10641 W Clairmont Cir · Tamarac, FL 33321

$125,000

2 bd · 2.0 ba · 1,228 sqft · Condo · 59 Days on market

Built 1988 Fair condition $734/mo HOA · 35% 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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bed, 2-bath unit offers a fantastic blank canvas for your personal touch. While it needs some TLC and updating to reach its full potential, the spacious layout and peaceful pool views make it a worthwhile investment. Enjoy maintenance-free living with a comprehensive HOA covering water, cable, internet, and exterior care. The vibrant 55+ community features a million-dollar clubhouse, 1,000-seat theater, fitness center, and courtesy bus. You're perfectly positioned just minutes from Publix at Midway Plaza, world-class shopping at Sawgrass Mills, and less than 30 minutes to the beautiful shores of Pompano Beach. Bring your vision and transform this diamond in the rough into your dream

Key facts

• Fitness center
• Peaceful pool views
• 000-seat theater

Tags

• SPACIOUS LAYOUT
• PEACEFUL POOL VIEWS
• MAINTENANCE-FREE LIVING
• MILLION-DOLLAR CLUBHOUSE
• 000-SEAT THEATER
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Has association (Clairmont Condo I; additional association: Kings Point); HOA fee $494 monthly; Association amenities include pool, parking, trash chute, maintenance, elevator, recreation facility, pool service, and other services; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (1 total parking)
• Security: Security guard
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available
• Home design: Condominium; Resale property; Faces northwest; 3 stories
• Construction: Block construction; Flat roof
• Exterior features: Fenced; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Ceiling fans; Electric cooling
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $59 ($703/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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); 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 23d 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 $864 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 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.68% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 5.0

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: -19.0%
• Equity multiple: 0.37×
• Total profit: $-22,188
• Equity at exit: $18,638

10-year hold

• IRR: -31.9%
• Equity multiple: -0.04×
• Total profit: $-36,304
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$734
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $59

Break-even live

Break-even rent $2,023

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $102	+0% $59	+5% $15	+10% $-28
Rent	-10% $-107	-5% $-24	+0% $59	+5% $141	+10% $224
Rate	-1.0pp $122	-0.5pp $90	base $59	+0.5pp $26	+1.0pp $-7

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	8d	1	0.09mi
10425 E Clairmont Cir #107 Tamarac, FL	2.0	2.0	827	$1,850	$2.24	25d	1	0.09mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	25d	1	0.09mi
10959 W Clairmont Cir #211 Tamarac, FL	2.0	2.0	1163	$2,100	$1.81	25d	1	0.11mi
10350 E Clairmont Cir #312 Tamarac, FL	2.0	2.0	1294	$2,300	$1.78	25d	1	0.14mi
10426 E Clairmont Cir #212 Tamarac, FL	2.0	2.0	1294	$2,100	$1.62	25d	1	0.15mi
7214 S Devon Dr #211 Tamarac, FL	2.0	2.0	1292	$2,400	$1.86	25d	1	0.21mi
7271 S Devon Dr #101 Tamarac, FL	2.0	2.0	1187	$2,200	$1.85	23d	1	0.27mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	25d	1	0.43mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	6d	1	0.52mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	25d	1	0.52mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	25d	1	0.53mi
7737 Trent Dr #204 Tamarac, FL	2.0	2.0	1080	$2,000	$1.85	21d	1	0.70mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	25d	2	0.71mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,300	$1.89	25d	1	0.75mi
7878 Trent Dr #308 Tamarac, FL	2.0	2.0	1215	$2,000	$1.65	13d	1	0.75mi
9485 N Belfort Cir #308 Tamarac, FL	2.0	2.0	1228	$2,100	$1.71	15d	1	0.76mi
7755 Yardley Dr #112 Fort Lauderdale, FL	2.0	2.0	1229	$2,400	$1.95	25d	1	0.83mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	25d	1	0.84mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	23d	1	0.85mi
7950 N Nob Hill Rd #203 Tamarac, FL	3.0	2.0	981	$2,700	$2.75	25d	1	0.85mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	6d	1	0.87mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	8d	1	0.87mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	5d	1	0.87mi
7970 N Nob Hill Rd Tamarac, FL	1.0–3.0	1.0–2.0	1137	$2,195	$1.93	21d	2	0.87mi
7970 N Nob Hill Rd Tamarac, FL	3.0	2.0	1137	$2,475	$2.18	25d	2	0.87mi
7765 Yardley Dr #107 Fort Lauderdale, FL	2.0	2.0	1469	$2,200	$1.50	13d	1	0.88mi
7980 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$2,050	$2.09	25d	1	0.90mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	18d	2	0.90mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	25d	1	0.92mi
8030 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	0.92mi
8030 N Nob Hill Rd #105 Tamarac, FL	2.0	2.0	981	$2,100	$2.14	25d	1	0.92mi
8020 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	981	$2,180	$2.22	16d	3	0.93mi
8050 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	0.93mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	8d	1	0.93mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	18d	1	0.93mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	25d	2	0.94mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	0d	1	0.94mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	16d	1	0.94mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	3d	1	0.94mi

