9560 Weldon Cir Unit J413 · Tamarac, FL 33321

$155,000

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 99 Days on market

Built 1997 $380/mo HOA · 18% of rent

---

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 +21.5/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Welcome to your new home!! One of a kind! Rare find!! Gorgeous WATER VIEW * Spectacular * 2-bed, 2-bath condo with stunning WATER VIEW is in the desirable Weldon community. This unique home features an attractive, open-plan kitchen with white cabinets overlooking the living/dining areas & screened balcony. Top-of-the-line stainless steel appliances. Beautiful tile flooring throughout the entire home. The master suite offers walk-in closets. An ample layout & an excellent split floorplan. Light & bright. Large sliding doors stack away to enhance your private & relaxing balcony. Enjoy your acrylic sliding. Incredible amenities of Kings Point, including arts center, c

Key facts

• Open-plan kitchen
• White cabinets
• Screened balcony

Tags

• OPEN-PLAN KITCHEN
• WHITE CABINETS
• SCREENED BALCONY
• STAINLESS STEEL APPLIANCES
• TILE FLOORING
• WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee (approx.): $380; Association amenities include billiard room, clubhouse, fitness center, indoor pool, outdoor pool, sauna, spa/hot tub, trash chute, courtesy bus, internet included, library, pickleball courts, maintenance

Exterior

• Parking: Guest parking
• Security: Security guard; Smoke detectors; Security fence
• Utilities: Cable available
• Home design: Condominium; Resale property; 4-story building; Located west of US-1
• Construction: CBS construction
• Exterior features: Screened porch; Waterfront: Yes (no specific waterfront feature listed)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; 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: Entrance foyer; High ceilings; Walk-in closet(s); Split bedroom layout; Blinds; Sliding windows

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 $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% 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

• It's been on market 99 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $155k implies a 107% gain — meaningful room to come down on a strong offer.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.36% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 6.1

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-16,138
• Equity at exit: $23,111

10-year hold

• IRR: -7.8%
• Equity multiple: 0.59×
• Total profit: $-17,667
• 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 33321

• Home prices YoY: -30.4%
• Rents YoY: -1.9%
• Active inventory: 588
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$813
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$65
• HOA: −$380
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $234

Break-even live

Break-even rent $1,806

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $321	-5% $278	+0% $234	+5% $190	+10% $146
Rent	-10% $68	-5% $151	+0% $234	+5% $317	+10% $400
Rate	-1.0pp $312	-0.5pp $273	base $234	+0.5pp $194	+1.0pp $153

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
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	3d	1	0.01mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	25d	1	0.01mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	25d	2	0.10mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	8d	1	0.10mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	17d	1	0.16mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	25d	1	0.18mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,337	$2.57	2d	15	0.21mi
7640 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1169	$1,850	$1.58	17d	2	0.24mi
7755 Yardley Dr #112 Fort Lauderdale, FL	2.0	2.0	1229	$2,400	$1.95	25d	1	0.26mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	3d	1	0.26mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	15d	1	0.26mi
7765 Yardley Dr #107 Fort Lauderdale, FL	2.0	2.0	1469	$2,200	$1.50	13d	1	0.27mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	17d	2	0.33mi
7980 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$2,050	$2.09	25d	1	0.34mi
7561 NW 88th Ter Tamarac, FL	3.0	2.5	1358	$2,995	$2.21	25d	2	0.34mi
9485 N Belfort Cir #308 Tamarac, FL	2.0	2.0	1228	$2,100	$1.71	14d	1	0.34mi
7950 N Nob Hill Rd #203 Tamarac, FL	3.0	2.0	981	$2,700	$2.75	25d	1	0.34mi
8090 NW 96th Ter Tamarac, FL	1.0–3.0	1.0–2.0	1154	$2,498	$2.16	2d	19	0.37mi
9402 NW 81st Ct Tamarac, FL	3.0	2.0	1212	$3,600	$2.97	25d	1	0.38mi
8770 Azalea Ct #203 Tamarac, FL	2.0	2.0	1306	$2,600	$1.99	2d	1	0.38mi
7970 N Nob Hill Rd Tamarac, FL	3.0	2.0	1137	$2,475	$2.18	25d	2	0.38mi
7970 N Nob Hill Rd Tamarac, FL	1.0–3.0	1.0–2.0	1137	$2,195	$1.93	21d	2	0.38mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	25d	1	0.38mi
8060 N Nob Hill Rd #203 Tamarac, FL	2.0	2.0	981	$2,200	$2.24	25d	1	0.39mi
8030 N Nob Hill Rd #105 Tamarac, FL	2.0	2.0	981	$2,100	$2.14	25d	1	0.42mi
8070 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$1,990	$2.03	25d	1	0.43mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	8d	1	0.44mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	4d	1	0.44mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	6d	1	0.44mi
8020 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	981	$2,180	$2.22	15d	3	0.44mi
8108 Prestige Commons Dr Tamarac, FL	3.0	2.5	1478	$3,200	$2.17	25d	1	0.50mi
10000 S Nob Hill Cir #10163 Tamarac, FL	2.0	1.0	900	$1,767	$1.96	3d	1	0.54mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	25d	1	0.57mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	6d	1	0.57mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	25d	1	0.59mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	25d	1	0.60mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	17d	1	0.73mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	15d	1	0.74mi
7355 Woodmont Ter #101 Tamarac, FL	3.0	2.0	1150	$2,300	$2.00	25d	1	0.75mi
7355 Woodmont Ter #107 Tamarac, FL	3.0	2.0	1224	$2,300	$1.88	4d	1	0.75mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $155,000 Active 99 DOM
2. 2026-06-17
   days on market $155,000 Active 98 DOM
3. 2026-06-16
   days on market $155,000 Active 97 DOM
4. 2026-06-15
   days on market $155,000 Active 96 DOM
5. 2026-06-13
   days on market $155,000 Active 94 DOM
6. 2026-06-09
   days on market $155,000 Active 90 DOM
7. 2026-06-07
   days on market $155,000 Active 88 DOM
8. 2026-06-04
   days on market $155,000 Active 85 DOM
9. 2026-06-03
   days on market $155,000 Active 84 DOM
10. 2026-06-02
    days on market $155,000 Active 83 DOM
11. 2026-06-01
    days on market $155,000 Active 82 DOM
12. 2026-05-31
    days on market $155,000 Active 81 DOM
13. 2026-04-26
    price $155,000
14. 2026-02-01
    listed $159,900 Active
15. 2015-03-30
    soldstatus $75,000

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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: $25,217
• − Mortgage interest: −$8,682
• − Property taxes: −$2,027
• − Insurance: −$775
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − HOA: −$4,560
• − Depreciation: −$4,509
• Taxable income: $628
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $2,654/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

+106.7% since first listed

3 events — show timeline

• 2026-04-26 Price Changed $155,000 Beaches MLS
• 2026-02-01 Listed $159,900 Beaches MLS
• 2015-03-30 Sold (Public Records) $75,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,027 · +4.4% YoY. Source: county tax records.