8400 Lagos De Campo Blvd #303 · Tamarac, FL 33321

$130,000

2 bd · 2.0 ba · 876 sqft · Condo public records · 102 Days on market

Built 1973 $535/mo HOA · 27% 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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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

Price is down! $145,000 now down $130,000! Seller will provide new aircon and pay the assessment in full prior closing. 2023 Roof, building will be painted brand new. All furnishings can be included in the sale. Impact windows wrapped around the balcony and door, offering peace of mind for the Florida storm and energy efficiency. The association has reserves, allows eligible first time homebuyers to make a small down payment for conventional lending through most lenders. The community is well-managed and allows additional adult occupants (18+), an assigned parking, and ample addtl. permit parking available for residents. HOA reqts. include a minimum annual income of $30,000 and a 650 credi

Key facts

• Enclosed balcony
• Ample parking
• Top-floor condo

Tags

• TOP-FLOOR CONDO
• IMPACT-RATED DOOR
• OPEN-CONCEPT DINING
• ENCLOSED BALCONY
• IMPACT WINDOWS
• AMPLE PARKING

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee (included items: common areas, elevator, recreation facility); Association amenities: Elevator(s), Management, Parking, Pool, Manager on site, Community room, Maintained community; Senior community

Exterior

• Parking: Association-managed parking
• Security: Other security features
• Utilities: Cable not available
• Home design: Condominium; Resale; Third-floor entry; 3-story building
• Construction: Block construction
• Exterior features: On golf course

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Furnished negotiable
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-83 ($-992/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (11.2% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $115k (11.2% below list) — sets the bar for cash-flow.
• 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); 594 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $899 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 102 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $130k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 27% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,391 (11.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.50% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 5.6

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: -27.0%
• Equity multiple: 0.13×
• Total profit: $-31,564
• Equity at exit: $19,383

10-year hold

• IRR: -66.0%
• Equity multiple: -0.49×
• Total profit: $-54,392
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$682
• Tax from tax record: −$198 /mo · $2,370/yr
• Insurance: −$54
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$535
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-83

Break-even live

Break-even rent $2,051

Max offer price $115,391

Occupancy floor 99%

Sensitivity live

Price	-10% $-9	-5% $-46	+0% $-83	+5% $-119	+10% $-156
Rent	-10% $-236	-5% $-160	+0% $-83	+5% $-6	+10% $71
Rate	-1.0pp $-17	-0.5pp $-50	base $-83	+0.5pp $-116	+1.0pp $-151

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8301 Sands Point Blvd Tamarac, FL	1.0–2.0	1.5–2.0	937	$1,800	$1.92	0d	2	0.13mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	9d	1	0.13mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	9d	1	0.15mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	9d	1	0.16mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	0d	1	0.26mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.29mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	19d	2	0.31mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	17d	1	0.31mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	9d	1	0.34mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	21d	2	0.34mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	0d	1	0.34mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	26d	1	0.34mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	26d	1	0.35mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	20d	1	0.36mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	15d	1	0.37mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	26d	1	0.37mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	26d	1	0.37mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	20d	1	0.38mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$2,446	$2.82	0d	16	0.38mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	26d	1	0.38mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	26d	1	0.39mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	22d	1	0.39mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	26d	1	0.41mi
8107 NW 58th Pl Unit 8107 Tamarac, FL	2.0	1.0	1082	$2,200	$2.03	26d	1	0.41mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	26d	1	0.42mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	26d	1	0.43mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	16d	1	0.43mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	9d	1	0.43mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	7d	1	0.44mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	4d	1	0.44mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	0d	12	0.46mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	22d	1	0.47mi
7800 S Colony Cir Tamarac, FL	2.0	2.0	949	$1,725	$1.82	0d	1	0.48mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	15d	1	0.50mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	5d	1	0.51mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	26d	1	0.63mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	26d	1	0.65mi
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	12d	1	0.65mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	26d	1	0.66mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	24d	1	0.66mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   pricedays on market $130,000 Active 102 DOM
2. 2026-06-18
   days on market $128,000 Active 99 DOM
3. 2026-06-17
   days on market $128,000 Active 98 DOM
4. 2026-06-16
   days on market $128,000 Active 97 DOM
5. 2026-06-15
   days on market $128,000 Active 96 DOM
6. 2026-06-13
   days on market $128,000 Active 94 DOM
7. 2026-06-09
   days on market $128,000 Active 90 DOM
8. 2026-06-07
   days on market $128,000 Active 88 DOM
9. 2026-06-04
   days on market $128,000 Active 85 DOM
10. 2026-06-03
    days on market $128,000 Active 84 DOM
11. 2026-06-02
    days on market $128,000 Active 83 DOM
12. 2026-06-01
    days on market $128,000 Active 82 DOM
13. 2026-05-31
    days on market $128,000 Active 81 DOM
14. 2026-04-24
    price $128,000
15. 2026-02-17
    listed $145,000 Active
16. 2021-05-11
    status Pending
17. 2021-05-11
    historical
18. 2021-04-20
    price $89,900
19. 2021-03-03
    price $94,900
20. 2021-02-09
    listed $99,000 Active
21. 2004-04-08
    soldstatus $65,300
22. 2003-02-06
    historical
23. 2002-12-22
    listed $86,500
24. 2000-12-14
    soldstatus $40,700
25. 1996-12-23
    soldstatus $35,000

ⓘ 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: $2,370 · $198/mo
• Projected year-2 tax: $2,370 · $198/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,358
• − Mortgage interest: −$7,282
• − Property taxes: −$2,370
• − Insurance: −$2,474
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$6,420
• − Depreciation: −$3,782
• Taxable loss: −$2,708
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $-343/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

+265.7% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $128,000 Beaches MLS
• 2026-02-17 Listed $145,000 Beaches MLS
• 2021-05-11 Pending — MARMLS
• 2021-05-11 Listing Removed — MARMLS
• 2021-04-20 Price Changed $89,900 MARMLS
• 2021-03-03 Price Changed $94,900 MARMLS
• 2021-02-09 Listed $99,000 MARMLS
• 2004-04-08 Sold (Public Records) $65,300 Public Records
• 2003-02-06 Listing Removed — Beaches MLS
• 2002-12-22 Listed $86,500 Beaches MLS
• 2000-12-14 Sold (Public Records) $40,700 Public Records
• 1996-12-23 Sold (Public Records) $35,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $2,370 · +4.1% YoY. Source: county tax records.