7663 Trent Dr · Tamarac, FL 33321

$148,000

2 bd · 1.5 ba · 1,187 sqft · Townhouse · 230 Days on market

55+ age-restricted Built 1993 Good condition $125/sqft · 31% below area Est $215k · 31% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.3/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Two story garden condo in beautiful tree'd location with private parking space. Great neighbors! Beautiful Condo located in gated 55+ community in Tamarac. Two Story Garden Building. Condo is freshly painted and deep cleaned. Kings Point. Brand New Roof. Brand New Elevator. Private parking space. Very short walk to pool. Full clubhouse privileges. Ready for immediate sale. Ready to move in. Private buyers only. No agents.

Key facts

• Gated community
• Short walk to pool
• Brand new roof

Tags

• TWO STORY GARDEN CONDO
• PRIVATE PARKING SPACE
• GATED COMMUNITY
• BRAND NEW ROOF
• BRAND NEW ELEVATOR
• SHORT WALK TO POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $148k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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); 802 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 42% 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 $1k 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 230 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $215,080
• List price: $148,000
• Delta: -31.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7557 Trent Dr #213	0.05mi	2/1.5	1,187 (0%)	0mo	$114,000	$96	97
7280 S Devon Dr #208	0.29mi	2/2.0	1,238 (+4%)	2mo	$120,000	$97	75
8035 Sanibel Dr	0.43mi	2/1.5	1,110 (-6%)	1mo	$320,500	$289	68
7264 S Devon Dr #112	0.29mi	2/2.0	1,294 (+9%)	3mo	$125,990	$97	67
7939 Sanibel Dr	0.40mi	2/2.5	1,110 (-6%)	0mo	$345,000	$311	66
7216 S Devon Dr #212	0.36mi	2/2.0	1,294 (+9%)	2mo	$160,000	$124	65
8054 Sanibel Dr	0.48mi	2/2.5	1,110 (-6%)	1mo	$310,000	$279	62
7243 S Devon Dr	0.37mi	2/2.0	1,325 (+12%)	0mo	$143,000	$108	61
9935 N Belfort Cir	0.73mi	2/2.0	1,163 (-2%)	2mo	$120,000	$103	58
7426 Ashmont Cir #211	0.62mi	2/2.0	1,085 (-9%)	1mo	$125,000	$115	53
7247 Ashmont Cir #7247	0.71mi	2/2.0	1,085 (-9%)	1mo	$131,000	$121	50
7941 Catalina Cir #7941	0.50mi	3/3.0 (+1)	1,332 (+12%)	2mo	$370,000	$278	44

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,082
• Equity at exit: $22,067

10-year hold

• IRR: 8.8%
• Equity multiple: 1.57×
• Total profit: $23,664
• Equity at exit: $12,796

Cash invested: $41,440 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 83 active · 64 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $189,000 ($154/sqft)
• Median days on market: 74 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +17.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33321

• Home prices YoY: -30.4%
• Rents YoY: -1.9%
• Active inventory: 802
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $538

Break-even live

Break-even rent $1,487

Max offer price $148,000

Occupancy floor 70%

Sensitivity live

Price	-10% $641	-5% $590	+0% $538	+5% $487	+10% $436
Rent	-10% $367	-5% $453	+0% $538	+5% $624	+10% $710
Rate	-1.0pp $613	-0.5pp $576	base $538	+0.5pp $500	+1.0pp $461

