOM
11. 2026-06-03
    days on market $123,999 Active 63 DOM
12. 2026-06-02
    days on market $123,999 Active 62 DOM
13. 2026-06-01
    days on market $123,999 Active 61 DOM
14. 2026-05-31
    days on market $123,999 Active 60 DOM
15. 2026-03-31
    listed $123,999 Active
16. 2026-01-27
    historical
17. 2026-01-08
    price $125,000
18. 2025-05-19
    price $139,999
19. 2025-05-01
    listed $149,999 Active
20. 2025-04-30
    historical
21. 1976-07-01
    soldstatus $20,000

ⓘ 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: $2,166 · $181/mo
• Projected year-2 tax: $2,166 · $181/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: $22,183
• − Mortgage interest: −$5,601
• − Property taxes: −$2,166
• − Insurance: −$500
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$6,924
• − Depreciation: −$2,909
• Taxable income: $533
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $1,514/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

+520.0% since first listed

7 events — show timeline

• 2026-03-31 Listed $123,999 Beaches MLS
• 2026-01-27 Listing Removed — Beaches MLS
• 2026-01-08 Price Changed $125,000 Beaches MLS
• 2025-05-19 Price Changed $139,999 Beaches MLS
• 2025-05-01 Listed $149,999 Beaches MLS
• 2025-04-30 Coming Soon — Beaches MLS
• 1976-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,166 · +3.1% YoY. Source: county tax records.