10641 W Clairmont Cir · Tamarac, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +15.6/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +5.0/10.0
- Schools +4.2/10.0
- Livability +3.8/5.0
- Condition / age +2.2/5.0
- Rent growth +2.0/5.0
- Appreciation +0.0/10.0
$125,000
10641 W Clairmont Cir · Tamarac, FL 33321
2 bd · 2.0 ba · 1,228 sqft · Townhouse
· 132 Days on market
55+ age-restricted
Built 1988
$102/sqft
· 27% below area
Est $170k · 27% under
$734/mo HOA · 35% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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.
Key facts
- Fitness center
- Peaceful pool views
- 000-seat theater
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $125k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $65 ($777/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: $110k (12.0% 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); 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); 802 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 132 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 35% of rent.
Recommended offer
$110,000
(12.0% below list)
Questions for the listing agent
- It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.68% ✓
- Cap rate
- 6.91%
- Cash-on-cash
- 2.22%
- DSCR
- 1.10
- GRM
- 4.9
CMA / ARV
- ARV (median comp)
- $170,166
- List price
- $125,000
- Delta
- -26.54%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10442 E Clairmont Cir #204 | 0.14mi | 2/2.0 | 1,228 (0%) | 3mo | $120,000 | $98 | 91 |
| 7280 S Devon Dr #208 | 0.27mi | 2/2.0 | 1,238 (+1%) | 2mo | $120,000 | $97 | 84 |
| 10909 W Clairmont Cir #103 | 0.15mi | 2/2.0 | 1,163 (-5%) | 3mo | $107,000 | $92 | 82 |
| 7216 S Devon Dr #212 | 0.20mi | 2/2.0 | 1,294 (+5%) | 2mo | $160,000 | $124 | 80 |
| 7623 Southampton Ter #113 | 0.30mi | 2/2.0 | 1,275 (+4%) | 3mo | $205,000 | $161 | 77 |
| 7243 S Devon Dr | 0.22mi | 2/2.0 | 1,325 (+8%) | 0mo | $143,000 | $108 | 76 |
| 7264 S Devon Dr #112 | 0.27mi | 2/2.0 | 1,294 (+5%) | 3mo | $125,990 | $97 | 76 |
| 7557 Trent Dr #213 | 0.50mi | 2/1.5 | 1,187 (-3%) | 0mo | $114,000 | $96 | 69 |
| 7426 Ashmont Cir #211 | 0.26mi | 2/2.0 | 1,085 (-12%) | 1mo | $125,000 | $115 | 68 |
| 9935 N Belfort Cir | 0.46mi | 2/2.0 | 1,163 (-5%) | 2mo | $120,000 | $103 | 67 |
| 7247 Ashmont Cir #7247 | 0.31mi | 2/2.0 | 1,085 (-12%) | 1mo | $131,000 | $121 | 65 |
| 9758 N Belfort Cir #110 | 0.56mi | 2/2.0 | 1,163 (-5%) | 3mo | $126,500 | $109 | 62 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -18.7%
- Equity multiple
- 0.38×
- Total profit
- $-21,815
- Equity at exit
- $18,638
10-year hold
- IRR
- -30.6%
- Equity multiple
- -0.02×
- Total profit
- $-35,559
- 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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 105 active · 83 under contract
- Months of supply
- 9.7 mo (10%/mo absorbed)
- Median asking
- $194,900 ($155/sqft)
- Median days on market
- 72 d
- This list price
- 7% of active listings are priced below it
- ARV vs active asking
- -10.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33321
- Home prices YoY
- -30.4%
