7275 Ashmont Cir #7275 · 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 +16.6/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +5.1/10.0
- Schools +4.0/10.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- Rent growth +2.0/5.0
- Appreciation +0.0/10.0
$124,997
7275 Ashmont Cir #7275 · Tamarac, FL 33321
2 bd · 2.0 ba · 1,085 sqft · Condo
· 188 Days on market
Built 1983
$115/sqft
· 21% below area
Est $158k · 21% under
$723/mo HOA · 34% of rent
↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
CHECK OUT THE TREMENDOUS PRICE DROP. SELLER SAYS MAKE AN OFFER. FROM THE BEAUTIFUL LAMINATE FLOORING AND THE LOW PRICE BUILD YOUR DREAM CONDO. A/C 3 YRS OLD AND W/ H APPROXIMATELY 4 YRS. BOTH BEDROOMS HAVE WALK IN CLOSETS. LOVELY GARDEN AND POOL VIEW FROM PATIO. BUILDING HAS A NEW ROOF AND ELEVATOR. ENJOY ALL THAT KINGS POINT HAS TO OFFER. THE COURTESY BUSES WILL TAKE YOU TO THE 60,000 SQ. FT. CLUBHOUSE WHERE YOU CAN ENJOY A STATE OF THE ART GYM, BILLIARD ROOM AND NUMEROUS CLUBS AND CLASSES. THERE IS A BEAUTIFUL THEATER FOR GREAT SHOWS AND MOVIES. TENNIS AND PICKLE BALL COURTS AND INDOOR AND OUTDOOR POOLS ARE THERE TO BE TAKEN ADVANTAGE OF. SELLER WILL CONSIDER ALL OFFERS.
Key facts
- Beautiful theater
- Elevator
- State of the art gym
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 condo listed at $125k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $75 ($897/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 7.0% 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 76d 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 188 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 34% of rent.
Recommended offer
$109,997
(12.0% below list)
Questions for the listing agent
- It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- 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 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
- 7.01%
- Cash-on-cash
- 2.56%
- DSCR
- 1.11
- GRM
- 5.0
CMA / ARV
- ARV (median comp)
- $158,035
- List price
- $124,997
- Delta
- -20.91%
- 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 |
|---|---|---|---|---|---|---|---|
| 7648 Ashmont Cir #212 | 0.12mi | 2/2.0 | 827 (-24%) | 1mo | $110,000 | $133 | 69 |
| 10100 NW 71st Pl | 0.10mi | 3/2.0 (+1) | 1,250 (+15%) | 1mo | $425,000 | $340 | 65 |
| 9279 Wedgewood Dr Unit B20 | 1.05mi | 2/2.0 | 1,060 (-2%) | 1mo | $265,000 | $250 | 61 |
| 7939 Sanibel Dr | 1.06mi | 2/2.5 | 1,110 (+2%) | 0mo | $345,000 | $311 | 59 |
| 9706 NW 71st St | 0.46mi | 2/1.0 | 1,204 (+11%) | 0mo | $380,000 | $316 | 56 |
| 7243 S Devon Dr | 0.49mi | 2/2.0 | 1,325 (+22%) | 0mo | $143,000 | $108 | 52 |
| 9107 Chambers St #9107 | 1.35mi | 2/2.5 | 1,155 (+6%) | 0mo | $373,900 | $324 | 52 |
| 7557 Trent Dr #213 | 0.66mi | 2/1.5 | 1,187 (+9%) | 0mo | $114,000 | $96 | 51 |
| 9525 Weldon Cir Unit H410 | 0.65mi | 2/1.5 | 981 (-10%) | 1mo | $139,900 | $143 | 51 |
| 9614 W Mcnab Rd #204 | 0.57mi | 2/2.0 | 820 (-24%) | 0mo | $170,000 | $207 | 48 |
| 7805 Trent Dr #408 | 0.81mi | 2/1.5 | 981 (-10%) | 1mo | $127,500 | $130 | 46 |
| 9150 Lime Bay Blvd #110 | 0.98mi | 2/2.0 | 950 (-12%) | 0mo | $110,000 | $116 | 44 |
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
- -18.1%
- Equity multiple
- 0.39×
- Total profit
- $-21,179
- Equity at exit
- $18,637
10-year hold
- IRR
- -28.3%
- Equity multiple
- 0.02×
- Total profit
- $-34,197
- Equity at exit
- $10,807
Cash invested: $34,999 (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.
