9674 S Belfort Cir #202 · Tamarac, FL 33321

$135,850

2 bd · 2.0 ba · 827 sqft · Condo public records · 434 Days on market

Built 1986 $183/mo HOA · 9% 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 +25.8/30.0
• 1% rule +9.5/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 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

55+ Gated Community. Beautiful 2 bedroom and 2 bath condo in Belfort! The unit features a large screened patio with washer/dryer. 2nd floor unit accessible by stairs. Currently rented. Many amenities available, such as pools, clubhouse, gym, clubs, bus/shuttles, and so much more! Also includes water/sewer/cable and internet. 24 month rental restriction for new owners. Conveniently located near shopping, restaurants, highways, and about 30min from the beach!

Key facts

• Gated community
• Clubhouse
• Near shopping

Tags

• GATED COMMUNITY
• LARGE SCREENED PATIO
• POOLS
• CLUBHOUSE
• GYM
• NEAR SHOPPING

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association covers amenities, structure maintenance, parking, pool(s), sewer and water; Community amenities include clubhouse, library, pool, transportation service; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Key card entry; Security guard
• Utilities: Has electricity; Has cooling
• Home design: 2-story building; Entry on level 2; Attached property
• Construction: Brick construction; Resale property
• Exterior features: Patio; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Bedroom on main level; Stacked bedrooms; Walk-in closet(s)
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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 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 $940 of loan paydown is wiped out by about $4k 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 434 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $136k implies a 166% gain — meaningful room to come down on a strong offer.

Recommended offer $119,548 (12.0% below list)

Questions for the listing agent

1. It's been on market 434 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.45% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 5.7

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: -4.9%
• Equity multiple: 0.83×
• Total profit: $-6,626
• Equity at exit: $20,256

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-253
• Equity at exit: $11,746

Cash invested: $38,038 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$712
• Tax from tax record: −$275 /mo · $3,295/yr
• Insurance: −$57
• HOA: −$183
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $329

Break-even live

Break-even rent $1,553

Max offer price $135,850

Occupancy floor 78%

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: $33,962
• Closing costs: $4,076
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	5d	1	0.05mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	24d	1	0.05mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	24d	1	0.05mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	24d	1	0.08mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	24d	1	0.11mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	24d	1	0.13mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	2d	1	0.40mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	14d	1	0.40mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	24d	1	0.40mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	21d	1	0.41mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	24d	2	0.42mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	16d	1	0.42mi
7640 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1169	$1,850	$1.58	16d	2	0.44mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	24d	1	0.48mi
10425 E Clairmont Cir #107 Tamarac, FL	2.0	2.0	827	$1,850	$2.24	24d	1	0.48mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	7d	1	0.48mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	24d	1	0.53mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	2d	1	0.53mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	7d	1	0.54mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	21d	1	0.54mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	24d	2	0.55mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	24d	1	0.58mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,800	$2.12	24d	2	0.60mi
7950 N Nob Hill Rd #203 Tamarac, FL	3.0	2.0	981	$2,700	$2.75	24d	1	0.61mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	24d	1	0.63mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	14d	1	0.64mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	16d	2	0.65mi
7980 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$2,050	$2.09	24d	1	0.65mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$2,337	$2.57	1d	15	0.66mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.68mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	3d	1	0.69mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	7d	1	0.69mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	5d	1	0.69mi
8050 N Nob Hill Rd #102 Tamarac, FL	1.0	1.0	691	$1,850	$2.68	3d	1	0.69mi
8050 N Nob Hill Rd #102 Tamarac, FL	1.0	1.0	691	$1,850	$2.68	2d	1	0.69mi
8030 N Nob Hill Rd #105 Tamarac, FL	2.0	2.0	981	$2,100	$2.14	24d	1	0.72mi
8060 N Nob Hill Rd #203 Tamarac, FL	2.0	2.0	981	$2,200	$2.24	24d	1	0.72mi
8020 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	981	$2,180	$2.22	14d	3	0.73mi
8070 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$1,990	$2.03	24d	1	0.76mi
8090 NW 96th Ter Tamarac, FL	1.0–3.0	1.0–2.0	1154	$2,498	$2.16	1d	19	0.77mi

HOA detail condo

• Monthly dues: $183 · $2,196/yr
• Likely covers: watersewerinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $135,850 Active 434 DOM
2. 2026-06-17
   days on market $135,850 Active 433 DOM
3. 2026-06-16
   days on market $135,850 Active 432 DOM
4. 2026-06-15
   days on market $135,850 Active 431 DOM
5. 2026-06-13
   days on market $135,850 Active 429 DOM
6. 2026-06-09
   days on market $135,850 Active 425 DOM
7. 2026-06-07
   days on market $135,850 Active 423 DOM
8. 2026-06-04
   days on market $135,850 Active 420 DOM
9. 2026-06-03
   days on market $135,850 Active 419 DOM
10. 2026-06-02
    days on market $135,850 Active 418 DOM
11. 2026-06-01
    days on market $135,850 Active 417 DOM
12. 2026-05-31
    days on market $135,850 Active 416 DOM
13. 2025-04-10
    listed $135,850 Active
14. 1987-06-01
    soldstatus $51,150

ⓘ 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: $3,295 · $275/mo
• Projected year-2 tax: $3,295 · $275/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: $23,629
• − Mortgage interest: −$7,610
• − Property taxes: −$3,295
• − Insurance: −$679
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$2,196
• − Depreciation: −$3,952
• Taxable income: $2,116
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,440/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

+165.6% since first listed

2 events — show timeline

• 2025-04-10 Listed $135,850 MARMLS
• 1987-06-01 Sold (Public Records) $51,150 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,295 · +3.2% YoY. Source: county tax records.