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: $37,000
• Closing costs: $4,440
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7464 Trent Dr Tamarac, FL	2.0	2.0	1450	$1,950	$1.34	38d	1	0.08mi
7558 Trent Dr #304 Tamarac, FL	2.0	2.0	1215	$1,999	$1.65	82d	1	0.10mi
11010 Conch Ct Tamarac, FL	2.0	1.0	945	$2,150	$2.28	64d	1	0.11mi
11050 Conch Ct Tamarac, FL	2.0	1.5	1110	$2,195	$1.98	4d	1	0.12mi
7737 Trent Dr #204 Tamarac, FL	2.0	2.0	1080	$2,000	$1.85	116d	1	0.15mi
7737 Trent Dr #204 Tamarac, FL	2.0	2.0	1080	$1,900	$1.76	24d	1	0.15mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,300	$1.89	120d	1	0.19mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,000	$1.65	108d	1	0.19mi
7866 Trent Dr Tamarac, FL	2.0	2.0	1215	$2,100	$1.73	80d	1	0.26mi
7858 Dixie Beach Cir #7858 Tamarac, FL	2.0	1.5	1110	$2,400	$2.16	78d	1	0.29mi
7271 S Devon Dr #101 Tamarac, FL	2.0	2.0	1187	$2,200	$1.85	117d	1	0.32mi
7872 Sanibel Dr #7872 Tamarac, FL	2.0	2.5	1110	$2,450	$2.21	35d	1	0.33mi
7214 S Devon Dr #211 Tamarac, FL	2.0	2.0	1292	$2,400	$1.86	120d	1	0.36mi
7909 Sanibel Dr #7909 Tamarac, FL	2.0	1.5	1110	$2,300	$2.07	0d	1	0.37mi
7913 Sanibel Dr Unit 7913 Tamarac, FL	2.0	2.5	1026	$2,275	$2.22	82d	1	0.37mi
7921 Sanibel Dr Unit 7921 Tamarac, FL	2.0	1.5	1047	$2,500	$2.39	63d	1	0.38mi
8207 San Carlos Cir Unit 8207 Tamarac, FL	2.0	2.5	1110	$2,500	$2.25	31d	1	0.40mi
8040 Sanibel Dr Unit 8040 Tamarac, FL	2.0	1.5	1110	$2,400	$2.16	42d	1	0.45mi
7250 Fairfax Dr #302 Tamarac, FL	2.0	2.0	1500	$2,300	$1.53	83d	1	0.50mi
8313 Santa Monica Ter #8313 Tamarac, FL	3.0	2.5	1428	$2,750	$1.93	88d	1	0.50mi
7941 Catalina Cir #7941 Tamarac, FL	3.0	3.0	1332	$3,000	$2.25	86d	1	0.51mi
10959 W Clairmont Cir #211 Tamarac, FL	2.0	2.0	1163	$2,100	$1.81	120d	1	0.51mi
8320 Santa Monica Ave Unit 8320 Tamarac, FL	3.0	2.5	1428	$2,800	$1.96	65d	1	0.52mi
7834 Catalina Cir Unit 7834 Tamarac, FL	3.0	2.5	1496	$2,800	$1.87	0d	1	0.56mi
7920 N Nob Hill Rd #103 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	6d	1	0.61mi
10426 E Clairmont Cir Tamarac, FL	2.0	2.0	1294	$2,250	$1.74	45d	1	0.61mi
10426 E Clairmont Cir #212 Tamarac, FL	2.0	2.0	1294	$2,100	$1.62	120d	1	0.61mi
7920 N Nob Hill Rd Tamarac, FL	2.0	2.0	981	$2,050	$2.09	18d	2	0.62mi
10425 E Clairmont Cir #107 Tamarac, FL	2.0	2.0	827	$1,850	$2.24	120d	1	0.62mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	120d	1	0.62mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	103d	1	0.62mi
10429 E Clairmont Cir #108 Tamarac, FL	2.0	2.0	827	$1,900	$2.30	50d	1	0.63mi
7930 N Nob Hill Rd Tamarac, FL	2.0	2.0	981	$1,975	$2.01	45d	1	0.65mi
10350 E Clairmont Cir #312 Tamarac, FL	2.0	2.0	1294	$2,300	$1.78	120d	1	0.66mi
8000 N Nob Hill Rd #204 Tamarac, FL	2.0	2.0	1000	$2,200	$2.20	4d	1	0.67mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	103d	1	0.67mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	99d	1	0.67mi
7940 N Nob Hill Rd #304 Tamarac, FL	2.0	2.0	1000	$2,100	$2.10	11d	1	0.69mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	120d	1	0.69mi
8020 N Nob Hill Rd Tamarac, FL	2.0	2.0	981	$2,100	$2.14	54d	2	0.72mi