Active competition Active MLS
- For sale now
- 6 active · 10 under contract
- Median asking
- $188,850 ($173/sqft)
- Median days on market
- 73 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -15.8% 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
- 5.0×
Monthly cashflow live
↻
- Estimated rent
- $2,103 high interval (Pro) →
- Mortgage (P&I)
- −$655
- Tax est. 1.5%
- −$156 /mo · $1,875/yr
- Insurance
- −$52
- HOA
- −$723
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$442
- Net cashflow
- $75
Break-even live
Break-even rent
$2,009
Max offer price
$124,997
Occupancy floor
91%
Sensitivity live
| Price | -10% $161 | -5% $118 | +0% $75 | +5% $32 | +10% $-12 |
|---|---|---|---|---|---|
| Rent | -10% $-91 | -5% $-8 | +0% $75 | +5% $158 | +10% $241 |
| Rate | -1.0pp $138 | -0.5pp $107 | base $75 | +0.5pp $42 | +1.0pp $9 |
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
- $31,249
- 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 |
|---|---|---|---|---|---|---|---|---|
| 9940 S Belfort Cir #203 Tamarac, FL | 2.0 | 1.0 | 841 | $1,815 | $2.16 | 4d | 1 | 0.11mi |
| 9978 N Belfort Cir #206 Tamarac, FL | 1.0 | 2.0 | 827 | $2,250 | $2.72 | 35d | 1 | 0.12mi |
| 9978 N Belfort Cir #206 Fort Lauderdale, FL | 1.0 | 2.0 | 827 | $2,400 | $2.90 | 120d | 1 | 0.12mi |
| 10426 E Clairmont Cir #212 Tamarac, FL | 2.0 | 2.0 | 1294 | $2,100 | $1.62 | 120d | 1 | 0.16mi |
| 10426 E Clairmont Cir Tamarac, FL | 2.0 | 2.0 | 1294 | $2,250 | $1.74 | 45d | 1 | 0.16mi |
| 10350 E Clairmont Cir #312 Tamarac, FL | 2.0 | 2.0 | 1294 | $2,300 | $1.78 | 120d | 1 | 0.19mi |
| 9909 Westwood Dr Unit 23-1 Tamarac, FL | 2.0 | 1.0 | 939 | $1,880 | $2.00 | 120d | 1 | 0.21mi |
| 9909 Westwood Dr Unit 12-1 Tamarac, FL | 2.0 | 1.0 | 939 | $2,000 | $2.13 | 47d | 1 | 0.21mi |
| 9909 Westwood Dr Unit 23-1 Tamarac, FL | 2.0 | 1.0 | 939 | $1,775 | $1.89 | 41d | 1 | 0.21mi |
| 9907 Westwood Dr Unit 24-2 Tamarac, FL | 2.0 | 1.0 | 939 | $2,000 | $2.13 | 120d | 1 | 0.23mi |
| 7250 Fairfax Dr #302 Tamarac, FL | 2.0 | 2.0 | 1500 | $2,300 | $1.53 | 83d | 1 | 0.23mi |
| 10419 E Clairmont Cir #205 Tamarac, FL | 2.0 | 2.0 | 827 | $2,000 | $2.42 | 103d | 1 | 0.24mi |
| 10425 E Clairmont Cir #107 Tamarac, FL | 2.0 | 2.0 | 827 | $1,850 | $2.24 | 120d | 1 | 0.24mi |
| 10419 E Clairmont Cir #205 Tamarac, FL | 2.0 | 2.0 | 827 | $2,000 | $2.42 | 120d | 1 | 0.24mi |
| 10429 E Clairmont Cir #108 Tamarac, FL | 2.0 | 2.0 | 827 | $1,900 | $2.30 | 50d | 1 | 0.24mi |
| 9787 N Belfort Cir #307 Tamarac, FL | 2.0 | 2.0 | 1228 | $2,300 | $1.87 | 38d | 1 | 0.24mi |
| 8000 N Nob Hill Rd Tamarac, FL | 2.0 | 2.0 | 990 | $2,100 | $2.12 | 50d | 2 | 0.25mi |
| 9632 S Belfort Cir #204 Tamarac, FL | 2.0 | 2.0 | 827 | $1,650 | $2.00 | 74d | 1 | 0.29mi |
| 9412 S Belfort Cir #115 Tamarac, FL | 2.0 | 2.0 | 827 | $1,850 | $2.24 | 62d | 1 | 0.36mi |
| 9448 S Belfort Cir #116 Tamarac, FL | 2.0 | 2.0 | 1163 | $1,800 | $1.55 | 78d | 1 | 0.36mi |
| 10959 W Clairmont Cir #211 Tamarac, FL | 2.0 | 2.0 | 1163 | $2,100 | $1.81 | 120d | 1 | 0.42mi |
| 7214 S Devon Dr #211 Tamarac, FL | 2.0 | 2.0 | 1292 | $2,400 | $1.86 | 120d | 1 | 0.44mi |
| 9485 N Belfort Cir #308 Tamarac, FL | 2.0 | 2.0 | 1228 | $2,100 | $1.71 | 109d | 1 | 0.45mi |
| 9920 NW 68th Pl #110 Tamarac, FL | 2.0 | 2.0 | 890 | $2,000 | $2.25 | 92d | 1 | 0.49mi |
| 9920 NW 68th Pl #110 Tamarac, FL | 2.0 | 2.0 | 890 | $1,950 | $2.19 | 63d | 1 | 0.49mi |
| 9920 NW 68th Pl Tamarac, FL | 2.0 | 2.0 | 890 | $1,900 | $2.13 | 75d | 2 | 0.50mi |
