4950 E Sabal Palm Blvd #106 · Tamarac, FL 33319

$155,000

2 bd · 2.0 ba · 1,270 sqft · Condo public records · 9 Days on market

Built 1987 $679/mo HOA · 29% 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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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 MLS

Spacious and beautifully updated 2-bedroom, 2-bath first-floor condo in the highly desirable Lakes of Carriage Hills 55+ community. This move-in ready unit features a bright, open layout with new flooring and upgraded bathrooms completed in 2025, offering a modern and refreshed living space. Enjoy large bedrooms with walk-in closets and a screened-in patio overlooking tranquil water views, perfect for relaxing mornings or evenings.Significant recent upgrades provide added peace of mind, including a new A/C and water heater installed in 2026, as well as new elevators and a new roof replaced in 2025. The unit also includes an in-unit washer and dryer plus additional storage space.Residents enjoy access to a wide range of amenities including a clubhouse, heated pool, tennis courts, and more. HOA covers water, sewer, cable, and security, adding exceptional value. Conveniently located near shopping, dining, and major highways, this home offers the perfect blend of comfort, convenience, and active adult living

Key facts

• New water heater
• Updated bathrooms
• New a/c

Tags

• UPDATED BATHROOMS
• SCREENED IN PATIO
• TRANQUIL WATER VIEWS
• NEW A/C
• NEW WATER HEATER
• NEW ELEVATORS

Property features AI

Finance

• Financial info: Pets not allowed / pet restrictions
• HOA & community: Monthly association fee of $679; Association amenities include clubhouse, fitness center, billiard room, hobby room, pool and spa, trails, and elevators; Association covers common areas, internet, pool(s), roof, sewer, security, and trash; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Sewer included in association; Internet included in association; Trash service included in association
• Home design: Block construction; 4-story building; Entry on level 1; Has attached property
• Construction: Block construction
• Exterior features: Barbecue; Enclosed porch; Porch (screened); Association pool; Lakefront; Has view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Accessible elevator installed; First-floor entry; Eat-in kitchen; Living/dining room; Tub with shower; Walk-in closet(s); Elevator
• Laundry & utility: Laundry room; Utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.2% 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.
• 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,320/mo this rent would consume 48% of the median local household income ($58k/yr) (locally 2809% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $155k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 5.6

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: -16.5%
• Equity multiple: 0.44×
• Total profit: $-24,360
• Equity at exit: $23,111

10-year hold

• IRR: -20.5%
• Equity multiple: 0.16×
• Total profit: $-36,554
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,320 high
• Mortgage (P&I): −$813
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$65
• HOA: −$679
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $112

Break-even live

Break-even rent $2,179

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $200	-5% $156	+0% $112	+5% $68	+10% $24
Rent	-10% $-71	-5% $20	+0% $112	+5% $203	+10% $295
Rate	-1.0pp $190	-0.5pp $151	base $112	+0.5pp $72	+1.0pp $31

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	8d	1	0.24mi
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	21d	1	0.30mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	12d	1	0.37mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	25d	1	0.43mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	25d	1	0.43mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	25d	1	0.47mi
1937 SW 60th Ter #1937 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	25d	1	0.47mi
1958 SW 60th Ter Unit 1958 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	25d	1	0.48mi
1956 SW 60th Ter Unit 1956 North Lauderdale, FL	3.0	2.5	1640	$2,600	$1.59	13d	1	0.48mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	25d	1	0.49mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	25d	1	0.50mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	25d	1	0.51mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	5d	1	0.51mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	25d	1	0.51mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	25d	1	0.52mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	6d	2	0.52mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	15d	1	0.54mi
4945 NW 55th Ct Tamarac, FL	2.0	2.0	1579	$2,850	$1.80	5d	1	0.54mi
1984 SW 60th Ave Unit 1984 North Lauderdale, FL	3.0	2.5	1640	$2,650	$1.62	25d	1	0.56mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	20d	1	0.56mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	25d	1	0.56mi
4941 NW 55th St Tamarac, FL	2.0	2.0	1639	$2,700	$1.65	25d	1	0.56mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	25d	1	0.57mi
6009 SW 19th St North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	18d	1	0.58mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	14d	1	0.58mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.0	1600	$2,900	$1.81	18d	1	0.58mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	4d	1	0.58mi
1904 SW 60th Ave North Lauderdale, FL	3.0	2.5	1640	$2,900	$1.77	17d	1	0.58mi
5476 Gate Lake Rd #5476 Tamarac, FL	3.0	2.5	1811	$2,900	$1.60	2d	1	0.61mi
5424 Gate Lake Rd #5424 Tamarac, FL	3.0	2.5	1811	$3,000	$1.66	25d	1	0.64mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,225	$1.91	11d	1	0.67mi
4451 Treehouse Ln Unit 18E Tamarac, FL	3.0	2.0	1167	$2,200	$1.89	11d	1	0.67mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	25d	1	0.69mi
1700 S State Road 7 North Lauderdale, FL	1.0–3.0	1.0–2.0	1118	$2,669	$2.39	2d	14	0.70mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	25d	1	0.70mi
4419 Treehouse Ln Unit 22G 22G Tamarac, FL	2.0	2.0	1081	$1,949	$1.80	8d	1	0.70mi
4505 Treehouse Ln Unit 8-H Tamarac, FL	3.0	2.0	1167	$1,900	$1.63	25d	1	0.70mi
4459 Treehouse Ln Apt 14F Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	22d	1	0.70mi
4455 Treehouse Ln Unit 15B Tamarac, FL	2.0	2.0	1081	$1,800	$1.67	25d	1	0.70mi
4467 Treehouse Ln Apt 13C Tamarac, FL	2.0	2.0	1081	$1,899	$1.76	3d	1	0.71mi

HOA detail condo

• Monthly dues: $679 · $8,148/yr
• Likely covers: watersewercablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $155,000 Active 9 DOM
2. 2026-06-17
   days on market $155,000 Active 8 DOM
3. 2026-06-16
   days on market $155,000 Active 7 DOM
4. 2026-06-15
   days on market $155,000 Active 6 DOM
5. 2026-06-13
   days on market $155,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $155,000 Active 1 DOM

ⓘ 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: $1,975 · $165/mo
• Projected year-2 tax: $1,975 · $165/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 6 d/yr ≥106°F today · 21 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: $27,841
• − Mortgage interest: −$8,682
• − Property taxes: −$1,975
• − Insurance: −$775
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − HOA: −$8,148
• − Depreciation: −$4,509
• Taxable loss: −$704
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,511/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

+62.0% since first listed

5 events — show timeline

• 2026-06-07 Listed $155,000 MARMLS
• 2026-06-07 Listed $155,000 Beaches MLS
• 2019-10-30 Sold (Public Records) $89,900 Public Records
• 2005-08-15 Sold (Public Records) $150,000 Public Records
• 2005-03-01 Sold (Public Records) $95,700 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,975 · +4.5% YoY. Source: county tax records.