- Rents YoY
- -1.9%
- Active inventory
- 802
- Price-to-rent
- 4.9×
Monthly cashflow live
↻
- Estimated rent
- $2,105 high interval (Pro) →
- Mortgage (P&I)
- −$656
- Tax est. 1.5%
- −$156 /mo · $1,875/yr
- Insurance
- −$52
- HOA
- −$734
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$442
- Net cashflow
- $65
Break-even live
Break-even rent
$2,023
Max offer price
$125,000
Occupancy floor
92%
Sensitivity live
| Price | -10% $151 | -5% $108 | +0% $65 | +5% $22 | +10% $-22 |
|---|---|---|---|---|---|
| Rent | -10% $-101 | -5% $-18 | +0% $65 | +5% $148 | +10% $231 |
| Rate | -1.0pp $128 | -0.5pp $97 | base $65 | +0.5pp $32 | +1.0pp $-1 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 120d | 1 | 0.09mi |
| 10419 E Clairmont Cir #205 Tamarac, FL | 2.0 | 2.0 | 827 | $2,000 | $2.42 | 103d | 1 | 0.09mi |
| 10419 E Clairmont Cir #205 Tamarac, FL | 2.0 | 2.0 | 827 | $2,000 | $2.42 | 120d | 1 | 0.09mi |
| 10429 E Clairmont Cir #108 Tamarac, FL | 2.0 | 2.0 | 827 | $1,900 | $2.30 | 50d | 1 | 0.09mi |
| 10959 W Clairmont Cir #211 Tamarac, FL | 2.0 | 2.0 | 1163 | $2,100 | $1.81 | 120d | 1 | 0.11mi |
| 10350 E Clairmont Cir #312 Tamarac, FL | 2.0 | 2.0 | 1294 | $2,300 | $1.78 | 120d | 1 | 0.14mi |
| 7250 Fairfax Dr #302 Tamarac, FL | 2.0 | 2.0 | 1500 | $2,300 | $1.53 | 83d | 1 | 0.15mi |
| 10426 E Clairmont Cir #212 Tamarac, FL | 2.0 | 2.0 | 1294 | $2,100 | $1.62 | 120d | 1 | 0.15mi |
| 10426 E Clairmont Cir Tamarac, FL | 2.0 | 2.0 | 1294 | $2,250 | $1.74 | 45d | 1 | 0.15mi |
| 7214 S Devon Dr #211 Tamarac, FL | 2.0 | 2.0 | 1292 | $2,400 | $1.86 | 120d | 1 | 0.21mi |
| 7271 S Devon Dr #101 Tamarac, FL | 2.0 | 2.0 | 1187 | $2,200 | $1.85 | 117d | 1 | 0.27mi |
| 9940 S Belfort Cir #203 Tamarac, FL | 2.0 | 1.0 | 841 | $1,815 | $2.16 | 4d | 1 | 0.42mi |
| 9978 N Belfort Cir #206 Tamarac, FL | 1.0 | 2.0 | 827 | $2,250 | $2.72 | 35d | 1 | 0.43mi |
| 9978 N Belfort Cir #206 Fort Lauderdale, FL | 1.0 | 2.0 | 827 | $2,400 | $2.90 | 120d | 1 | 0.43mi |
| 8000 N Nob Hill Rd Tamarac, FL | 2.0 | 2.0 | 990 | $2,100 | $2.12 | 50d | 2 | 0.52mi |
| 9909 Westwood Dr Unit 23-1 Tamarac, FL | 2.0 | 1.0 | 939 | $1,880 | $2.00 | 120d | 1 | 0.52mi |
| 9909 Westwood Dr Unit 12-1 Tamarac, FL | 2.0 | 1.0 | 939 | $2,000 | $2.13 | 47d | 1 | 0.52mi |
| 9909 Westwood Dr Unit 23-1 Tamarac, FL | 2.0 | 1.0 | 939 | $1,775 | $1.89 | 41d | 1 | 0.52mi |
| 7464 Trent Dr Tamarac, FL | 2.0 | 2.0 | 1450 | $1,950 | $1.34 | 38d | 1 | 0.53mi |
| 9907 Westwood Dr Unit 24-2 Tamarac, FL | 2.0 | 1.0 | 939 | $2,000 | $2.13 | 120d | 1 | 0.53mi |
| 9787 N Belfort Cir #307 Tamarac, FL | 2.0 | 2.0 | 1228 | $2,300 | $1.87 | 38d | 1 | 0.54mi |
| 9632 S Belfort Cir #204 Tamarac, FL | 2.0 | 2.0 | 827 | $1,650 | $2.00 | 74d | 1 | 0.59mi |
| 7558 Trent Dr #304 Tamarac, FL | 2.0 | 2.0 | 1215 | $1,999 | $1.65 | 82d | 1 | 0.60mi |
| 9412 S Belfort Cir #115 Tamarac, FL | 2.0 | 2.0 | 827 | $1,850 | $2.24 | 62d | 1 | 0.67mi |
| 9448 S Belfort Cir #116 Tamarac, FL | 2.0 | 2.0 | 1163 | $1,800 | $1.55 | 78d | 1 | 0.67mi |
| 11010 Conch Ct Tamarac, FL | 2.0 | 1.0 | 945 | $2,150 | $2.28 | 64d | 1 | 0.68mi |
