2700 Riverside Dr #103 · Coral Springs, FL 33065

$120,000

2 bd · 2.0 ba · 1,245 sqft · Condo · 75 Days on market

Built 1974 Fair condition $694/mo HOA · 31% of rent ↓ 15% since listing

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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 +24.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE REDUCTION! Owner priced this unit for an immediate sale. Incredible Opportunity to purchase in Coral Springs! This 2 bedroom 2 bath unit is perfect for first time homebuyers! Owner is highly motivated due to relocation and will entertain any reasonable offer. This unit is being sold AS-IS with right to inspection. It is priced MUCH below market value for a quick sale. Budget is attached, this is property cannot be a rental unit at this because the 20% cap on rentals has been reached. Owner has paid the recent association assesment but there are additional repairs to be done on the building in the near future.

Key facts

• $694 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with breed and size restrictions
• HOA & community: Association: Coral Gardens; Monthly HOA fee; Association amenities include clubhouse, parking, and pool; HOA covers cable TV, insurance, internet, grounds maintenance, pest control, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: One parking space; Asphalt parking surface
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One-level living; Faces north; Resale condition
• Construction: CBS construction; Barrel concrete roof; Three-story building
• Exterior features: City street frontage; Not waterfront; Public maintained road

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Radiant heating; Central air conditioning
• Interior features: No special interior upgrades noted
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Forest Hills Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 693 students, 74% FRL); Forest Glen Middle School (math 46% / reading 49%, grade C-, #288 of 571 statewide, top 51%, 1,115 students, 62% FRL); Coral Springs High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,320 students, 59% FRL).
• Market conditions: Rents soft (-0.0%/yr); 370 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 36% of the median local income ($74k/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 $830 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 75 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.87% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• 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: -8.1%
• Equity multiple: 0.72×
• Total profit: $-9,537
• Equity at exit: $17,892

10-year hold

• IRR: -6.8%
• Equity multiple: 0.67×
• Total profit: $-11,238
• Equity at exit: $10,375

Cash invested: $33,600 (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 33065

• Home prices YoY: -22.0%
• Rents YoY: -0.0%
• Active inventory: 370
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$694
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $252

Break-even live

Break-even rent $1,928

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $335	-5% $293	+0% $252	+5% $210	+10% $169
Rent	-10% $74	-5% $163	+0% $252	+5% $340	+10% $429
Rate	-1.0pp $312	-0.5pp $282	base $252	+0.5pp $221	+1.0pp $189

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	25d	1	0.06mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	13d	1	0.07mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	25d	1	0.07mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,650	$2.09	12d	1	0.07mi
2801 Riverside Dr Unit 401 Coral Springs, FL	3.0	2.0	1250	$2,400	$1.92	25d	1	0.10mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	23d	1	0.10mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	25d	1	0.12mi
2851 Riverside Dr Unit 205N Coral Springs, FL	3.0	2.0	1338	$2,490	$1.86	19d	1	0.12mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	0d	6	0.13mi
2820 Riverside Dr Apt 107 Coral Springs, FL	3.0	2.0	1262	$2,450	$1.94	25d	1	0.13mi
2581 Riverside Dr Coral Springs, FL	3.0	2.5	1456	$3,000	$2.06	25d	1	0.15mi
2980 Riverside Dr Unit 125-3 Coral Springs, FL	2.0	2.0	1179	$2,295	$1.95	25d	1	0.22mi
2977 Riverside Dr Coral Springs, FL	2.0	2.0	1030	$2,200	$2.14	0d	1	0.22mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	25d	1	0.23mi
3000 Riverside Dr Unit 201-1 Coral Springs, FL	2.0	2.0	1179	$2,100	$1.78	13d	1	0.24mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	8d	1	0.25mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	16d	1	0.26mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	13d	1	0.26mi
3050 Riverside Dr Coral Springs, FL	2.0	2.5	1220	$2,100	$1.72	25d	1	0.29mi
3062 Riverside Dr Unit 4F Coral Springs, FL	3.0	2.5	1500	$2,800	$1.87	4d	1	0.29mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	25d	2	0.29mi
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	25d	1	0.29mi
3071 Riverside Dr #11 Coral Springs, FL	3.0	2.5	1465	$2,770	$1.89	25d	1	0.30mi
8429 Forest Hills Dr #305 Coral Springs, FL	2.0	2.0	1068	$2,100	$1.97	8d	1	0.33mi
8393 Royal Palm Blvd #102 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	4d	1	0.34mi
3100 Riverside Dr #103 Coral Springs, FL	3.0	2.0	1275	$2,350	$1.84	25d	1	0.35mi
8302 NW 24th St #8302 Coral Springs, FL	2.0	2.0	1140	$2,100	$1.84	25d	1	0.36mi
8294 NW 24th St #8294 Coral Springs, FL	2.0	2.0	1140	$1,900	$1.67	5d	1	0.36mi
8218 NW 24th St Coral Springs, FL	2.0	2.0	1140	$2,300	$2.02	13d	1	0.36mi
8204 NW 24th St Unit 8204 Coral Springs, FL	2.0	2.0	1140	$2,100	$1.84	25d	1	0.36mi
8256 NW 24th St Unit D Coral Springs, FL	2.0	2.0	1140	$2,200	$1.93	25d	1	0.36mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	5d	1	0.37mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	4d	1	0.37mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	23d	2	0.39mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	0d	2	0.39mi
8441 Forest Hills Dr #202 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	25d	1	0.40mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	17d	1	0.43mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	8d	1	0.43mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	25d	1	0.47mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	25d	1	0.47mi

