7775 Southampton Ter #305 · Tamarac, FL 33321

$189,900

2 bd · 2.0 ba · 1,532 sqft · Condo public records · 225 Days on market

Built 1999 $687/mo HOA · 28% of rent ↓ 5% since listing

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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 +11.3/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Southampton Condominiums at King’s Point — a highly desirable 55+ community offering true resort-style living! This spacious 3rd-floor residence features 2 bedrooms, 2 bathrooms, and 1,444 sq. ft. of comfortable living space and a swimming pool view. Enjoy the convenience of an in-unit washer and dryer, impact windows, and a well-designed layout perfect for both relaxation and entertaining. Residents of King’s Point enjoy a wealth of resort-style amenities, including a clubhouse, fitness center, swimming pool, sauna, spa/hot tub, tennis courts, pickleball, and shuffleboard, along with a complimentary community shuttle service. The property includes a monthly as

Key facts

• $687 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Association pool is heated; Property is part of a senior community
• Financial info: Pets are not allowed
• HOA & community: Monthly association fees; Association amenities include clubhouse, fitness center, pool, trash service, transportation service, and elevators; Association covers amenities, common areas, cable TV, structure insurance, roof maintenance, sewer, security, trash, and water

Exterior

• Parking: Two or more parking spaces
• Security: Key card entry; On-site security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condominium/attached property; Four-story building; Entry on the 3rd level
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Barbecue area; Association pool (heated); Security/high-impact doors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Closet cabinetry; Custom mirrors; Third-floor entry; Elevator access; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-69 ($-828/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.4% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Zoned schools: Challenger Elementary School (math 37% / reading 53%, grade D-, #1,271 of 2,144 statewide, top 60%, 909 students, 62% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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 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).
• At $2,418/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 1394% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 225 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 6.5

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-41,805
• Equity at exit: $28,315

10-year hold

• IRR: -42.2%
• Equity multiple: -0.27×
• Total profit: $-67,629
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$996
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$79
• HOA: −$687
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-69

Break-even live

Break-even rent $2,505

Max offer price $177,713

Occupancy floor 98%

Sensitivity live

Price	-10% $39	-5% $-15	+0% $-69	+5% $-123	+10% $-176
Rent	-10% $-260	-5% $-164	+0% $-69	+5% $27	+10% $122
Rate	-1.0pp $27	-0.5pp $-21	base $-69	+0.5pp $-118	+1.0pp $-168

