10761 W Clairmont Cir #108 Cir · Tamarac, FL 33321

$5,000

3 bd · 2.0 ba · 1,063 sqft · Condo public records · 3 Days on market

Built 1988

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Foreclosure Auction Ends June 24, 2026 at 10:00 AM EST. Discover this inviting 2-bedroom, 2-bathroom condominium, offering a great opportunity in the desirable Tamarac area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Built 1988
• Listed 3 days

Property features AI

Exterior

• Home design: Residential condominium; Single-story
• Exterior features: Small lot (approx. 0.02 acres); Zoned RM-10

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-story interior

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 419.5% 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 24d 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 ($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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $5,000

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 44.46% ✓
• Cap rate: 419.49%
• Cash-on-cash: 1475.72%
• DSCR: 66.66
• GRM: 0.2

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: —
• Equity multiple: 74.12×
• Total profit: $102,363
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 147.64×
• Total profit: $205,291
• Equity at exit: $432

Cash invested: $1,400 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,722

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10959 W Clairmont Cir #211 Tamarac, FL	2.0	2.0	1163	$2,100	$1.81	24d	1	0.11mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	7d	1	0.20mi
10425 E Clairmont Cir #107 Tamarac, FL	2.0	2.0	827	$1,850	$2.24	24d	1	0.20mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	24d	1	0.20mi
10350 E Clairmont Cir #312 Tamarac, FL	2.0	2.0	1294	$2,300	$1.78	24d	1	0.25mi
7214 S Devon Dr #211 Tamarac, FL	2.0	2.0	1292	$2,400	$1.86	24d	1	0.26mi
10426 E Clairmont Cir #212 Tamarac, FL	2.0	2.0	1294	$2,100	$1.62	24d	1	0.29mi
7271 S Devon Dr #101 Tamarac, FL	2.0	2.0	1187	$2,200	$1.85	22d	1	0.30mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	24d	1	0.65mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	5d	1	0.65mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	24d	1	0.65mi
7737 Trent Dr #204 Tamarac, FL	2.0	2.0	1080	$2,000	$1.85	20d	1	0.76mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	24d	2	0.78mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,300	$1.89	24d	1	0.81mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,000	$1.65	12d	1	0.81mi
9485 N Belfort Cir #308 Tamarac, FL	2.0	2.0	1228	$2,100	$1.71	14d	1	0.89mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	22d	1	0.94mi
7755 Yardley Dr #112 Fort Lauderdale, FL	2.0	2.0	1229	$2,400	$1.95	24d	1	0.97mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	24d	1	0.98mi
7950 N Nob Hill Rd #203 Tamarac, FL	3.0	2.0	981	$2,700	$2.75	24d	1	0.99mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	5d	1	1.00mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	4d	1	1.00mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	7d	1	1.00mi
7970 N Nob Hill Rd Tamarac, FL	1.0–3.0	1.0–2.0	1137	$2,600	$2.29	20d	2	1.01mi
7970 N Nob Hill Rd Tamarac, FL	3.0	2.0	1137	$2,475	$2.18	24d	2	1.01mi
7765 Yardley Dr #107 Fort Lauderdale, FL	2.0	2.0	1469	$2,200	$1.50	12d	1	1.02mi
7980 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$2,050	$2.09	24d	1	1.04mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	16d	2	1.04mi
8030 N Nob Hill Rd #105 Tamarac, FL	2.0	2.0	981	$2,100	$2.14	24d	1	1.06mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	24d	1	1.06mi
8020 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	981	$2,180	$2.22	15d	3	1.06mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	22d	1	1.06mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$2,500	$2.46	16d	1	1.07mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	7d	1	1.08mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	24d	2	1.08mi
8060 N Nob Hill Rd #203 Tamarac, FL	2.0	2.0	981	$2,200	$2.24	24d	1	1.09mi
8070 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$1,990	$2.03	24d	1	1.11mi
10000 S Nob Hill Cir #10163 Tamarac, FL	2.0	1.0	900	$1,767	$1.96	3d	1	1.11mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	2d	1	1.11mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	24d	1	1.11mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $5,000 Active 3 DOM
2. 2026-06-17
   days on market $5,000 Active 2 DOM
3. 2026-06-15
   remarks 300-char remark
4. 2026-06-15
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,677
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$145
• Taxable income: $21,883
• Est. tax owed @ 24.0%: −$5,252
• After-tax cash flow: $15,408/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

1 event — show timeline

• 2026-06-15 Listed $5,000 NFMLS

Property tax history

+4.5%/yr

Latest (2025): $762 · +6.1% YoY. Source: county tax records.