8390 Lagos De Campo Blvd #301 · Tamarac, FL 33321

$130,000

2 bd · 2.0 ba · 876 sqft · Condo public records · 39 Days on market

Built 1973 $535/mo HOA · 28% of rent

---

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 +17.5/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Spacious top floor corner unit located in a well-maintained 55+ community in Tamarac. This unit was completely renovated in the last 5 years including the AC & water heater. Laminate wood floors throughout the entire unit. The kitchen features white shaker cabinets & stainless steel appliances. Master bedroom features a large walk-in closet. Both bathrooms have been remodeled. Tons of parking. Ideally located minutes from shopping, dining, the Sawgrass Mills Mall, & close to excellent medical facilities. Tamarac is a senior-friendly city and offers a convenient shuttle bus service with pickup right at the community driveway. 50-year recertification completed in 2023. 40-yea

Key facts

• $535 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets are not allowed
• Financial info: Monthly HOA fee of $535; HOA covers cable TV, grounds maintenance, structure maintenance, security, sewer, water, common areas, elevator, roof repairs, and pool service
• HOA & community: Community is a senior community; Association amenities include elevator(s), laundry, pool, and maintenance; HOA fee paid monthly

Exterior

• Parking: Assigned and guest open parking; 1 open parking space (total 1)
• Security: Association provides security
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone connected; Sewer connected; Underground utilities; Water connected
• Home design: Condominium; One story; Resale condition; Faces east
• Construction: Built with concrete block (CBS)
• Exterior features: No waterfront; Flat roof

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Common area laundry

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 $-52 ($-623/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $121k (7.1% below list) — sets the bar for cash-flow.
• Cap rate 7.2% 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 20d 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 37% 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 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $38k; list at $130k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 28% 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 $120,826 (7.1% 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 39 days. Have you received any prior offers? Is the seller open to a 7% 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. 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: 1.48% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• 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: -25.0%
• Equity multiple: 0.19×
• Total profit: $-29,579
• Equity at exit: $19,383

10-year hold

• IRR: -55.4%
• Equity multiple: -0.37×
• Total profit: $-50,045
• 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: $1,928 high
• Mortgage (P&I): −$682
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$54
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$535
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-52

Break-even live

Break-even rent $1,994

Max offer price $120,826

Occupancy floor 98%

Sensitivity live

Price	-10% $22	-5% $-15	+0% $-52	+5% $-89	+10% $-126
Rent	-10% $-204	-5% $-128	+0% $-52	+5% $24	+10% $100
Rate	-1.0pp $14	-0.5pp $-19	base $-52	+0.5pp $-86	+1.0pp $-120