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7842 Exeter Blvd E Tamarac, FL	3.0	2.0	2016	$2,750	$1.36	22d	1	0.28mi
7970 N Nob Hill Rd Tamarac, FL	3.0	2.0	1137	$2,475	$2.18	26d	2	0.32mi
7970 N Nob Hill Rd Tamarac, FL	1.0–3.0	1.0–2.0	1137	$2,195	$1.93	23d	2	0.32mi
7755 Yardley Dr #112 Fort Lauderdale, FL	2.0	2.0	1229	$2,400	$1.95	26d	1	0.34mi
7765 Yardley Dr #107 Fort Lauderdale, FL	2.0	2.0	1469	$2,200	$1.50	15d	1	0.37mi
10403 NW 80th Ct Unit 10403 Tamarac, FL	1.0	1.0	1688	$1,995	$1.18	26d	1	0.41mi
7737 Trent Dr #204 Tamarac, FL	2.0	2.0	1080	$2,000	$1.85	23d	1	0.45mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	10d	1	0.49mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,300	$1.89	26d	1	0.49mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,000	$1.65	15d	1	0.49mi
7214 S Devon Dr #211 Tamarac, FL	2.0	2.0	1292	$2,400	$1.86	26d	1	0.49mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	26d	2	0.49mi
8090 NW 96th Ter Tamarac, FL	1.0–3.0	1.0–2.0	1154	$2,370	$2.05	0d	18	0.50mi
10426 E Clairmont Cir #212 Tamarac, FL	2.0	2.0	1294	$2,100	$1.62	26d	1	0.50mi
7271 S Devon Dr #101 Tamarac, FL	2.0	2.0	1187	$2,200	$1.85	24d	1	0.52mi
8205 NW 106th Ave Tamarac, FL	3.0	2.0	1587	$3,500	$2.21	7d	1	0.56mi
8108 Prestige Commons Dr Tamarac, FL	3.0	2.5	1478	$3,200	$2.17	26d	1	0.57mi
10350 E Clairmont Cir #312 Tamarac, FL	2.0	2.0	1294	$2,300	$1.78	26d	1	0.57mi
9485 N Belfort Cir #308 Tamarac, FL	2.0	2.0	1228	$2,100	$1.71	16d	1	0.59mi
10959 W Clairmont Cir #211 Tamarac, FL	2.0	2.0	1163	$2,100	$1.81	26d	1	0.61mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	19d	1	0.63mi
8320 Santa Monica Ave Unit 8320 Tamarac, FL	3.0	2.5	1428	$2,900	$2.03	7d	1	0.64mi
9507 NW 80th Ct Tamarac, FL	3.0	2.0	1629	$2,900	$1.78	26d	1	0.68mi
7304 Westwood Dr Unit 7304 Tamarac, FL	3.0	2.0	1524	$3,900	$2.56	26d	1	0.69mi
9402 NW 81st Ct Tamarac, FL	3.0	2.0	1212	$3,600	$2.97	26d	1	0.72mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,320	$2.55	1d	15	0.77mi
10881 Sea Hibiscus Ln Tamarac, FL	3.0	2.5	1627	$3,150	$1.94	1d	1	0.78mi
7561 NW 88th Ter Tamarac, FL	3.0	2.5	1358	$2,995	$2.21	26d	2	0.89mi
8770 Azalea Ct #203 Tamarac, FL	2.0	2.0	1306	$2,600	$1.99	4d	1	0.92mi
555 Lakeview Dr Coral Springs, FL	2.0–3.0	2.0	1255	$2,279	$1.82	0d	12	1.07mi
11611 W Atlantic Blvd #1326 Coral Springs, FL	3.0	2.0	1407	$3,200	$2.27	10d	1	1.25mi
7355 Woodmont Ter #107 Tamarac, FL	3.0	2.0	1224	$2,300	$1.88	6d	1	1.27mi
7355 Woodmont Ter #101 Tamarac, FL	3.0	2.0	1150	$2,300	$2.00	26d	1	1.27mi
11765 W Atlantic Blvd #1625 Coral Springs, FL	2.0	2.0	1197	$2,550	$2.13	0d	1	1.31mi
11715 W Atlantic Blvd #1826 Coral Springs, FL	3.0	2.0	1255	$2,700	$2.15	26d	1	1.33mi
11685 W Atlantic Blvd #1931 Coral Springs, FL	3.0	2.0	1255	$2,700	$2.15	26d	1	1.36mi
11721 W Atlantic Blvd #736 Coral Springs, FL	3.0	2.0	1255	$2,650	$2.11	16d	1	1.38mi
11721 W Atlantic Blvd Unit 36 Coral Springs, FL	3.0	2.0	1255	$2,650	$2.11	10d	1	1.38mi
11721 W Atlantic Blvd #723 Coral Springs, FL	2.0	2.0	1152	$1,850	$1.61	26d	1	1.38mi
8660 S Southgate Shores Cir Tamarac, FL	2.0	2.5	1230	$2,625	$2.13	26d	1	1.40mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $189,900 Active 225 DOM
2. 2026-06-18
   days on market $189,900 Active 222 DOM
3. 2026-06-17
   days on market $189,900 Active 221 DOM
4. 2026-06-16
   days on market $189,900 Active 220 DOM
5. 2026-06-15
   days on market $189,900 Active 219 DOM
6. 2026-06-13
   days on market $189,900 Active 217 DOM
7. 2026-06-09
   days on market $189,900 Active 213 DOM
8. 2026-06-07
   days on market $189,900 Active 211 DOM
9. 2026-06-04
   days on market $189,900 Active 208 DOM
10. 2026-06-03
    days on market $189,900 Active 207 DOM
11. 2026-06-02
    days on market $189,900 Active 206 DOM
12. 2026-06-01
    days on market $189,900 Active 205 DOM
13. 2026-05-31
    days on market $189,900 Active 204 DOM
14. 2026-04-21
    price $189,900
15. 2026-01-13
    price $194,900
16. 2025-11-08
    listed $199,900 Active

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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: $29,011
• − Mortgage interest: −$10,637
• − Property taxes: −$2,603
• − Insurance: −$950
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$8,244
• − Depreciation: −$5,524
• Taxable loss: −$3,589
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $33/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

-5.0% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $189,900 MARMLS
• 2026-01-13 Price Changed $194,900 MARMLS
• 2025-11-08 Listed $199,900 MARMLS

Property tax history

+8.2%/yr

Latest (2025): $2,603 · +4.5% YoY. Source: county tax records.