9351 Lime Bay Blvd #207 · Tamarac, FL 33321

$109,900

2 bd · 2.0 ba · 950 sqft · Condo public records · 102 Days on market

Built 1974 $695/mo HOA · 35% 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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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 MLS

This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

Key facts

• Enclosed balcony
• Screened sunroom
• Split floorplan

Tags

• RENOVATED KITCHEN
• TILE FLOORING
• SCREENED SUNROOM
• ENCLOSED BALCONY
• PEACEFUL GARDEN VIEWS
• SPLIT FLOORPLAN

Property features AI

Finance

• Other: Pets allowed with number and size limits
• HOA & community: Monthly HOA fee; Association amenities: Clubhouse, Pool, Shuffleboard court, Storage; Association fee covers grounds and structure maintenance, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee; Elevator service (building amenity)
• Home design: Condominium; Resale property; 3 stories
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Glass-enclosed porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $53 ($639/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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 22d 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 38% 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 $760 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 102 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 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. 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: 1.81% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 4.6

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: -19.3%
• Equity multiple: 0.36×
• Total profit: $-19,748
• Equity at exit: $16,386

10-year hold

• IRR: -37.5%
• Equity multiple: -0.08×
• Total profit: $-33,339
• Equity at exit: $9,502

Cash invested: $30,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$576
• Tax from tax record: −$201 /mo · $2,413/yr
• Insurance: −$46
• HOA: −$695
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $53

Break-even live

Break-even rent $1,922

Max offer price $109,900

Occupancy floor 92%

Sensitivity live

Price	-10% $116	-5% $84	+0% $53	+5% $22	+10% $-9
Rent	-10% $-104	-5% $-25	+0% $53	+5% $132	+10% $210
Rate	-1.0pp $109	-0.5pp $81	base $53	+0.5pp $25	+1.0pp $-4

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	25d	1	0.02mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$1,950	$2.38	0d	1	0.07mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	23d	1	0.07mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	15d	1	0.08mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	25d	2	0.12mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	25d	1	0.13mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	23d	1	0.17mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	25d	1	0.33mi
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	11d	1	0.35mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	25d	2	0.36mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	25d	1	0.39mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	25d	1	0.45mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	25d	1	0.49mi
9905 Westwood Dr Unit 16-3 Tamarac, FL	1.0	1.0	615	$1,595	$2.59	0d	1	0.49mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	25d	1	0.53mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	6d	1	0.56mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	25d	1	0.56mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	25d	1	0.56mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	0d	1	0.58mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	3d	1	0.58mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	16d	1	0.58mi
7640 Westwood Dr #411 Tamarac, FL	2.0	2.0	958	$1,850	$1.93	0d	1	0.61mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	25d	1	0.65mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	25d	1	0.66mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	17d	1	0.67mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	17d	1	0.71mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	0d	12	0.73mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	16d	1	0.74mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	25d	1	0.80mi
5819 Hampton Hills Blvd Tamarac, FL	2.0	2.0	1077	$2,450	$2.27	21d	1	0.80mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	23d	1	0.81mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	19d	1	0.82mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	25d	1	0.82mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$2,446	$2.82	0d	16	0.82mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,320	$2.55	0d	15	0.83mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	25d	1	0.84mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	3d	1	0.84mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	8d	1	0.85mi
9064 Plymouth Pl #9064 Tamarac, FL	2.0	2.0	1036	$2,550	$2.46	21d	1	0.86mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	8d	1	0.91mi

HOA detail condo

• Monthly dues: $695 · $8,340/yr
• Likely covers: watersewerinternetcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $109,900 Active 102 DOM
2. 2026-06-18
   days on market $109,900 Active 99 DOM
3. 2026-06-17
   days on market $109,900 Active 98 DOM
4. 2026-06-16
   days on market $109,900 Active 97 DOM
5. 2026-06-15
   days on market $109,900 Active 96 DOM
6. 2026-06-13
   days on market $109,900 Active 94 DOM
7. 2026-06-09
   days on market $109,900 Active 90 DOM
8. 2026-06-07
   days on market $109,900 Active 88 DOM
9. 2026-06-04
   days on market $109,900 Active 85 DOM
10. 2026-06-03
    days on market $109,900 Active 84 DOM
11. 2026-06-02
    days on market $109,900 Active 83 DOM
12. 2026-06-01
    days on market $109,900 Active 82 DOM
13. 2026-05-31
    days on market $109,900 Active 81 DOM
14. 2025-12-11
    listed $109,900 Active
15. 2021-11-18
    historical 390-char remark

    Show marketing remark (390 chars)

    This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

16. 2021-09-24
    soldstatus $115,000
17. 2021-09-23
    soldstatus $115,000 Closed 390-char remark

    Show marketing remark (390 chars)

    This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

18. 2021-08-26
    historical Active Under Contract 390-char remark

    Show marketing remark (390 chars)

    This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

19. 2021-08-13
    status Active 390-char remark

    Show marketing remark (390 chars)

    This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

20. 2021-08-13
    price $115,000 390-char remark

    Show marketing remark (390 chars)

    This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

21. 2021-07-16
    historical Active Under Contract 390-char remark

    Show marketing remark (390 chars)

    This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

22. 2020-04-11
    listed $125,000 Active 390-char remark

    Show marketing remark (390 chars)

    This is a beautiful well maintained unit. This is a true description of the term 'Turn Key' A corner unit with a view. The Unit is updated, Bathrooms and Kitchen. Wood floors in both bedrooms, a/c unit is less than 3 years old. This is a 55+ community with amenities like pool, Clubhouse, tennis court and BBQ area. Maintenance includes cable, internet, water/sewer and security TV cameras.

23. 2003-10-17
    soldstatus $51,000
24. 1978-08-01
    soldstatus $30,000
25. 1974-10-01
    soldstatus $24,000

ⓘ 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: $2,413 · $201/mo
• Projected year-2 tax: $2,413 · $201/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $23,871
• − Mortgage interest: −$6,156
• − Property taxes: −$2,413
• − Insurance: −$550
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − HOA: −$8,340
• − Depreciation: −$3,197
• Taxable loss: −$604
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $784/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

+357.9% since first listed

12 events — show timeline

• 2025-12-11 Listed $109,900 Beaches MLS
• 2021-11-18 Listing Removed — MARMLS
• 2021-09-24 Sold (Public Records) $115,000 Public Records
• 2021-09-23 Sold (MLS) $115,000 MARMLS
• 2021-08-26 Contingent — MARMLS
• 2021-08-13 Relisted — MARMLS
• 2021-08-13 Price Changed $115,000 MARMLS
• 2021-07-16 Contingent — MARMLS
• 2020-04-11 Listed $125,000 MARMLS
• 2003-10-17 Sold (Public Records) $51,000 Public Records
• 1978-08-01 Sold (Public Records) $30,000 Public Records
• 1974-10-01 Sold (Public Records) $24,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,413 · -0.4% YoY. Source: county tax records.