7857 Ashmont Cir #213 · Tamarac, FL 33321

$134,900

2 bd · 1.0 ba · 624 sqft · Condo public records · 26 Days on market

Built 1984 $525/mo HOA · 29% of rent

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Why this score? — see what drove the D+ 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 +16.2/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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

LIGHT, BRIGHT & IMMACULATE 2 BEDROOM, BEATIFUL RESORT STYLE VIEW OF THE POOL FROM THE ENCLOSED AIR CONDITIONED PATIO. RENOVATED BATHROOM W/ SHOWER. VAULTED CEILINGS W/ HIGH HATS IN LIV RM. LARGE CERAMIC TITLE THRU OUT. OVERSIZED WALK IN CLOSETS. COURTSEY BUSES TO THE CLUBHOUSE, THEATER & SHOPPING MALLS FOR YOUR CONVENIENCE. ASSOC STATES 55+

Key facts

• Pool views
• Turnkey condo
• Private elevator

Tags

• PRIVATE ELEVATOR
• SPA-LIKE BATHROOM
• IN-UNIT WASHER AND DRYER
• PRIVATE PATIO
• POOL VIEWS
• TURNKEY CONDO

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets allowed with no restrictions
• HOA & community: Monthly association fee; Association amenities include billiard room, business center, clubhouse, fitness center, barbecue, picnic area, pool, and transportation service; Association fee covers amenities, cable TV, hot water, insurance, ground and structure maintenance, parking, pest control, recreation facilities, reserve fund, sewer, security, trash, and water; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced; Secured elevator; Phone entry; Smoke detectors
• Utilities: Cable available
• Home design: 2 stories; Entry on level 2; Updated/remodeled; Attached property
• Construction: Block construction; Resale property
• Exterior features: Barbecue area; Courtyard; Enclosed porch; Patio; Storm/security shutters; Tennis courts; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible features; Elevator; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $72 ($865/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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); 588 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% 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 $933 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 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $86k; list at $135k implies a 56% 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; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.34% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 6.2

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: -17.4%
• Equity multiple: 0.41×
• Total profit: $-22,282
• Equity at exit: $20,114

10-year hold

• IRR: -20.7%
• Equity multiple: 0.13×
• Total profit: $-32,802
• Equity at exit: $11,664

Cash invested: $37,772 (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: 588
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$707
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$56
• HOA: −$525
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $72

Break-even live

Break-even rent $1,717

Max offer price $134,900

Occupancy floor 91%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	24d	1	0.21mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	24d	1	0.24mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	2d	1	0.66mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	15d	1	0.66mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	17d	2	0.78mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	24d	2	0.78mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	15d	1	0.79mi
8050 N Nob Hill Rd #102 Tamarac, FL	1.0	1.0	691	$1,850	$2.68	3d	1	0.82mi
8050 N Nob Hill Rd #102 Tamarac, FL	1.0	1.0	691	$1,850	$2.68	4d	1	0.82mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,337	$2.57	2d	15	0.90mi
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	10d	1	1.02mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	4d	11	1.36mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-15
   days on market $134,900 Active 26 DOM
2. 2026-06-13
   pricedays on market $134,900 Active 24 DOM
3. 2026-06-09
   days on market $139,900 Active 20 DOM
4. 2026-06-08
   days on market $139,900 Active 19 DOM
5. 2026-06-07
   days on market $139,900 Active 18 DOM
6. 2026-06-04
   days on market $139,900 Active 15 DOM
7. 2026-06-03
   days on market $139,900 Active 14 DOM
8. 2026-06-02
   days on market $139,900 Active 13 DOM
9. 2026-06-01
   days on market $139,900 Active 12 DOM
10. 2026-05-31
    days on market $139,900 Active 11 DOM
11. 2026-05-20
    listed $139,900 Active
12. 2026-05-13
    historical
13. 2026-05-05
    listed $165,000 Active
14. 2018-10-08
    soldstatus $86,500
15. 2018-10-05
    soldstatus $86,500 Sold 354-char remark