| 9920 NW 68th Pl Tamarac, FL | 2.0 | 2.0 | 890 | $1,975 | $2.22 | 120d | 2 | 0.50mi |
| 7302 Westwood Dr Tamarac, FL | 3.0 | 2.0 | 1204 | $2,800 | $2.33 | 10d | 1 | 0.50mi |
| 7302 Westwood Dr Tamarac, FL | 3.0 | 2.0 | 1204 | $2,800 | $2.33 | 38d | 1 | 0.50mi |
| 7271 S Devon Dr #101 Tamarac, FL | 2.0 | 2.0 | 1187 | $2,200 | $1.85 | 117d | 1 | 0.50mi |
| 7610 Westwood Dr #102 Tamarac, FL | 3.0 | 2.0 | 1050 | $2,300 | $2.19 | 32d | 1 | 0.55mi |
| 7610 Westwood Dr #102 Tamarac, FL | 3.0 | 2.0 | 1050 | $2,500 | $2.38 | 59d | 1 | 0.55mi |
| 9608 W McNab Rd #103 Tamarac, FL | 2.0 | 2.0 | 820 | $1,750 | $2.13 | 117d | 1 | 0.58mi |
| 7620 Westwood Dr #214 Tamarac, FL | 1.0 | 1.0 | 958 | $1,000 | $1.04 | 65d | 1 | 0.59mi |
| 7680 Westwood Dr #831 Tamarac, FL | 2.0 | 2.0 | 958 | $1,999 | $2.09 | 10d | 1 | 0.60mi |
| 9652 W McNab Rd #104 Tamarac, FL | 2.0 | 2.5 | 1170 | $2,300 | $1.97 | 4d | 1 | 0.61mi |
| 7670 Westwood Dr #703 Tamarac, FL | 2.0 | 2.0 | 984 | $1,850 | $1.88 | 120d | 1 | 0.62mi |
| 7670 Westwood Dr #703 Tamarac, FL | 2.0 | 2.0 | 984 | $1,850 | $1.88 | 11d | 1 | 0.62mi |
| 7670 Westwood Dr #715 Tamarac, FL | 3.0 | 2.0 | 1381 | $2,450 | $1.77 | 50d | 1 | 0.62mi |
| 7755 Yardley Dr #112 Fort Lauderdale, FL | 2.0 | 2.0 | 1229 | $2,400 | $1.95 | 120d | 1 | 0.63mi |
Property features AI
Finance
- Other
- Senior community
- Financial info
- Monthly HOA amount (listed): $723
- HOA & community
- Has associationMonthly HOA feesAssociation amenities include pool, spa/hot tub, sauna, clubhouse, cabana, billiard room, picnic area, pickleball courts, courtesy busAssociation includes internet, maintenance (grounds and structure), pest control, sewer, trash, water, common areas, elevator, and reserve funds
Exterior
- Parking
- Assigned parkingGuest parking
- Security
- Key card entry and entry phone/intercomSecurity fence
- Utilities
- Cable available
- Home design
- CondominiumResale conditionThird-floor entryThree-story buildingBuilding name CBuilder model ELM
- Construction
- CBS construction
- Exterior features
- FencedNot waterfrontWest of US-1 road frontage
Interior
- Kitchen
- DishwasherRefrigerator
- Bedrooms
- Three bedrooms on the main level
- Flooring
- CarpetLaminate
- Bathrooms
- Two full bathrooms
- Heating & cooling
- Central electric heatingCentral air conditioning
- Interior features
- Key card entry and entry phone/intercomSecurity fence
- Laundry & utility
- Electric water heater
HOA detail $723/mo · $8,676/yr condo
- Likely covers
- poolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-15days on market $124,997 Active 188 DOM
-
2026-09-14days on market $124,997 Active 187 DOM
-
2026-09-13days on market $124,997 Active 186 DOM
-
2026-09-12days on market $124,997 Active 185 DOM
-
2026-09-11days on market $124,997 Active 184 DOM
-
2026-09-05days on market $124,997 Active 178 DOM
-
2026-09-04days on market $124,997 Active 177 DOM
-
2026-08-31days on market $124,997 Active 173 DOM
-
2026-08-29days on market $124,997 Active 171 DOM
-
2026-08-28days on market $124,997 Active 170 DOM
-
2026-08-27days on market $124,997 Active 169 DOM
-
2026-08-25days on market $124,997 Active 167 DOM
-
2026-08-24days on market $124,997 Active 166 DOM
-
2026-08-23days on market $124,997 Active 165 DOM
-
2026-08-22days on market $124,997 Active 164 DOM
-
2026-08-21days on market $124,997 Active 163 DOM
-
2026-08-20days on market $124,997 Active 162 DOM
-
2026-08-19days on market $124,997 Active 161 DOM
-
2026-08-18days on market $124,997 Active 160 DOM
-