| 11050 Conch Ct Tamarac, FL | 2.0 | 1.5 | 1110 | $2,195 | $1.98 | 4d | 1 | 0.68mi |
| 7737 Trent Dr #204 Tamarac, FL | 2.0 | 2.0 | 1080 | $2,000 | $1.85 | 116d | 1 | 0.70mi |
| 7737 Trent Dr #204 Tamarac, FL | 2.0 | 2.0 | 1080 | $1,900 | $1.76 | 24d | 1 | 0.70mi |
| 9920 NW 68th Pl #110 Tamarac, FL | 2.0 | 2.0 | 890 | $2,000 | $2.25 | 92d | 1 | 0.71mi |
| 9920 NW 68th Pl #110 Tamarac, FL | 2.0 | 2.0 | 890 | $1,950 | $2.19 | 63d | 1 | 0.71mi |
| 9920 NW 68th Pl Tamarac, FL | 2.0 | 2.0 | 890 | $1,975 | $2.22 | 120d | 2 | 0.71mi |
| 9920 NW 68th Pl Tamarac, FL | 2.0 | 2.0 | 890 | $1,900 | $2.13 | 75d | 2 | 0.71mi |
| 7878 Trent Dr #308 Tamarac, FL | 2.0 | 2.0 | 1215 | $2,000 | $1.65 | 108d | 1 | 0.75mi |
| 7878 Trent Dr #308 Tamarac, FL | 2.0 | 2.0 | 1215 | $2,300 | $1.89 | 120d | 1 | 0.75mi |
| 9485 N Belfort Cir #308 Tamarac, FL | 2.0 | 2.0 | 1228 | $2,100 | $1.71 | 109d | 1 | 0.76mi |
| 7941 Catalina Cir #7941 Tamarac, FL | 3.0 | 3.0 | 1332 | $3,000 | $2.25 | 86d | 1 | 0.80mi |
| 7866 Trent Dr Tamarac, FL | 2.0 | 2.0 | 1215 | $2,100 | $1.73 | 80d | 1 | 0.80mi |
| 7834 Catalina Cir Unit 7834 Tamarac, FL | 3.0 | 2.5 | 1496 | $2,800 | $1.87 | 0d | 1 | 0.80mi |
| 7920 N Nob Hill Rd #103 Tamarac, FL | 2.0 | 2.0 | 981 | $2,000 | $2.04 | 6d | 1 | 0.81mi |
Property features AI
Finance
- Financial info
- Pets not allowed
- HOA & community
- Has association (Clairmont Condo I; additional association: Kings Point)HOA fee $494 monthlyAssociation amenities include pool, parking, trash chute, maintenance, elevator, recreation facility, pool service, and other servicesSenior community
Exterior
- Parking
- Assigned parkingGuest parking1 open parking space (1 total parking)
- Security
- Security guard
- Utilities
- Public waterPublic sewerCircuit breaker electricCable available
- Home design
- CondominiumResale propertyFaces northwest3 stories
- Construction
- Block constructionFlat roof
- Exterior features
- FencedNot waterfront
Interior
- Kitchen
- DisposalDishwasherElectric rangeMicrowave
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- CarpetVinylOther
- Bathrooms
- 2 full bathrooms (main level)
- Heating & cooling
- Central heatingCeiling fansElectric cooling
- Interior features
- Entrance foyerWalk-in closet(s)Split bedroom layout
- Laundry & utility
- Washer hookup insideElectric dryer hookup
HOA detail $734/mo · $8,808/yr
- Likely covers
- waterinternetcablepoolgym
Listing history 50 events
-
2026-09-23days on market $125,000 Active 132 DOM
-
2026-09-22days on market $125,000 Active 131 DOM
-
2026-09-21days on market $125,000 Active 130 DOM
-
2026-09-20days on market $125,000 Active 129 DOM
-
2026-09-18days on market $125,000 Active 127 DOM
-
2026-09-17days on market $125,000 Active 126 DOM
-
2026-09-16days on market $125,000 Active 125 DOM
-
2026-09-15days on market $125,000 Active 124 DOM
-
2026-09-14days on market $125,000 Active 123 DOM
-
2026-09-13days on market $125,000 Active 122 DOM
-
2026-09-12days on market $125,000 Active 121 DOM
-
2026-09-11days on market $125,000 Active 120 DOM
-
2026-09-05days on market $125,000 Active 114 DOM
-