    Show marketing remark (354 chars)

    LIGHT, BRIGHT & IMMACULATE 2 BEDROOM, BEATIFUL RESORT STYLE VIEW OF THE POOL FROM THE ENCLOSED AIR CONDITIONED PATIO. RENOVATED BATHROOM W/ SHOWER. VAULTED CEILINGS W/ HIGH HATS IN LIV RM. LARGE CERAMIC TITLE THRU OUT. OVERSIZED WALK IN CLOSETS. COURTSEY BUSES TO THE CLUBHOUSE, THEATER & SHOPPING MALLS FOR YOUR CONVENIENCE. ASSOC STATES 55+

16. 2018-09-27
    status Pending 354-char remark

    Show marketing remark (354 chars)

    LIGHT, BRIGHT & IMMACULATE 2 BEDROOM, BEATIFUL RESORT STYLE VIEW OF THE POOL FROM THE ENCLOSED AIR CONDITIONED PATIO. RENOVATED BATHROOM W/ SHOWER. VAULTED CEILINGS W/ HIGH HATS IN LIV RM. LARGE CERAMIC TITLE THRU OUT. OVERSIZED WALK IN CLOSETS. COURTSEY BUSES TO THE CLUBHOUSE, THEATER & SHOPPING MALLS FOR YOUR CONVENIENCE. ASSOC STATES 55+

17. 2018-07-28
    price $93,000 354-char remark

    Show marketing remark (354 chars)

    LIGHT, BRIGHT & IMMACULATE 2 BEDROOM, BEATIFUL RESORT STYLE VIEW OF THE POOL FROM THE ENCLOSED AIR CONDITIONED PATIO. RENOVATED BATHROOM W/ SHOWER. VAULTED CEILINGS W/ HIGH HATS IN LIV RM. LARGE CERAMIC TITLE THRU OUT. OVERSIZED WALK IN CLOSETS. COURTSEY BUSES TO THE CLUBHOUSE, THEATER & SHOPPING MALLS FOR YOUR CONVENIENCE. ASSOC STATES 55+

18. 2018-04-16
    listed $99,900 Active 354-char remark

    Show marketing remark (354 chars)

    LIGHT, BRIGHT & IMMACULATE 2 BEDROOM, BEATIFUL RESORT STYLE VIEW OF THE POOL FROM THE ENCLOSED AIR CONDITIONED PATIO. RENOVATED BATHROOM W/ SHOWER. VAULTED CEILINGS W/ HIGH HATS IN LIV RM. LARGE CERAMIC TITLE THRU OUT. OVERSIZED WALK IN CLOSETS. COURTSEY BUSES TO THE CLUBHOUSE, THEATER & SHOPPING MALLS FOR YOUR CONVENIENCE. ASSOC STATES 55+

19. 2017-04-25
    soldstatus $65,000
20. 1985-02-01
    soldstatus $43,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$307/yr (+$26/mo · 37.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $21,698
• − Mortgage interest: −$7,556
• − Property taxes: −$813
• − Insurance: −$674
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$6,300
• − Depreciation: −$3,924
• Taxable loss: −$1,042
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $1,115/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

+225.3% since first listed

10 events — show timeline

• 2026-05-20 Listed $139,900 MARMLS
• 2026-05-13 Listing Removed — MARMLS
• 2026-05-05 Listed $165,000 MARMLS
• 2018-10-08 Sold (Public Records) $86,500 Public Records
• 2018-10-05 Sold (MLS) $86,500 MARMLS
• 2018-09-27 Pending — MARMLS
• 2018-07-28 Price Changed $93,000 MARMLS
• 2018-04-16 Listed $99,900 MARMLS
• 2017-04-25 Sold (Public Records) $65,000 Public Records
• 1985-02-01 Sold (Public Records) $43,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $813 · +7.2% YoY. Source: county tax records.