1100 NW 87th Ave #208 · Coral Springs, FL 33071

$169,900

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 29 Days on market

Built 1980 $547/mo HOA · 25% of rent

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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 +9.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this Spacious 2 bed 2 bath corner unit perfectly situated in the heart of Coral Springs. The open floor plan offers a seamless flow between the light and sunny living room with lots of windows and the bright white kitchen. Enjoy your morning coffee in the screened-in patio overlooking the pool. This unit features a split floorpan with two large bedrooms—including a walk-in closet in the Master and a second bedroom with a custom built-out closet. The community is very well maintained offering a community pool and tennis courts. It is conveniently located near top-rated schools, shopping, and steps from the mall, with an abundance of restaurants—this is the perfect place

Key facts

• Community pool
• Walk-in closet
• Screened-in patio

Tags

• SCREENED-IN PATIO
• COMMUNITY POOL
• TENNIS COURTS
• WALK-IN CLOSET
• CUSTOM BUILT-OUT CLOSET
• TOP-RATED SCHOOLS

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Monthly association fee of $547; Association amenities include clubhouse, elevator(s), laundry, picnic area, parking, pool, tennis courts, trash chute, lobby, maintained community; HOA fee covers insurance, grounds maintenance, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, pool service

Exterior

• Parking: Assigned covered parking; Guest and open parking available; 1 open parking space (1 total listed)
• Security: Fire alarm; Key card entry; Smoke detector(s); Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected
• Home design: Condominium; Resale condition; Faces east; 4-story building
• Construction: Stucco and CBS construction
• Exterior features: Not waterfront; Tile roof; Slab foundation

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); 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 $170k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (12.1% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.6% in Coral Springs — 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 79/100 on livability (#145 in FL, #2,163 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, cost of living 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: Ramblewood Elementary School (math 28% / reading 45%, grade F, #1,656 of 2,144 statewide, top 78%, 709 students, 58% FRL); Ramblewood Middle School (math 43% / reading 49%, grade D+, #300 of 571 statewide, top 53%, 1,125 students, 58% 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 (-0.6%/yr); 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 9 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 $59k; list at $170k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,387 (12.1% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 6.5

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: -26.5%
• Equity multiple: 0.14×
• Total profit: $-40,856
• Equity at exit: $25,333

10-year hold

• IRR: -54.9%
• Equity multiple: -0.43×
• Total profit: $-67,926
• Equity at exit: $14,690

Cash invested: $47,572 (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 33071

• Home prices YoY: -35.0%
• Rents YoY: -0.6%
• Active inventory: 246
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$891
• Tax from tax record: −$323 /mo · $3,881/yr
• Insurance: −$71
• HOA: −$547
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-116

Break-even live

Break-even rent $2,319

Max offer price $149,387

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-68	+0% $-116	+5% $-164	+10% $-212
Rent	-10% $-288	-5% $-202	+0% $-116	+5% $-30	+10% $55
Rate	-1.0pp $-31	-0.5pp $-73	base $-116	+0.5pp $-160	+1.0pp $-205

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 NW 87th Ave Coral Springs, FL	2.0	2.0	1045	$1,675	$1.60	15d	2	0.04mi
1100 NW 87th Ave #208 Coral Springs, FL	2.0	2.0	1100	$1,700	$1.55	18d	1	0.04mi
1075 Riverside Dr #306 Coral Springs, FL	2.0	2.0	990	$1,899	$1.92	25d	1	0.08mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$2,000	$1.90	4d	3	0.08mi
8777 Shadow Wood Blvd #301 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	25d	1	0.13mi
8763 Shadow Wood Blvd #202 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	25d	1	0.15mi
8773 Shadow Wood Blvd #303 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	25d	1	0.15mi
995 Riverside Dr #111 Coral Springs, FL	2.0	2.0	1200	$2,400	$2.00	18d	1	0.15mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	9d	2	0.23mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	12d	2	0.23mi
799 Riverside Dr #1021 Coral Springs, FL	2.0	2.0	1060	$2,400	$2.26	20d	1	0.24mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	5d	1	0.25mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	25d	1	0.25mi
755 Riverside Dr Coral Springs, FL	1.0	1.0	780	$1,700	$2.18	12d	2	0.27mi
777 Riverside Dr #1512 Coral Springs, FL	1.0	1.0	950	$1,750	$1.84	25d	1	0.28mi
755 Riverside Dr #1335 Coral Springs, FL	1.0	1.0	780	$1,800	$2.31	9d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	1.0	1.0	765	$2,228	$2.91	0d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,675	$2.37	25d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,655	$2.36	22d	1	0.28mi
1599 NW 91st Ave Coral Springs, FL	1.0–3.0	1.0–2.0	1120	$2,324	$2.07	0d	33	0.41mi
9111 Ramblewood Dr Coral Springs, FL	1.0–3.0	1.0–2.0	1131	$2,478	$2.19	0d	25	0.43mi
1351 NW 94th Way Unit 1 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	3d	1	0.59mi
1351 NW 94th Way #1351 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	25d	1	0.59mi
1357 NW 94th Way #1357 Coral Springs, FL	2.0	1.5	837	$1,875	$2.24	16d	1	0.59mi
9022 W Atlantic Blvd #214 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	6d	1	0.60mi
9066 W Atlantic Blvd #433 Coral Springs, FL	2.0	2.0	986	$1,950	$1.98	25d	1	0.60mi
9288 W Atlantic Blvd #1114 Coral Springs, FL	2.0	2.0	986	$2,250	$2.28	25d	1	0.61mi
9266 W Atlantic Blvd #1026 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	25d	1	0.61mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	16d	1	0.61mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	9d	1	0.61mi
9088 W Atlantic Blvd #523 Coral Springs, FL	2.0	2.0	986	$1,900	$1.93	20d	1	0.64mi
9244 W Atlantic Blvd Coral Springs, FL	3.0	2.0	1263	$2,475	$1.96	25d	1	0.65mi
8509 Shadow Ct Unit 2-11 Coral Springs, FL	3.0	2.5	1320	$2,900	$2.20	25d	1	0.66mi
8509 Shadow Ct Unit 8509 Coral Springs, FL	3.0	2.5	1450	$3,000	$2.07	25d	1	0.66mi
9100 W Atlantic Blvd #636 Coral Springs, FL	3.0	2.0	1263	$2,650	$2.10	16d	1	0.67mi
9100 W Atlantic Blvd #636 Coral Springs, FL	3.0	2.0	1263	$2,650	$2.10	6d	1	0.67mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.69mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	3d	1	0.69mi
9122 W Atlantic Blvd #724 Coral Springs, FL	2.0	2.0	986	$2,150	$2.18	9d	1	0.69mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	9d	1	0.70mi