2026-09-04days on market $125,000 Active 113 DOM
-
2026-09-03days on market $125,000 Active 112 DOM
-
2026-08-31days on market $125,000 Active 109 DOM
-
2026-08-29days on market $125,000 Active 107 DOM
-
2026-08-28days on market $125,000 Active 106 DOM
-
2026-08-27days on market $125,000 Active 105 DOM
-
2026-08-25days on market $125,000 Active 103 DOM
-
2026-08-24days on market $125,000 Active 102 DOM
-
2026-08-23days on market $125,000 Active 101 DOM
-
2026-08-22days on market $125,000 Active 100 DOM
-
2026-08-21days on market $125,000 Active 99 DOM
-
2026-08-20days on market $125,000 Active 98 DOM
-
2026-08-19days on market $125,000 Active 97 DOM
-
2026-08-18days on market $125,000 Active 96 DOM
-
2026-08-17days on market $125,000 Active 95 DOM
-
2026-08-16days on market $125,000 Active 94 DOM
-
2026-08-15days on market $125,000 Active 93 DOM
-
2026-08-14days on market $125,000 Active 92 DOM
-
2026-08-13days on market $125,000 Active 91 DOM
-
2026-08-12days on market $125,000 Active 90 DOM
-
2026-08-11days on market $125,000 Active 89 DOM
-
2026-08-10days on market $125,000 Active 88 DOM
-
2026-08-09days on market $125,000 Active 87 DOM
-
2026-08-08days on market $125,000 Active 86 DOM
-
2026-08-06days on market $125,000 Active 84 DOM
-
2026-08-05days on market $125,000 Active 83 DOM
-
2026-08-03days on market $125,000 Active 81 DOM
-
2026-07-31statusdays on market $125,000 Active 78 DOM
-
2026-07-09statusdays on market $125,000 Pending 76 DOM
-
2026-07-07days on market $125,000 Active 75 DOM
-
2026-07-06days on market $125,000 Active 74 DOM
-
2026-07-06days on market $125,000 Active 73 DOM
-
2026-07-03days on market $125,000 Active 71 DOM
-
2026-07-02days on market $125,000 Active 70 DOM
-
2026-07-01days on market $125,000 Active 69 DOM
-
2026-06-30days on market $125,000 Active 68 DOM
-
2026-06-29days on market $125,000 Active 67 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,255
- − Mortgage interest
- −$7,002
- − Property taxes
- −$1,875
- − Insurance
- −$625
- − Repairs & maintenance
- −$2,020
- − Management
- −$2,020
- − HOA
- −$8,808
- − Depreciation
- −$3,636
- Taxable loss
- −$732
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$176
- After-tax cash flow
- $953/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
45/100
Moderate rehab
Est. rehab $30,700–$55,260 screening
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. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 42/100
Zoned Schools
Elementary
Challenger Elementary School
D-
FL #1,271/2,144
Nat'l #15,897/41,679
Middle
Nova Middle School
C-
FL #274/571
Nat'l #3,846/14,009
High
J. P. Taravella High School
F
FL #415/667
Nat'l #10,416/17,239
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
B
Composite livability gradescore 76/100
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 · 2,207,033 people
- City population
- 105,666
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 51,216
- Household income
- $62,066
- Rent vs Own
- Severe rent burden
- 28% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-04-23 Listed $125,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…