9563 Weldon Cir Unit D110 · Tamarac, FL 33321

$179,000

2 bd · 2.0 ba · 1,215 sqft · Condo public records

Built 1997 $435/mo HOA · 20% 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 +16.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.1/10.0
• 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, AND INVITING BEST DESCRIBES THIS MUCH SOUGHT AFTER GROUND FLOOR APARTMENT WITH CHARMING PRIVATE PATIO & GARDEN OUTSIDE YOUR FRONT DOOR. APARTMENT IS IMMACULATE, WHITE TILE THROUGHOUT, CEILING FANS IN KITCHEN, BOTH BEDROOMS & PATIO. GUEST BATHROOM HAS AN UPGRADED COMBO WALK-IN BATHTUB & SHOWER. NEW AC INSTALLED NOV. 2017, REFRIGERATOR AND MICRO REPLACED A FEW YRS AGO. , BEAUTIFUL TILED PATIO OVERLOOKS SERENE LAKE WHICH MESMERIZES. ACRYLIC SLIDING WINDOWS A PLUS! OPEN TO LET THE FLORIDA SUNSHINE IN, CLOSE TO ENCLOSE PATIO. PRIME PARKING SPOT IN FRONT, ENJOY A FABULOUS KINGS POINT LIFESTYLE WITH AMENITIES GALORE!! BEAUTIFUL CLBHSE MANY CULTURAL & SOCIAL ACTIVITIES ON THE AGENDA, FITNESS CTR, THEATER ON THE PREMISES, INDOOR OUTDOOR POOLS. CLBHSE DEED PD. EZ TO SHOW

Key facts

• $435 HOA
• Community pool
• Built 1997

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 7.0% 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: Tamarac Elementary School (math 25% / reading 45%, grade F, #1,697 of 2,144 statewide, top 80%, 626 students, 75% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 16d 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 42% 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 $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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $179,000

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. 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: 1.21% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 6.9

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: -16.8%
• Equity multiple: 0.43×
• Total profit: $-28,795
• Equity at exit: $26,689

10-year hold

• IRR: -17.9%
• Equity multiple: 0.19×
• Total profit: $-40,392
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$939
• Tax from tax record: −$159 /mo · $1,914/yr
• Insurance: −$75
• HOA: −$435
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $99

Break-even live

Break-even rent $2,035

Max offer price $179,000

Occupancy floor 90%

Sensitivity live

Price	-10% $200	-5% $149	+0% $99	+5% $48	+10% $-3
Rent	-10% $-72	-5% $13	+0% $99	+5% $184	+10% $269
Rate	-1.0pp $189	-0.5pp $144	base $99	+0.5pp $52	+1.0pp $5