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	1d	2	0.12mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	9d	1	0.12mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	9d	1	0.15mi
8051 S Colony Cir Apt S205 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	1d	1	0.20mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	9d	1	0.20mi
8205 NW 61st St Unit B202 Tamarac, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.23mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	19d	2	0.26mi
8060 Colony Cir N #208 Tamarac, FL	1.0	1.5	750	$1,700	$2.27	17d	1	0.26mi
8000 Colony Cir S #309 Tamarac, FL	2.0	2.0	949	$1,950	$2.05	26d	1	0.28mi
8000 Colony Cir S Tamarac, FL	2.0	2.0	949	$1,875	$1.98	22d	2	0.28mi
8000 Colony Cir S #305 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	9d	1	0.28mi
8000 S Colony Cir Apt S305 Tamarac, FL	2.0	2.0	949	$1,750	$1.84	1d	1	0.28mi
8001 Fairview Dr #106 Tamarac, FL	2.0	2.0	949	$1,900	$2.00	26d	1	0.29mi
8051 Colony Cir S #205 Tamarac, FL	2.0	2.0	949	$1,650	$1.74	16d	1	0.31mi
7960 Colony Cir N #206 Tamarac, FL	2.0	2.0	949	$1,800	$1.90	26d	1	0.31mi
8040 Colony Cir N #207 Tamarac, FL	1.0	1.5	750	$1,475	$1.97	26d	1	0.31mi
5908 NW 81st Ave Tamarac, FL	2.0	1.0	1062	$2,100	$1.98	20d	1	0.32mi
8000 Lagos De Campo Blvd Unit A-303 Tamarac, FL	1.0	1.5	746	$1,775	$2.38	26d	1	0.34mi
8000 Lagos De Campo Blvd Unit A-307 Tamarac, FL	2.0	2.0	1078	$2,250	$2.09	22d	1	0.34mi
7910 Colony Cir N #308 Tamarac, FL	1.0	1.5	750	$1,600	$2.13	26d	1	0.35mi
7900 Colony Cir S #303 Tamarac, FL	1.0	1.5	750	$1,680	$2.24	26d	1	0.36mi
8002 Lagos de Campo Blvd Unit 101B Tamarac, FL	2.0	2.0	1078	$2,200	$2.04	26d	1	0.37mi
8107 NW 58th Pl Unit 8107 Tamarac, FL	2.0	1.0	1082	$2,200	$2.03	26d	1	0.38mi
7900 Fairview Dr Tamarac, FL	2.0	2.0	949	$2,050	$2.16	5d	1	0.38mi
7900 Fairview Dr #105 Tamarac, FL	2.0	2.0	949	$2,050	$2.16	7d	1	0.38mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	16d	1	0.39mi
8050 W McNab Rd #206 Tamarac, FL	2.0	2.0	1040	$1,890	$1.82	9d	1	0.39mi
7820 Colony Cir S #109 Tamarac, FL	2.0	2.0	949	$1,725	$1.82	22d	1	0.41mi
7800 S Colony Cir Tamarac, FL	2.0	2.0	949	$1,725	$1.82	1d	1	0.43mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	26d	1	0.43mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	20d	1	0.43mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$2,446	$2.82	1d	16	0.43mi
7831 Colony Cir N #201 Tamarac, FL	2.0	2.0	949	$2,000	$2.11	16d	1	0.45mi
7950 W McNab Rd #214 Tamarac, FL	2.0	2.0	1040	$1,950	$1.88	6d	1	0.46mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,586	$2.60	1d	12	0.50mi
6301 N University Dr Tamarac, FL	2.0	2.0	865	$1,925	$2.23	26d	1	0.56mi
6751 N University Dr #320 Tamarac, FL	2.0	2.0	1040	$2,000	$1.92	26d	1	0.61mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	12d	1	0.61mi
7650 W McNab Rd #204 Tamarac, FL	2.0	2.0	865	$1,695	$1.96	17d	1	0.61mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	26d	1	0.70mi

HOA detail condo

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

Listing history 8 events

1. 2026-06-02
   statusdays on market $130,000 Pending 39 DOM
2. 2026-06-01
   days on market $130,000 Active 38 DOM
3. 2026-05-31
   days on market $130,000 Active 37 DOM
4. 2026-04-24
   listed $130,000 Active
5. 2025-07-21
   historical
6. 2025-04-06
   listed $165,000 Active
7. 1990-04-04
   soldstatus $37,500
8. 1977-01-01
   soldstatus $24,000

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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: $23,137
• − Mortgage interest: −$7,282
• − Property taxes: −$1,826
• − Insurance: −$2,474
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$6,420
• − Depreciation: −$3,782
• Taxable loss: −$2,349
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $-59/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

+441.7% since first listed

5 events — show timeline

• 2026-04-24 Listed $130,000 Beaches MLS
• 2025-07-21 Listing Removed — Beaches MLS
• 2025-04-06 Listed $165,000 Beaches MLS
• 1990-04-04 Sold (Public Records) $37,500 Public Records
• 1977-01-01 Sold (Public Records) $24,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $1,826 · +4.6% YoY. Source: county tax records.