6090 N Sabal Palm Blvd #108 · Tamarac, FL 33319

$99,000

2 bd · 2.0 ba · 1,010 sqft · Condo public records · 40 Days on market

Built 1983 $624/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 +22.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Well-maintained Corner 2 bedrooms, 2 baths condo in the desirable Lakes of Carriage Hills active adults community. Enjoy your morning coffee on the patio overlooking the lake, or take a jog or evening walks on the lovely pathways around the lake. Maintenance fees include cable TV, HBO, water/sewer, trash removal, pest control, and building insurance. The Complex offers a heated pool, clubhouse, exercise room, billiards, tennis courts, shuffleboard, and more. The city bus serves residents, taking them to local grocery stores and other points of interest. There are no rentals and no pets in this building. Buyers must put 20% down, and the HOA requires a credit score of 600. In addition, buyer

Key facts

• Clubhouse
• Billiards
• Exercise room

Tags

• PATIO OVERLOOKING THE LAKE
• HEATED POOL
• CLUBHOUSE
• EXERCISE ROOM
• BILLIARDS
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Monthly HOA fee; Community amenities: Billiard room, Clubhouse, Picnic area, Pool, Shuffleboard court, Spa/Hot Tub, Storage, Community room; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Water service included in association; Sewer service included in association; Electric and other utilities present (central systems for heating and cooling)
• Home design: Condominium; Resale; 3-story building; Entry level: 1
• Construction: Concrete block (no stucco) construction
• Exterior features: Screened porch; Porch; First-floor entry; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher, Electric Range, Refrigerator; Unfurnished; Tile flooring; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 26d 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 $684 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 40 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $99k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 30% of rent.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.11% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 4.0

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: -11.4%
• Equity multiple: 0.61×
• Total profit: $-10,800
• Equity at exit: $14,761

10-year hold

• IRR: -14.9%
• Equity multiple: 0.39×
• Total profit: $-16,981
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$519
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$41
• HOA: −$624
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $170

Break-even live

Break-even rent $1,873

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $226	-5% $198	+0% $170	+5% $142	+10% $114
Rent	-10% $5	-5% $88	+0% $170	+5% $253	+10% $335
Rate	-1.0pp $220	-0.5pp $195	base $170	+0.5pp $145	+1.0pp $118

