10715 W Clairmont Cir #212 · Tamarac, FL 33321

$119,100

2 bd · 2.0 ba · 827 sqft · Condo public records · 114 Days on market

Built 1988 $630/mo HOA · 32% 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 +14.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 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

Don't miss this opportunity , Immaculate 2 bedroom and 2 bathroom unit on the second floor nestled in the 55+ Kings Point Community. Open Concept kitchen with Stainless Steel appliances, renovated shower stall in master bathroom, Newly A/C 2019.Nice open screened porch. Large laundry room in patio with full size washer and dryer. Building has a individual or wheel chair lift . Close parking spot to building. Kings Point offering amazing amenities includes theater, courtesy Bus, Fitness center, Swimming pool, pickleball, Tennis court and a full calendar of activities appealing to everyone. To see club's details please go to the Kings Point website. Furniture is negotiable. MAINTENANCE INCLUD

Key facts

• Open concept kitchen
• Screened porch
• Large laundry room

Tags

• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED SHOWER STALL
• SCREENED PORCH
• LARGE LAUNDRY ROOM
• CLOSE PARKING SPOT

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($630); Association covers amenities, cable TV, and structure maintenance; Community amenities include clubhouse, library, pool, and transportation service; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Key card entry; Security guard; Smoke detector(s)
• Utilities: Has cooling; Has heating
• Home design: Attached property; 2-story building; Entry on level 2
• Construction: Block construction; Year built: Unknown
• Exterior features: No notable exterior features listed; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Unfurnished; Bedroom on main level; Second-floor entry
• 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 $119k.

Deal economics

• At list price, monthly cash flow is $31 ($373/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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); 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 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 $823 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 114 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $41k; list at $119k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $108,381 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
8. 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.
9. 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.
10. 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: 1.67% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• 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: -20.5%
• Equity multiple: 0.32×
• Total profit: $-22,675
• Equity at exit: $17,758

10-year hold

• IRR: -38.9%
• Equity multiple: -0.13×
• Total profit: $-37,802
• Equity at exit: $10,298

Cash invested: $33,348 (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: $1,988 high
• Mortgage (P&I): −$625
• Tax from tax record: −$235 /mo · $2,826/yr
• Insurance: −$50
• HOA: −$630
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $31

Break-even live

Break-even rent $1,949

Max offer price $119,100

Occupancy floor 93%

Sensitivity live

Price	-10% $99	-5% $65	+0% $31	+5% $-3	+10% $-36
Rent	-10% $-126	-5% $-47	+0% $31	+5% $110	+10% $188
Rate	-1.0pp $91	-0.5pp $61	base $31	+0.5pp $0	+1.0pp $-31

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: $29,775
• Closing costs: $3,573
• Reserves months: —
• Total cash needed: —

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	25d	1	0.14mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	25d	1	0.14mi
10419 E Clairmont Cir #205 Tamarac, FL	2.0	2.0	827	$2,000	$2.42	9d	1	0.14mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	25d	1	0.50mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	25d	1	0.58mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	25d	1	0.58mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	6d	1	0.58mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	25d	1	0.59mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	25d	1	0.61mi
9905 Westwood Dr Unit 16-3 Tamarac, FL	1.0	1.0	615	$1,595	$2.59	0d	1	0.61mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	25d	2	0.73mi
7737 Trent Dr #204 Tamarac, FL	2.0	2.0	1080	$2,000	$1.85	22d	1	0.76mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	23d	1	0.88mi
7940 N Nob Hill Rd #108 Tamarac, FL	2.0	2.0	981	$2,150	$2.19	25d	1	0.94mi
7950 N Nob Hill Rd #203 Tamarac, FL	3.0	2.0	981	$2,700	$2.75	25d	1	0.94mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,190	$2.23	9d	1	0.96mi
8000 N Nob Hill Rd #206 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	6d	1	0.96mi
8000 N Nob Hill Rd #106 Tamarac, FL	2.0	2.0	981	$2,000	$2.04	5d	1	0.96mi
7980 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$2,050	$2.09	25d	1	0.99mi
7980 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,050	$2.45	18d	2	0.99mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	25d	1	1.00mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$1,950	$2.38	0d	1	1.01mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	23d	1	1.01mi
8030 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	1.01mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	18d	1	1.01mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	3d	1	1.01mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	16d	1	1.01mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	0d	1	1.01mi
8030 N Nob Hill Rd #105 Tamarac, FL	2.0	2.0	981	$2,100	$2.14	25d	1	1.02mi
8020 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	981	$2,180	$2.22	16d	3	1.02mi
9511 Weldon Cir Unit 412 Tamarac, FL	2.0	2.0	1080	$1,875	$1.74	9d	1	1.02mi
8050 N Nob Hill Rd Tamarac, FL	1.0–2.0	1.0–2.0	836	$2,100	$2.51	0d	2	1.02mi
8050 N Nob Hill Rd #102 Tamarac, FL	1.0	1.0	691	$1,850	$2.68	5d	1	1.02mi
9511 Weldon Cir Tamarac, FL	2.0	2.0	1116	$1,850	$1.66	25d	2	1.03mi
8060 N Nob Hill Rd #203 Tamarac, FL	2.0	2.0	981	$2,200	$2.24	25d	1	1.05mi
7640 Westwood Dr #411 Tamarac, FL	2.0	2.0	958	$1,850	$1.93	0d	1	1.05mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	25d	1	1.06mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	4d	1	1.06mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	25d	1	1.07mi
8070 N Nob Hill Rd #205 Tamarac, FL	2.0	2.0	981	$1,990	$2.03	25d	1	1.07mi