HOA detail condo

• Monthly dues: $734 · $8,808/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $125,000 Active 59 DOM
2. 2026-06-18
   days on market $125,000 Active 56 DOM
3. 2026-06-17
   days on market $125,000 Active 55 DOM
4. 2026-06-16
   days on market $125,000 Active 54 DOM
5. 2026-06-15
   days on market $125,000 Active 53 DOM
6. 2026-06-13
   days on market $125,000 Active 51 DOM
7. 2026-06-09
   days on market $125,000 Active 47 DOM
8. 2026-06-08
   days on market $125,000 Active 46 DOM
9. 2026-06-07
   days on market $125,000 Active 45 DOM
10. 2026-06-04
    days on market $125,000 Active 42 DOM
11. 2026-06-03
    days on market $125,000 Active 41 DOM
12. 2026-06-02
    days on market $125,000 Active 40 DOM
13. 2026-06-01
    days on market $125,000 Active 39 DOM
14. 2026-05-31
    days on market $125,000 Active 38 DOM
15. 2026-04-23
    listed $125,000 Active

ⓘ 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: $25,161
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$8,808
• − Depreciation: −$3,636
• Taxable loss: −$811
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $897/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bathroom unit requires moderate renovations to improve its condition and appeal. Painting, updating fixtures, and replacing carpet would significantly enhance its resale and rental value.

Repairs flagged

• Major Carpeted flooring — Worn and outdated carpet needs replacement.
• Major Paint — Chipped and faded paint needs repainting.
• Moderate Kitchen cabinets — Dated cabinets need updating or replacement.
• Moderate Bathroom fixtures — Dated fixtures need updating or replacement.
• Minor Landscaping — Some updates to landscaping could enhance curb appeal.

Value-add opportunities

• Both Painting and updating the kitchen and bathrooms — Fresh paint and updated fixtures would improve both resale and rental value.
• Both Replacing the carpet with hardwood or tile flooring — New flooring would enhance both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and potentially increase property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpeted flooring · Worn and outdated carpet needs replacement.	Major	$15,000–50,000
Paint · Chipped and faded paint needs repainting.	Major	$15,000–50,000
Kitchen cabinets · Dated cabinets need updating or replacement.	Moderate	$3,000–15,000
Bathroom fixtures · Dated fixtures need updating or replacement.	Moderate	$3,000–15,000
Landscaping · Some updates to landscaping could enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$36,500–133,000

Value-add ROI direction

• Both Painting and updating the kitchen and bathrooms — Fresh paint and updated fixtures would improve both resale and rental value. ↑
• Both Replacing the carpet with hardwood or tile flooring — New flooring would enhance both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and potentially increase property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-04-23 Listed $125,000 Beaches MLS