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,300	$2.97	23d	1	0.09mi
1982 SW 68th Ter North Lauderdale, FL	2.0	1.0	775	$2,100	$2.71	9d	1	0.09mi
6075 N Sabal Palm Blvd #210 Tamarac, FL	2.0	2.0	970	$1,900	$1.96	22d	1	0.12mi
5155 E Sabal Palm Blvd #204 Tamarac, FL	2.0	1.5	790	$1,600	$2.03	26d	1	0.14mi
6963 SW 19th St Pompano Beach, FL	2.0	1.0	1054	$1,700	$1.61	26d	1	0.25mi
2024 Champions Way North Lauderdale, FL	2.0	2.0	948	$2,500	$2.64	26d	1	0.25mi
1812 Adventure Pl #1812 North Lauderdale, FL	2.0	1.0	955	$2,200	$2.30	26d	1	0.27mi
5780 Rock Island Rd #362 Tamarac, FL	2.0	2.0	1030	$1,900	$1.84	26d	1	0.31mi
5740 Rock Island Rd Tamarac, FL	1.0	1.0	722	$1,722	$2.38	26d	1	0.33mi
1740 SW 70th Way North Lauderdale, FL	2.0	1.0	775	$2,000	$2.58	13d	1	0.33mi
5740 Rock Island Rd #299 Tamarac, FL	1.0	1.0	750	$1,895	$2.53	15d	1	0.33mi
1850 Adventure Pl North Lauderdale, FL	3.0	2.0	1336	$2,750	$2.06	26d	1	0.34mi
5672 Rock Island Rd Tamarac, FL	1.0	1.0	717	$1,748	$2.44	4d	2	0.36mi
4717 NW 58th St Tamarac, FL	2.0	2.0	1354	$2,600	$1.92	9d	1	0.42mi
1908 Players Pl North Lauderdale, FL	3.0	2.0	1336	$1,150	$0.86	26d	1	0.43mi
7174 Sportsmans Dr North Lauderdale, FL	2.0	2.0	1186	$2,400	$2.02	26d	1	0.45mi
5646 Rock Island Rd #198 Tamarac, FL	2.0	2.0	1030	$2,150	$2.09	26d	1	0.46mi
1953 Players Pl #1953 North Lauderdale, FL	3.0	2.0	1186	$2,400	$2.02	26d	1	0.46mi
5628 Rock Island Rd Tamarac, FL	1.0–2.0	1.0–2.0	867	$2,000	$2.31	6d	2	0.47mi
1720 SW 64th Ter North Lauderdale, FL	3.0	2.0	1248	$3,600	$2.88	13d	1	0.49mi
6872 SW 15th St Pompano Beach, FL	2.0	1.0	919	$2,400	$2.61	15d	1	0.50mi
5584 NW 59th Pl Tamarac, FL	3.0	2.5	1488	$2,700	$1.81	26d	1	0.54mi
5843 Woodlands Blvd Unit 5843 Tamarac, FL	3.0	2.5	1373	$2,900	$2.11	26d	1	0.55mi
4934 NW 55th Ct Tamarac, FL	2.0	1.0	1059	$1,895	$1.79	16d	1	0.59mi
6711 Boulevard of Champions North Lauderdale, FL	1.0	1.0	1216	$1,800	$1.48	26d	1	0.63mi
6056 SW 19th Pl North Lauderdale, FL	2.0	2.5	1161	$2,350	$2.02	26d	1	0.70mi
6001 Shakerwood Cir #205 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	26d	1	0.71mi
6060 SW 19th Ct North Lauderdale, FL	2.0	3.0	1120	$2,200	$1.96	26d	1	0.72mi
6020 Shakerwood Cir #106 Tamarac, FL	2.0	2.0	800	$2,000	$2.50	16d	1	0.72mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,499	$2.15	26d	1	0.72mi
6081 SW 19th St North Lauderdale, FL	2.0	2.5	1161	$2,290	$1.97	6d	1	0.72mi
5821 Swordfish Ct Unit B Tamarac, FL	2.0	2.5	1380	$2,250	$1.63	26d	1	0.73mi
6061 Shakerwood Cir #206 Tamarac, FL	2.0	2.0	775	$1,800	$2.32	6d	1	0.74mi
129 San Remo Blvd #129 North Lauderdale, FL	3.0	2.5	1403	$2,600	$1.85	26d	1	0.76mi
1962 SW 60th Ave North Lauderdale, FL	3.0	3.0	1280	$2,500	$1.95	21d	1	0.79mi
1954 SW 60th Ave Unit 1 North Lauderdale, FL	2.0	2.0	1120	$2,550	$2.28	26d	1	0.79mi
224 San Remo Blvd Unit 224 North Lauderdale, FL	3.0	2.5	1289	$2,900	$2.25	26d	1	0.84mi
4033 Lakeside Dr #4033 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	26d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,750	$2.43	19d	1	0.86mi
4010 Lakeside Dr #4010 Tamarac, FL	2.0	1.0	720	$1,700	$2.36	2d	1	0.86mi

HOA detail condo

• Monthly dues: $624 · $7,488/yr
• Likely covers: watersewertrashcableinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   status Active
3. 2026-04-18
   status Pending
4. 2026-04-02
   price $99,000
5. 2026-02-15
   listed $105,000 Active
6. 2000-06-01
   soldstatus $44,500

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $3,540 · $295/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: $25,058
• − Mortgage interest: −$5,546
• − Property taxes: −$3,540
• − Insurance: −$495
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$7,488
• − Depreciation: −$2,880
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $1,779/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

+122.5% since first listed

6 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-05-05 Relisted — Beaches MLS
• 2026-04-18 Pending — Beaches MLS
• 2026-04-02 Price Changed $99,000 Beaches MLS
• 2026-02-15 Listed $105,000 Beaches MLS
• 2000-06-01 Sold (Public Records) $44,500 Public Records

Property tax history

+17.5%/yr

Latest (2025): $3,540 · +0.0% YoY. Source: county tax records.