Listing history 50 events

1. 2026-09-22
   days on market $148,000 Active 230 DOM
2. 2026-09-20
   days on market $148,000 Active 228 DOM
3. 2026-09-18
   days on market $148,000 Active 226 DOM
4. 2026-09-17
   days on market $148,000 Active 225 DOM
5. 2026-09-16
   days on market $148,000 Active 224 DOM
6. 2026-09-15
   days on market $148,000 Active 223 DOM
7. 2026-09-14
   days on market $148,000 Active 222 DOM
8. 2026-09-13
   days on market $148,000 Active 221 DOM
9. 2026-09-12
   days on market $148,000 Active 220 DOM
10. 2026-09-11
    days on market $148,000 Active 219 DOM
11. 2026-09-05
    days on market $148,000 Active 213 DOM
12. 2026-09-04
    days on market $148,000 Active 212 DOM
13. 2026-08-29
    days on market $148,000 Active 206 DOM
14. 2026-08-28
    days on market $148,000 Active 205 DOM
15. 2026-08-27
    days on market $148,000 Active 204 DOM
16. 2026-08-25
    days on market $148,000 Active 202 DOM
17. 2026-08-24
    days on market $148,000 Active 201 DOM
18. 2026-08-23
    days on market $148,000 Active 200 DOM
19. 2026-08-22
    days on market $148,000 Active 199 DOM
20. 2026-08-21
    days on market $148,000 Active 198 DOM
21. 2026-08-20
    days on market $148,000 Active 197 DOM
22. 2026-08-19
    days on market $148,000 Active 196 DOM
23. 2026-08-18
    days on market $148,000 Active 195 DOM
24. 2026-08-16
    days on market $148,000 Active 193 DOM
25. 2026-08-14
    days on market $148,000 Active 191 DOM
26. 2026-08-13
    days on market $148,000 Active 190 DOM
27. 2026-08-12
    days on market $148,000 Active 189 DOM
28. 2026-08-11
    days on market $148,000 Active 188 DOM
29. 2026-08-10
    days on market $148,000 Active 187 DOM
30. 2026-08-09
    days on market $148,000 Active 186 DOM
31. 2026-08-08
    days on market $148,000 Active 185 DOM
32. 2026-08-06
    days on market $148,000 Active 183 DOM
33. 2026-08-05
    days on market $148,000 Active 182 DOM
34. 2026-08-03
    days on market $148,000 Active 180 DOM
35. 2026-07-31
    days on market $148,000 Active 177 DOM
36. 2026-07-24
    days on market $148,000 Active 170 DOM
37. 2026-07-23
    days on market $148,000 Active 169 DOM
38. 2026-07-22
    days on market $148,000 Active 168 DOM
39. 2026-07-21
    days on market $148,000 Active 167 DOM
40. 2026-07-20
    days on market $148,000 Active 166 DOM
41. 2026-07-16
    days on market $148,000 Active 162 DOM
42. 2026-07-15
    days on market $148,000 Active 161 DOM
43. 2026-07-14
    days on market $148,000 Active 160 DOM
44. 2026-07-13
    days on market $148,000 Active 159 DOM
45. 2026-07-13
    days on market $148,000 Active 158 DOM
46. 2026-07-11
    days on market $148,000 Active 157 DOM
47. 2026-07-10
    days on market $148,000 Active 156 DOM
48. 2026-07-10
    days on market $148,000 Active 155 DOM
49. 2026-07-07
    days on market $148,000 Active 153 DOM
50. 2026-07-06
    days on market $148,000 Active 152 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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 10/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,025
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$2,564
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$4,305
• Taxable income: $4,480
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $5,386/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 · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $5,935–$17,805 screening

This two-story garden condo is in good condition with minimal repairs needed. Painting and updating the kitchen can significantly increase its value.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint enhances curb appeal and can increase the home's value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve both resale and rental value. ↑

ⓘ 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 47/100

Zoned Schools

Elementary Challenger Elementary School D- FL #1,271/2,144 Nat'l #15,897/41,679 Middle Nova Middle School C- FL #274/571 Nat'l #3,846/14,009 High College Academy At Broward College

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): 51,216
• Household income: $62,066
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 28% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-02-04 Listed $148,000 ForSaleByOwner.com