2026-08-16days on market $124,997 Active 158 DOM
-
2026-08-15days on market $124,997 Active 157 DOM
-
2026-08-14days on market $124,997 Active 156 DOM
-
2026-08-13days on market $124,997 Active 155 DOM
-
2026-08-12days on market $124,997 Active 154 DOM
-
2026-08-11days on market $124,997 Active 153 DOM
-
2026-08-10days on market $124,997 Active 152 DOM
-
2026-08-09days on market $124,997 Active 151 DOM
-
2026-08-08days on market $124,997 Active 150 DOM
-
2026-08-06days on market $124,997 Active 148 DOM
-
2026-08-05days on market $124,997 Active 147 DOM
-
2026-08-03days on market $124,997 Active 145 DOM
-
2026-07-31pricedays on market $124,997 Active 142 DOM
-
2026-07-28days on market $134,000 Active 139 DOM
-
2026-07-24days on market $134,000 Active 135 DOM
-
2026-07-23days on market $134,000 Active 134 DOM
-
2026-07-22days on market $134,000 Active 133 DOM
-
2026-07-21days on market $134,000 Active 132 DOM
-
2026-07-20days on market $134,000 Active 131 DOM
-
2026-07-16days on market $134,000 Active 127 DOM
-
2026-07-15days on market $134,000 Active 126 DOM
-
2026-07-14days on market $134,000 Active 125 DOM
-
2026-07-13days on market $134,000 Active 124 DOM
-
2026-07-13days on market $134,000 Active 123 DOM
-
2026-07-11days on market $134,000 Active 122 DOM
-
2026-07-10days on market $134,000 Active 121 DOM
-
2026-07-10days on market $134,000 Active 120 DOM
-
2026-07-07days on market $134,000 Active 118 DOM
-
2026-07-06days on market $134,000 Active 117 DOM
-
2026-07-06days on market $134,000 Active 116 DOM
-
2026-07-03days on market $134,000 Active 114 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
- $25,240
- − Mortgage interest
- −$7,002
- − Property taxes
- −$1,875
- − Insurance
- −$625
- − Repairs & maintenance
- −$2,019
- − Management
- −$2,019
- − HOA
- −$8,676
- − Depreciation
- −$3,636
- Taxable loss
- −$613
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$147
- After-tax cash flow
- $1,044/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 · 14 photos
75/100
Cosmetic rehab
Est. rehab $5,425–$16,275 screening
This property is in good condition with cosmetic updates needed to enhance its appeal. The kitchen and bathroom could benefit from a fresh coat of paint and updated lighting.
Repairs flagged
- Minor Paint — The walls in the kitchen and bathroom could benefit from a fresh coat of paint.
- Minor Lighting — The lighting in the kitchen and bathroom could be updated for a more modern look.
Value-add opportunities
- Resale Paint the walls in the kitchen and bathroom — Updating the paint in the kitchen and bathroom can make the space more appealing to potential buyers. ↑
- Resale Update the lighting in the kitchen and bathroom — Modern lighting can enhance the overall look of the kitchen and bathroom and make the space more inviting. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic 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 40/100
Zoned Schools
Elementary
Challenger Elementary School
D-
FL #1,271/2,144
Nat'l #15,897/41,679
Middle
Millennium 6-12 Collegiate Academy
F
FL #264/667
Nat'l #7,501/17,239
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 |
|
||
| Insurance | 2 | $17B |
|
||
| Retail | 1 | $60B |
|
||
| Technology Distribution | 1 | $58B |
|
||
| Homebuilding | 1 | $35B |
|
||
| Technology Manufacturing | 1 | $35B |
|
||
Price history
-8.2% since first listed2 events — show timeline
- 2026-04-10 Price Changed $134,000 Beaches MLS
- 2026-02-06 Listed $145,997 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…