6190 Woodlands Blvd #309 · Tamarac, FL 33319

$134,000

2 bd · 2.0 ba · 1,060 sqft · Condo public records · 101 Days on market

Built 1979 $627/mo HOA · 30% 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

BANK FORECLOSURE, ORIGINAL, LARGE CONDO LOTS OF SQUARE FOOTAGE, QUIET, MAKE IT YOUR ON STYLE AFTER UPGRADES.

Key facts

• $627 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: No pets allowed
• HOA & community: HOA with pool; HOA fee $627 monthly (includes cable TV)

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; One level; Resale property; Faces west; Fourth-story building (unit in a 4-story building)
• Construction: Block/CBS construction
• Exterior features: Not waterfront; Flat roof

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Clay
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Individual central cooling
• Interior features: Split bedroom layout; Other window features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $122k (9.0% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 827 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% 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 $926 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 101 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $134k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.55% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 5.4

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: -12.1%
• Equity multiple: 0.58×
• Total profit: $-15,688
• Equity at exit: $19,980

10-year hold

• IRR: -11.5%
• Equity multiple: 0.45×
• Total profit: $-20,636
• Equity at exit: $11,586

Cash invested: $37,520 (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: 827
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$703
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$56
• HOA: −$627
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $185

Break-even live

Break-even rent $1,849

Max offer price $134,000

Occupancy floor 86%

Sensitivity live

Price	-10% $261	-5% $223	+0% $185	+5% $147	+10% $109
Rent	-10% $20	-5% $103	+0% $185	+5% $267	+10% $349
Rate	-1.0pp $252	-0.5pp $219	base $185	+0.5pp $150	+1.0pp $115

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	26d	1	0.20mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	26d	1	0.23mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	26d	1	0.23mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	26d	1	0.25mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	26d	1	0.26mi
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	22d	1	0.27mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	26d	1	0.27mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	26d	1	0.27mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	26d	1	0.28mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	26d	1	0.33mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	15d	1	0.33mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	26d	1	0.33mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	26d	1	0.35mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	4d	2	0.38mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	26d	1	0.40mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	9d	1	0.40mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	23d	1	0.40mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	17d	1	0.40mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	26d	1	0.41mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	13d	1	0.42mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	26d	1	0.42mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	6d	1	0.43mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	7d	2	0.45mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	26d	1	0.46mi
5903 NW 57th Ct Tamarac, FL	1.0–3.0	1.0–2.0	1080	$2,330	$2.16	0d	28	0.63mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	16d	1	0.64mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	9d	1	0.65mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	15d	1	0.68mi
6161 NW 57th Ct #103 Tamarac, FL	2.0	2.0	880	$2,200	$2.50	26d	1	0.71mi
6051 NW 61st Ave Tamarac, FL	2.0	2.0	965	$1,675	$1.74	17d	2	0.71mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$2,298	$2.15	0d	60	0.74mi
6070 NW 64th Ave #204 Fort Lauderdale, FL	2.0	2.0	880	$1,700	$1.93	4d	1	0.77mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	26d	1	0.78mi
1423 Avon Ln #210 North Lauderdale, FL	1.0	1.5	800	$1,750	$2.19	9d	1	0.79mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	13d	1	0.79mi
6300 NW 62nd St Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	3d	3	0.81mi
2303 Belmont Ln #2303 North Lauderdale, FL	2.0	2.0	1154	$1,900	$1.65	26d	1	0.81mi
2202 Belmont Ln Unit 2202 North Lauderdale, FL	1.0	1.0	878	$2,150	$2.45	16d	1	0.81mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	26d	4	0.81mi
6020 NW 64th Ave Tamarac, FL	1.0–2.0	1.0–2.0	770	$1,700	$2.21	6d	3	0.81mi

HOA detail condo

• Monthly dues: $627 · $7,524/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $134,000 Active 101 DOM
2. 2026-06-18
   days on market $134,000 Active 98 DOM
3. 2026-06-17
   days on market $134,000 Active 97 DOM
4. 2026-06-16
   days on market $134,000 Active 96 DOM
5. 2026-06-15
   days on market $134,000 Active 95 DOM
6. 2026-06-13
   days on market $134,000 Active 93 DOM
7. 2026-06-09
   days on market $134,000 Active 89 DOM
8. 2026-06-08
   days on market $134,000 Active 88 DOM
9. 2026-06-07
   days on market $134,000 Active 87 DOM
10. 2026-06-04
    days on market $134,000 Active 84 DOM
11. 2026-06-03
    days on market $134,000 Active 83 DOM
12. 2026-06-02
    days on market $134,000 Active 82 DOM
13. 2026-06-01
    days on market $134,000 Active 81 DOM
14. 2026-05-31
    days on market $134,000 Active 80 DOM
15. 2026-04-16
    price $144,000
16. 2026-03-11
    listed $153,920 Active
17. 2024-11-13
    historical
18. 2024-06-22
    listed $180,000 Active
19. 2000-02-07
    soldstatus $54,000
20. 1994-02-23
    soldstatus $43,900

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$208/yr (+$17/mo · 22.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $24,999
• − Mortgage interest: −$7,506
• − Property taxes: −$905
• − Insurance: −$670
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$7,524
• − Depreciation: −$3,898
• Taxable income: $496
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,099/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

+228.0% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $144,000 Beaches MLS
• 2026-03-11 Listed $153,920 Beaches MLS
• 2024-11-13 Listing Removed — Beaches MLS
• 2024-06-22 Listed $180,000 Beaches MLS
• 2000-02-07 Sold (Public Records) $54,000 Public Records
• 1994-02-23 Sold (Public Records) $43,900 Public Records

Property tax history

+6.0%/yr

Latest (2025): $905 · +6.7% YoY. Source: county tax records.