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,320	$2.55	0d	15	0.12mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	25d	1	0.13mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	3d	1	0.13mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	25d	2	0.19mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	8d	1	0.20mi
8770 Azalea Ct #203 Tamarac, FL	2.0	2.0	1306	$2,600	$1.99	3d	1	0.24mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	18d	1	0.25mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	25d	1	0.27mi
7561 NW 88th Ter Tamarac, FL	3.0	2.5	1358	$2,995	$2.21	25d	2	0.29mi
7640 Westwood Dr #411 Tamarac, FL	2.0	2.0	958	$1,850	$1.93	0d	1	0.29mi
9402 NW 81st Ct Tamarac, FL	3.0	2.0	1212	$3,600	$2.97	25d	1	0.30mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	16d	1	0.33mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	3d	1	0.33mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	0d	1	0.33mi
7765 Yardley Dr #107 Fort Lauderdale, FL	2.0	2.0	1469	$2,200	$1.50	13d	1	0.34mi
7755 Yardley Dr #112 Fort Lauderdale, FL	2.0	2.0	1229	$2,400	$1.95	25d	1	0.35mi
8090 NW 96th Ter Tamarac, FL	1.0–3.0	1.0–2.0	1154	$2,370	$2.05	0d	19	0.38mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	18d	2	0.40mi
7980 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$2,050	$2.09	25d	1	0.40mi
8050 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	0.41mi
7950 N Nob Hill Rd #203 Tamarac, FL	3.0	2.0	981	$2,700	$2.75	25d	1	0.42mi
8060 N Nob Hill Rd #203 Tamarac, FL	2.0	2.0	981	$2,200	$2.24	25d	1	0.44mi
7970 N Nob Hill Rd Tamarac, FL	3.0	2.0	1137	$2,475	$2.18	25d	2	0.45mi
7970 N Nob Hill Rd Tamarac, FL	1.0–3.0	1.0–2.0	1137	$2,195	$1.93	21d	2	0.45mi
9485 N Belfort Cir #308 Tamarac, FL	2.0	2.0	1228	$2,100	$1.71	15d	1	0.46mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	25d	1	0.46mi
8070 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$1,990	$2.03	25d	1	0.47mi
8030 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	0.47mi
8030 N Nob Hill Rd #105 Tamarac, FL	2.0	2.0	981	$2,100	$2.14	25d	1	0.47mi
8020 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	981	$2,180	$2.22	16d	3	0.49mi
8108 Prestige Commons Dr Tamarac, FL	3.0	2.5	1478	$3,200	$2.17	25d	1	0.49mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	8d	1	0.51mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	6d	1	0.51mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	5d	1	0.51mi
10000 S Nob Hill Cir #10163 Tamarac, FL	2.0	1.0	900	$1,767	$1.96	4d	1	0.58mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	18d	1	0.67mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	16d	1	0.67mi
7355 Woodmont Ter #107 Tamarac, FL	3.0	2.0	1224	$2,300	$1.88	5d	1	0.69mi
7355 Woodmont Ter #101 Tamarac, FL	3.0	2.0	1150	$2,300	$2.00	25d	1	0.69mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	6d	1	0.70mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-02-28
   historical
2. 2026-02-19
   listed $179,000
3. 2018-09-06
   soldstatus $130,000 Sold 813-char remark

   Show marketing remark (813 chars)

   LIGHT, BRIGHT, AND INVITING BEST DESCRIBES THIS MUCH SOUGHT AFTER GROUND FLOOR APARTMENT WITH CHARMING PRIVATE PATIO & GARDEN OUTSIDE YOUR FRONT DOOR. APARTMENT IS IMMACULATE, WHITE TILE THROUGHOUT, CEILING FANS IN KITCHEN, BOTH BEDROOMS & PATIO. GUEST BATHROOM HAS AN UPGRADED COMBO WALK-IN BATHTUB & SHOWER. NEW AC INSTALLED NOV. 2017, REFRIGERATOR AND MICRO REPLACED A FEW YRS AGO. , BEAUTIFUL TILED PATIO OVERLOOKS SERENE LAKE WHICH MESMERIZES. ACRYLIC SLIDING WINDOWS A PLUS! OPEN TO LET THE FLORIDA SUNSHINE IN, CLOSE TO ENCLOSE PATIO. PRIME PARKING SPOT IN FRONT, ENJOY A FABULOUS KINGS POINT LIFESTYLE WITH AMENITIES GALORE!! BEAUTIFUL CLBHSE MANY CULTURAL & SOCIAL ACTIVITIES ON THE AGENDA, FITNESS CTR, THEATER ON THE PREMISES, INDOOR OUTDOOR POOLS. CLBHSE DEED PD. EZ TO SHOW

4. 2018-09-06
   soldstatus $130,000

   Show marketing remark (813 chars)

   LIGHT, BRIGHT, AND INVITING BEST DESCRIBES THIS MUCH SOUGHT AFTER GROUND FLOOR APARTMENT WITH CHARMING PRIVATE PATIO & GARDEN OUTSIDE YOUR FRONT DOOR. APARTMENT IS IMMACULATE, WHITE TILE THROUGHOUT, CEILING FANS IN KITCHEN, BOTH BEDROOMS & PATIO. GUEST BATHROOM HAS AN UPGRADED COMBO WALK-IN BATHTUB & SHOWER. NEW AC INSTALLED NOV. 2017, REFRIGERATOR AND MICRO REPLACED A FEW YRS AGO. , BEAUTIFUL TILED PATIO OVERLOOKS SERENE LAKE WHICH MESMERIZES. ACRYLIC SLIDING WINDOWS A PLUS! OPEN TO LET THE FLORIDA SUNSHINE IN, CLOSE TO ENCLOSE PATIO. PRIME PARKING SPOT IN FRONT, ENJOY A FABULOUS KINGS POINT LIFESTYLE WITH AMENITIES GALORE!! BEAUTIFUL CLBHSE MANY CULTURAL & SOCIAL ACTIVITIES ON THE AGENDA, FITNESS CTR, THEATER ON THE PREMISES, INDOOR OUTDOOR POOLS. CLBHSE DEED PD. EZ TO SHOW