HOA detail condo

• Monthly dues: $694 · $8,328/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   remarks 629-char remark
2. 2026-06-21
   days on market $120,000 Active 75 DOM
3. 2026-06-18
   days on market $120,000 Active 72 DOM
4. 2026-06-17
   pricestatusdays on market $120,000 Active 71 DOM
5. 2026-06-16
   days on market $140,000 Active Under Contract 70 DOM
6. 2026-06-15
   days on market $140,000 Active Under Contract 69 DOM
7. 2026-06-13
   days on market $140,000 Active Under Contract 67 DOM
8. 2026-06-09
   days on market $140,000 Active Under Contract 63 DOM
9. 2026-06-08
   days on market $140,000 Active Under Contract 62 DOM
10. 2026-06-07
    days on market $140,000 Active Under Contract 61 DOM
11. 2026-06-04
    days on market $140,000 Active Under Contract 58 DOM
12. 2026-06-03
    days on market $140,000 Active Under Contract 57 DOM
13. 2026-06-02
    days on market $140,000 Active Under Contract 56 DOM
14. 2026-06-01
    days on market $140,000 Active Under Contract 55 DOM
15. 2026-05-31
    days on market $140,000 Active Under Contract 54 DOM
16. 2026-05-18
    historical Active Under Contract
17. 2026-05-06
    price $140,000
18. 2026-04-03
    listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 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: $26,962
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − HOA: −$8,328
• − Depreciation: −$3,491
• Taxable income: $1,707
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,611/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bathroom condo in Coral Springs requires moderate renovations to improve its condition and appeal. Key areas for improvement include painting, updating fixtures, and enhancing the pool area. With these updates, the property can significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear on some cabinet doors.
• Minor Bathroom fixtures — Some fixtures show signs of wear.
• Minor Pool deck — Some cracks and discoloration on the concrete deck.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly improve the home's appearance and appeal.
• Both Replacing outdated fixtures in bathrooms — Modern fixtures can enhance the home's value and attract more buyers.
• Both Sealing and resurfacing the pool deck — A well-maintained pool deck can increase the home's curb appeal and rental value.
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear on some cabinet doors.	Minor	$500–3,000
Bathroom fixtures · Some fixtures show signs of wear.	Minor	$500–3,000
Pool deck · Some cracks and discoloration on the concrete deck.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly improve the home's appearance and appeal. ↑
• Both Replacing outdated fixtures in bathrooms — Modern fixtures can enhance the home's value and attract more buyers. ↑
• Both Sealing and resurfacing the pool deck — A well-maintained pool deck can increase the home's curb appeal and rental value. ↑
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 58,916
• Household income: $74,226
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 3488.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 33% White 30% Black 28% Two or more races 21% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 9% Romanian 2% Estonian 1%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 26% French/Haitian/Cajun 8% Other Indo-European 3%

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: ▼ -113.43%
• Current HPI: 402.3476
• Rent YoY: ▬ -0.03%
• 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

-15.2% since first listed

3 events — show timeline

• 2026-05-18 Contingent — Beaches MLS
• 2026-05-06 Price Changed $140,000 Beaches MLS
• 2026-04-03 Listed $165,000 Beaches MLS