HOA detail condo

• Monthly dues: $547 · $6,564/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-02
   days on market $169,900 Active 29 DOM
2. 2026-06-01
   days on market $169,900 Active 28 DOM
3. 2026-05-31
   days on market $169,900 Active 27 DOM
4. 2026-04-30
   listed $169,900 Active
5. 2026-04-23
   listed $1,700
6. 2026-04-16
   historical $1,700
7. 2026-04-01
   listed $1,700
8. 2026-04-01
   historical $1,750
9. 2026-01-09
   listed $1,750
10. 2025-12-13
    historical $1,750
11. 2025-10-17
    listed $1,750
12. 2025-09-06
    historical $1,800
13. 2025-08-30
    listed $1,800
14. 2025-08-01
    historical $1,800
15. 2025-07-01
    listed $1,800
16. 2025-07-01
    historical $1,850
17. 2025-03-30
    price $1,850
18. 2025-03-13
    listed $1,950
19. 2025-02-19
    historical $1,950
20. 2025-02-03
    listed $1,950
21. 2000-08-21
    soldstatus $59,000
22. 1999-02-23
    soldstatus $55,000
23. 1985-04-01
    soldstatus $42,000

ⓘ 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: $3,881 · $323/mo
• Projected year-2 tax: $3,881 · $323/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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,067
• − Mortgage interest: −$9,517
• − Property taxes: −$3,881
• − Insurance: −$850
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$6,564
• − Depreciation: −$4,943
• Taxable loss: −$3,858
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $-468/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 — Coral Springs

• Score: 79/100
• State rank: #145
• US rank: #2163

Category grades

Amenities F Commute B Cost of living F Crime A Employment A- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coral Springs, FL
• County: Broward County · 1,963,430 people
• City population: 101,171
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 42,255
• Household income: $106,149
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1123.0

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 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 34% Black 22% Two or more races 20% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -203.71%
• Current HPI: 378.3293
• Rent YoY: ▼ -0.56%
• 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

+304.5% since first listed

20 events — show timeline

• 2026-04-30 Listed $169,900 Beaches MLS
• 2026-04-23 Listed for Rent $1,700 RMLSFL
• 2026-04-16 Rental Removed $1,700 RMLSFL
• 2026-04-01 Listed for Rent $1,700 RMLSFL
• 2026-04-01 Rental Removed $1,750 GFLMLS
• 2026-01-09 Listed for Rent $1,750 GFLMLS
• 2025-12-13 Rental Removed $1,750 GFLMLS
• 2025-10-17 Listed for Rent $1,750 GFLMLS
• 2025-09-06 Rental Removed $1,800 GFLMLS
• 2025-08-30 Listed for Rent $1,800 GFLMLS
• 2025-08-01 Rental Removed $1,800 GFLMLS
• 2025-07-01 Listed for Rent $1,800 GFLMLS
• 2025-07-01 Rental Removed $1,850 GFLMLS
• 2025-03-30 Price Changed $1,850 GFLMLS
• 2025-03-13 Listed for Rent $1,950 GFLMLS
• 2025-02-19 Rental Removed $1,950 GFLMLS
• 2025-02-03 Listed for Rent $1,950 GFLMLS
• 2000-08-21 Sold (Public Records) $59,000 Public Records
• 1999-02-23 Sold (Public Records) $55,000 Public Records
• 1985-04-01 Sold (Public Records) $42,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $3,881 · +7.8% YoY. Source: county tax records.