5. 2018-07-13
   status Pending 813-char remark

   Show marketing remark (813 chars)

   LIGHT, BRIGHT, AND INVITING BEST DESCRIBES THIS MUCH SOUGHT AFTER GROUND FLOOR APARTMENT WITH CHARMING PRIVATE PATIO & GARDEN OUTSIDE YOUR FRONT DOOR. APARTMENT IS IMMACULATE, WHITE TILE THROUGHOUT, CEILING FANS IN KITCHEN, BOTH BEDROOMS & PATIO. GUEST BATHROOM HAS AN UPGRADED COMBO WALK-IN BATHTUB & SHOWER. NEW AC INSTALLED NOV. 2017, REFRIGERATOR AND MICRO REPLACED A FEW YRS AGO. , BEAUTIFUL TILED PATIO OVERLOOKS SERENE LAKE WHICH MESMERIZES. ACRYLIC SLIDING WINDOWS A PLUS! OPEN TO LET THE FLORIDA SUNSHINE IN, CLOSE TO ENCLOSE PATIO. PRIME PARKING SPOT IN FRONT, ENJOY A FABULOUS KINGS POINT LIFESTYLE WITH AMENITIES GALORE!! BEAUTIFUL CLBHSE MANY CULTURAL & SOCIAL ACTIVITIES ON THE AGENDA, FITNESS CTR, THEATER ON THE PREMISES, INDOOR OUTDOOR POOLS. CLBHSE DEED PD. EZ TO SHOW

6. 2018-07-01
   listed $140,000 Active 813-char remark

   Show marketing remark (813 chars)

   LIGHT, BRIGHT, AND INVITING BEST DESCRIBES THIS MUCH SOUGHT AFTER GROUND FLOOR APARTMENT WITH CHARMING PRIVATE PATIO & GARDEN OUTSIDE YOUR FRONT DOOR. APARTMENT IS IMMACULATE, WHITE TILE THROUGHOUT, CEILING FANS IN KITCHEN, BOTH BEDROOMS & PATIO. GUEST BATHROOM HAS AN UPGRADED COMBO WALK-IN BATHTUB & SHOWER. NEW AC INSTALLED NOV. 2017, REFRIGERATOR AND MICRO REPLACED A FEW YRS AGO. , BEAUTIFUL TILED PATIO OVERLOOKS SERENE LAKE WHICH MESMERIZES. ACRYLIC SLIDING WINDOWS A PLUS! OPEN TO LET THE FLORIDA SUNSHINE IN, CLOSE TO ENCLOSE PATIO. PRIME PARKING SPOT IN FRONT, ENJOY A FABULOUS KINGS POINT LIFESTYLE WITH AMENITIES GALORE!! BEAUTIFUL CLBHSE MANY CULTURAL & SOCIAL ACTIVITIES ON THE AGENDA, FITNESS CTR, THEATER ON THE PREMISES, INDOOR OUTDOOR POOLS. CLBHSE DEED PD. EZ TO SHOW

ⓘ 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: $1,914 · $159/mo
• Projected year-2 tax: $1,914 · $159/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: $25,919
• − Mortgage interest: −$10,027
• − Property taxes: −$1,914
• − Insurance: −$895
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$5,220
• − Depreciation: −$5,207
• Taxable loss: −$1,490
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,541/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

+27.9% since first listed

6 events — show timeline

• 2026-02-28 Listing Removed — Beaches MLS
• 2026-02-19 Listed $179,000 Beaches MLS
• 2018-09-06 Sold (Public Records) $130,000 Public Records
• 2018-09-06 Sold (MLS) $130,000 MARMLS
• 2018-07-13 Pending — MARMLS
• 2018-07-01 Listed $140,000 MARMLS

Property tax history

+9.7%/yr

Latest (2025): $1,914 · +5.4% YoY. Source: county tax records.