HOA detail condo

• Monthly dues: $630 · $7,560/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $119,100 Active 114 DOM
2. 2026-06-18
   days on market $119,100 Active 111 DOM
3. 2026-06-17
   days on market $119,100 Active 110 DOM
4. 2026-06-16
   days on market $119,100 Active 109 DOM
5. 2026-06-15
   days on market $119,100 Active 108 DOM
6. 2026-06-13
   days on market $119,100 Active 106 DOM
7. 2026-06-09
   days on market $119,100 Active 102 DOM
8. 2026-06-07
   days on market $119,100 Active 100 DOM
9. 2026-06-04
   days on market $119,100 Active 97 DOM
10. 2026-06-03
    days on market $119,100 Active 96 DOM
11. 2026-06-02
    days on market $119,100 Active 95 DOM
12. 2026-06-01
    days on market $119,100 Active 94 DOM
13. 2026-05-31
    days on market $119,100 Active 93 DOM
14. 2026-05-12
    price $119,100
15. 2026-03-24
    status Active
16. 2026-03-24
    status Pending
17. 2026-03-19
    status Active
18. 2026-03-19
    historical Active Under Contract
19. 2026-02-27
    listed $119,600 Active
20. 2026-02-19
    historical
21. 2025-11-17
    price $129,000
22. 2025-11-14
    status Active
23. 2025-10-20
    status Pending
24. 2025-08-15
    listed $139,000 Active
25. 2025-06-25
    historical
26. 2025-06-25
    status Active
27. 2025-06-16
    historical Active Under Contract
28. 2025-06-09
    listed $129,000 Active
29. 2025-06-06
    historical
30. 2025-04-18
    price $129,000
31. 2025-02-05
    price $159,000
32. 2025-01-16
    listed $164,000 Active
33. 2024-12-18
    historical
34. 2024-11-21
    historical $1,600
35. 2024-11-01
    price $1,600
36. 2024-10-31
    price $175,000
37. 2024-10-03
    price $180,000
38. 2024-10-03
    listed $1,850
39. 2024-08-28
    price $182,000
40. 2024-08-06
    price $183,000
41. 2024-07-18
    price $183,800
42. 2024-04-18
    price $184,900
43. 2024-03-24
    listed $186,500 Active
44. 2014-06-20
    soldstatus $41,000
45. 2005-07-08
    soldstatus $125,000

ⓘ 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: $2,826 · $235/mo
• Projected year-2 tax: $2,826 · $235/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: $23,860
• − Mortgage interest: −$6,671
• − Property taxes: −$2,826
• − Insurance: −$596
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$7,560
• − Depreciation: −$3,465
• Taxable loss: −$1,075
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $631/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

-4.7% since first listed

32 events — show timeline

• 2026-05-12 Price Changed $119,100 MARMLS
• 2026-03-24 Relisted — MARMLS
• 2026-03-24 Pending — MARMLS
• 2026-03-19 Relisted — MARMLS
• 2026-03-19 Contingent — MARMLS
• 2026-02-27 Listed $119,600 MARMLS
• 2026-02-19 Listing Removed — MARMLS
• 2025-11-17 Price Changed $129,000 MARMLS
• 2025-11-14 Relisted — MARMLS
• 2025-10-20 Pending — MARMLS
• 2025-08-15 Listed $139,000 MARMLS
• 2025-06-25 Listing Removed — MARMLS
• 2025-06-25 Relisted — MARMLS
• 2025-06-16 Contingent — MARMLS
• 2025-06-09 Listed $129,000 MARMLS
• 2025-06-06 Listing Removed — MARMLS
• 2025-04-18 Price Changed $129,000 MARMLS
• 2025-02-05 Price Changed $159,000 MARMLS
• 2025-01-16 Listed $164,000 MARMLS
• 2024-12-18 Listing Removed — MARMLS
• 2024-11-21 Rental Removed $1,600 MARMLS
• 2024-11-01 Price Changed $1,600 MARMLS
• 2024-10-31 Price Changed $175,000 MARMLS
• 2024-10-03 Price Changed $180,000 MARMLS
• 2024-10-03 Listed for Rent $1,850 MARMLS
• 2024-08-28 Price Changed $182,000 MARMLS
• 2024-08-06 Price Changed $183,000 MARMLS
• 2024-07-18 Price Changed $183,800 MARMLS
• 2024-04-18 Price Changed $184,900 MARMLS
• 2024-03-24 Listed $186,500 MARMLS
• 2014-06-20 Sold (Public Records) $41,000 Public Records
• 2005-07-08 Sold (Public Records) $125,000 Public Records

Property tax history

+18.4%/yr

Latest (2025): $2,826 · +6.1% YoY. Source: county tax records.