8400 Lagos De Campo Blvd #312 · Tamarac, FL 33321

$90,900

1 bd · 1.0 ba · 681 sqft · Condo public records · 182 Days on market

Built 1974 $416/mo HOA · 25% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to easy living in this charming 1-bed, 1-bath corner unit located in the peaceful Rokest Condominium, a desirable 55+ community in Tamarac. Situated on the third floor, this condo offers breathtaking golf course views, a spacious layout, and access to fantastic amenities, including a sparkling pool and well-equipped gym. Comfort, convenience, and lifestyle come together in one perfect place.

Key facts

• Golf course views
• Well-equipped gym
• $416 HOA

Tags

• GOLF COURSE VIEWS
• WELL-EQUIPPED GYM

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions
• Financial info: Association fee is $416 monthly
• HOA & community: Monthly association fee; Association fee covers amenities, insurance, laundry, parking, roof, sewer, trash and water; Community amenities include clubhouse, laundry facilities and elevators; Senior community

Exterior

• Parking: One assigned parking space
• Utilities: Water service included in association; Sewer service included in association; Electric power available
• Home design: Attached property; 3-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Courtyard; Barbecue area; Tennis courts

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $91k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 588 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 33% 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 $628 of loan paydown is wiped out by about $3k 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 182 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 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 $72k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 25% 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 $79,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.85% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.21%
• DSCR: 1.72
• GRM: 4.5

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: -8.0%
• Equity multiple: 0.72×
• Total profit: $-7,108
• Equity at exit: $13,553

10-year hold

• IRR: -6.4%
• Equity multiple: 0.68×
• Total profit: $-8,151
• Equity at exit: $7,859

Cash invested: $25,452 (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: 588
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$477
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$38
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$416
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $192

Break-even live

Break-even rent $1,441

Max offer price $90,900

Occupancy floor 84%

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: $22,725
• Closing costs: $2,727
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	17d	2	0.31mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	15d	1	0.31mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	24d	1	0.37mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	24d	1	0.39mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	24d	1	0.41mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	24d	1	0.42mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,211	$2.23	3d	11	0.46mi
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	10d	1	0.65mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,400	$1.65	24d	2	0.89mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	14d	1	0.90mi
5475 N University Dr Lauderhill, FL	3.0	1.0–2.0	794	$2,085	$2.63	2d	35	1.02mi
7710 NW 50th St #304 Lauderhill, FL	1.0	1.0	630	$1,500	$2.38	24d	1	1.20mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	2d	1	1.27mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	15d	1	1.27mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$1,908	$2.10	2d	15	1.34mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	24d	1	1.44mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	24d	1	1.49mi

HOA detail condo

• Monthly dues: $416 · $4,992/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $90,900 Active 182 DOM
2. 2026-06-17
   days on market $90,900 Active 181 DOM
3. 2026-06-16
   days on market $90,900 Active 180 DOM
4. 2026-06-15
   days on market $90,900 Active 179 DOM
5. 2026-06-13
   days on market $90,900 Active 177 DOM
6. 2026-06-09
   days on market $90,900 Active 173 DOM
7. 2026-06-07
   days on market $90,900 Active 171 DOM
8. 2026-06-04
   days on market $90,900 Active 168 DOM
9. 2026-06-03
   days on market $90,900 Active 167 DOM
10. 2026-06-02
    days on market $90,900 Active 166 DOM
11. 2026-06-01
    days on market $90,900 Active 165 DOM
12. 2026-05-31
    days on market $90,900 Active 164 DOM
13. 2026-05-12
    price $90,900
14. 2026-04-07
    price $94,900
15. 2026-03-09
    price $99,900
16. 2025-12-19
    price $103,000
17. 2025-12-18
    listed $92,000 Active
18. 2025-08-16
    historical
19. 2025-03-15
    price $120,000
20. 2025-02-17
    listed $124,000 Active
21. 2024-09-04
    historical
22. 2024-07-25
    price $134,000
23. 2024-06-17
    price $136,000
24. 2024-06-06
    price $138,000
25. 2024-06-06
    status Active
26. 2024-05-16
    historical
27. 2024-04-07
    price $132,000
28. 2024-03-19
    price $137,000
29. 2024-03-06
    price $139,900
30. 2024-03-05
    listed $139,000 Active
31. 2021-12-29
    soldstatus $72,500
32. 2005-02-21
    soldstatus $68,000
33. 2004-10-01
    soldstatus $49,000
34. 1977-01-01
    soldstatus $19,500

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: +$86/yr (+$7/mo · 12.8%)

ⓘ 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: $20,205
• − Mortgage interest: −$5,092
• − Property taxes: −$669
• − Insurance: −$2,279
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − HOA: −$4,992
• − Depreciation: −$2,644
• Taxable income: $1,296
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $1,991/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

+366.2% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $90,900 MARMLS
• 2026-04-07 Price Changed $94,900 MARMLS
• 2026-03-09 Price Changed $99,900 MARMLS
• 2025-12-19 Price Changed $103,000 MARMLS
• 2025-12-18 Listed $92,000 MARMLS
• 2025-08-16 Listing Removed — MARMLS
• 2025-03-15 Price Changed $120,000 MARMLS
• 2025-02-17 Listed $124,000 MARMLS
• 2024-09-04 Listing Removed — MARMLS
• 2024-07-25 Price Changed $134,000 MARMLS
• 2024-06-17 Price Changed $136,000 MARMLS
• 2024-06-06 Price Changed $138,000 MARMLS
• 2024-06-06 Relisted — MARMLS
• 2024-05-16 Listing Removed — MARMLS
• 2024-04-07 Price Changed $132,000 MARMLS
• 2024-03-19 Price Changed $137,000 MARMLS
• 2024-03-06 Price Changed $139,900 MARMLS
• 2024-03-05 Listed $139,000 MARMLS
• 2021-12-29 Sold (Public Records) $72,500 Public Records
• 2005-02-21 Sold (Public Records) $68,000 Public Records
• 2004-10-01 Sold (Public Records) $49,000 Public Records
• 1977-01-01 Sold (Public Records) $19,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $669 · +6.7% YoY. Source: county tax records.