7648 Ashmont Cir #212 · Tamarac, FL 33321

$115,000

2 bd · 2.0 ba · 827 sqft · Condo public records · 60 Days on market

Built 1985 $770/mo HOA · 39% 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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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 this beautifully maintained Condo in the sought-after Ashmont Community of Kings Point a 55+ Community. This is a corner unit on the 2nd floor. This is a 2 bedroom, with a Convertible 2nd bedroom. Wall is not up, giving you a choice of a larger living Room space. This inviting residence offers, a bright and Spacious layout with comfortable living areas, abundant natural light, and a relaxing atmosphere, perfect for everyday living or seasonal enjoyment. Enjoy peaceful views from your large private screened balcony, an ideal spot for morning coffee or evening relaxation. Conveniently close to shopping, golf, and major highways. The perfect blend! Washer and Dryer in unit with plen

Key facts

• Plenty of storage
• $770 HOA
• Parking

Tags

• LARGE PRIVATE SCREENED BALCONY
• BRIGHT AND SPACIOUS LAYOUT
• ABUNDANT NATURAL LIGHT
• WASHER AND DRYER IN UNIT
• PLENTY OF STORAGE
• LARGE EXPANSIVE PATIO

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association: Ashmont - Kings / Kings Point Tamarac; Monthly HOA fee; Association amenities include clubhouse, fitness center, indoor pool, outdoor pool, sauna, spa/hot tub, tennis courts, pickleball courts, billiard room, business center, community room, hobby room, courtesy bus, and internet included; HOA covers cable TV, insurance, internet, grounds and structure maintenance, pest control, sewer, trash, water, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned common parking (asphalt), 1 parking space
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer connected; Water connected
• Home design: Condominium; One level; Faces southwest
• Construction: Built with CBS construction materials; Shingle roof; 2-story building (unit in building H 3)
• Exterior features: Covered patio; Screened patio; Patio with glass-enclosed area

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Blinds on windows
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Challenger Elementary School (math 37% / reading 53%, grade D-, #1,271 of 2,144 statewide, top 60%, 909 students, 62% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• 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 $795 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 60 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $115k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.72% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 4.8

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: -17.2%
• Equity multiple: 0.42×
• Total profit: $-18,652
• Equity at exit: $17,147

10-year hold

• IRR: -26.1%
• Equity multiple: 0.07×
• Total profit: $-29,950
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$48
• HOA: −$770
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $84

Break-even live

Break-even rent $1,872

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $116	+0% $84	+5% $51	+10% $19
Rent	-10% $-73	-5% $6	+0% $84	+5% $162	+10% $240
Rate	-1.0pp $142	-0.5pp $113	base $84	+0.5pp $54	+1.0pp $24

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10425 E Clairmont Cir #107 Tamarac, FL	2.0	2.0	827	$1,850	$2.24	25d	1	0.11mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	25d	1	0.11mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	8d	1	0.11mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	25d	1	0.26mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	25d	1	0.34mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	6d	1	0.34mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	25d	1	0.34mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	25d	1	0.34mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	25d	1	0.36mi
9905 Westwood Dr Unit 16-3 Tamarac, FL	1.0	1.0	615	$1,595	$2.59	0d	1	0.36mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	25d	2	0.52mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	23d	1	0.65mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	25d	1	0.76mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	3d	1	0.77mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	16d	1	0.77mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	0d	1	0.77mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	23d	1	0.78mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$1,950	$2.38	0d	1	0.78mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	18d	1	0.78mi
7950 N Nob Hill Rd #203 Tamarac, FL	3.0	2.0	981	$2,700	$2.75	25d	1	0.79mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	25d	1	0.79mi
7737 Trent Dr #204 Tamarac, FL	2.0	2.0	1080	$2,000	$1.85	21d	1	0.81mi
7640 Westwood Dr #411 Tamarac, FL	2.0	2.0	958	$1,850	$1.93	0d	1	0.81mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	8d	1	0.82mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	8d	1	0.83mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	6d	1	0.83mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	5d	1	0.83mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	25d	2	0.83mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	18d	2	0.84mi
7980 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$2,050	$2.09	25d	1	0.84mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	25d	1	0.84mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	4d	1	0.85mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	25d	1	0.85mi
8050 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	0.87mi
8050 N Nob Hill Rd #102 Tamarac, FL	1.0	1.0	691	$1,850	$2.68	5d	1	0.88mi
8030 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	0.88mi
8030 N Nob Hill Rd #105 Tamarac, FL	2.0	2.0	981	$2,100	$2.14	25d	1	0.88mi
8020 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	981	$2,180	$2.22	16d	3	0.89mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	16d	1	0.90mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	25d	2	0.90mi

HOA detail condo

• Monthly dues: $770 · $9,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 60 DOM
2. 2026-06-18
   days on market $115,000 Active 57 DOM
3. 2026-06-17
   days on market $115,000 Active 56 DOM
4. 2026-06-16
   days on market $115,000 Active 55 DOM
5. 2026-06-15
   price $115,000 Active 54 DOM
6. 2026-06-15
   days on market $124,900 Active 54 DOM
7. 2026-06-13
   days on market $124,900 Active 52 DOM
8. 2026-06-09
   days on market $124,900 Active 48 DOM
9. 2026-06-08
   days on market $124,900 Active 47 DOM
10. 2026-06-07
    days on market $124,900 Active 46 DOM
11. 2026-06-04
    days on market $124,900 Active 43 DOM
12. 2026-06-03
    days on market $124,900 Active 42 DOM
13. 2026-06-02
    days on market $124,900 Active 41 DOM
14. 2026-06-01
    days on market $124,900 Active 40 DOM
15. 2026-05-31
    days on market $124,900 Active 39 DOM
16. 2026-04-22
    listed $135,000 Active
17. 2009-08-11
    soldstatus $47,500
18. 1995-08-18
    soldstatus $32,000
19. 1986-03-01
    soldstatus $45,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$263/yr (+$22/mo · 38.0%)

ⓘ 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 6/10 Major
• 🌡 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: $23,731
• − Mortgage interest: −$6,442
• − Property taxes: −$692
• − Insurance: −$575
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$9,240
• − Depreciation: −$3,345
• Taxable loss: −$360
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,090/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

+200.0% since first listed

4 events — show timeline

• 2026-04-22 Listed $135,000 Beaches MLS
• 2009-08-11 Sold (Public Records) $47,500 Public Records
• 1995-08-18 Sold (Public Records) $32,000 Public Records
• 1986-03-01 Sold (Public Records) $45,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $692 · +6.5% YoY. Source: county tax records.