10777 W Sample Rd #207 · Coral Springs, FL 33065

$174,900

2 bd · 2.0 ba · 1,350 sqft · Condo public records · 361 Days on market

Built 1976 $655/mo HOA · 28% 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 +17.5/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Reduced! This Beautiful 55+ Condo is located in the Country Club Tower of Coral Springs. The well-kept corner unit has 2 large Bedrooms w/ walk in closets, 2 Baths, spacious living area, eat in kitchen, & formal dining. Screened in balcony provides a peaceful area to sit & relax with your favorite beverage as you capture the beauty of a South Florida Sun set. Plenty of closet space with closet organizers, carpet, laminate, & tile flooring throughout. The decorative lobby is welcoming to all who enter & the 24-hr. concierge provides a sense of security. On site gym, swimming pool, tennis courts and much more are included. Country Club Tower is located in the heart

Key facts

• On site gym
• Screened in balcony
• Decorative lobby

Tags

• SCREENED IN BALCONY
• DECORATIVE LOBBY
• 24 HOUR CONCIERGE
• ON SITE GYM
• SWIMMING POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Association fee paid monthly
• HOA & community: Monthly association dues; Association amenities include pool, fitness center, tennis courts, billiard room, game room, community room, library, storage, elevator, trash chute, parking, street lights, management and on-site manager

Exterior

• Parking: Assigned parking (1 space)
• Security: Security guard; Security system; Security patrol; Lobby; Manager on site
• Utilities: Public water; Cable available; Water service available
• Home design: Condominium; Resale; Entry-level living area; Faces east; 12-story building
• Construction: Block/Stucco/CBS construction; Tar and gravel roof
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Dome kitchen; Blinds on windows
• Laundry & utility: Laundry available in the building (association laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Coral Springs Elementary School (math 25% / reading 31%, grade F, #1,951 of 2,144 statewide, top 91%, 466 students, 85% FRL); Coral Springs Middle School (math 46% / reading 53%, grade C, #259 of 571 statewide, top 46%, 1,003 students, 54% FRL); Coral Glades High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 2,762 students, 58% FRL).
• Market conditions: Rents soft (-0.0%/yr); 365 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 38% 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 $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 361 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $175k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 6.2

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: -15.7%
• Equity multiple: 0.46×
• Total profit: $-26,391
• Equity at exit: $26,078

10-year hold

• IRR: -17.0%
• Equity multiple: 0.24×
• Total profit: $-37,200
• Equity at exit: $15,122

Cash invested: $48,972 (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: 365
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$917
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$73
• HOA: −$655
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $133

Break-even live

Break-even rent $2,175

Max offer price $174,900

Occupancy floor 89%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10777 W Sample Rd #312 Coral Springs, FL	2.0	2.0	1350	$2,200	$1.63	24d	1	0.04mi
10777 W Sample Rd Coral Springs, FL	2.0	2.0	1350	$2,150	$1.59	21d	2	0.04mi
10722 La Placida Dr S Unit 9-B2 Coral Springs, FL	2.0	2.0	1000	$2,050	$2.05	24d	1	0.05mi
3400 Coral Springs Dr Coral Springs, FL	2.0–3.0	2.0	1852	$2,800	$1.51	19d	4	0.14mi
10559 La Placida Dr Coral Springs, FL	3.0	2.0	1450	$2,800	$1.93	24d	1	0.21mi
10559 La Placida Dr Coral Springs, FL	3.0	2.0	1450	$2,800	$1.93	18d	1	0.21mi
10700 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–3.0	1141	$2,444	$2.14	2d	5	0.22mi
11150 W Sample Rd #50 Coral Springs, FL	3.0	2.0	1080	$2,400	$2.22	24d	1	0.32mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.35mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,125	$1.93	24d	1	0.35mi
3100 Coral Springs Dr Coral Springs, FL	2.0	2.0	1131	$1,962	$1.74	18d	2	0.38mi
3912 NW 110th Ave Coral Springs, FL	3.0	2.0	1200	$2,500	$2.08	15d	1	0.42mi
3050 Coral Springs Dr Unit 3 Coral Springs, FL	3.0	2.0	1400	$2,400	$1.71	24d	1	0.43mi
3050 Coral Springs Dr Unit 1 Coral Springs, FL	2.0	2.0	1500	$2,100	$1.40	24d	1	0.43mi
10261 NW 35th St #10 Coral Springs, FL	3.0	2.0	1238	$2,450	$1.98	2d	1	0.43mi
3931 Coral Springs Dr #26 Coral Springs, FL	2.0	2.0	1213	$2,500	$2.06	24d	1	0.44mi
3247 NW 103rd Ter Unit 308C Coral Springs, FL	2.0	2.0	1050	$1,800	$1.71	24d	1	0.46mi
2966 Coral Springs Dr Coral Springs, FL	2.0	2.0	1020	$1,950	$1.91	24d	1	0.49mi
11403 NW 35th St Coral Springs, FL	3.0	2.0	1217	$2,200	$1.81	24d	1	0.49mi
11403 NW 35th St Coral Springs, FL	3.0	2.0	1217	$2,200	$1.81	20d	1	0.49mi
10520 NW 41st St Unit 10520 Coral Springs, FL	2.0	2.0	1233	$2,400	$1.95	21d	1	0.53mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1609	$3,380	$2.10	18d	1	0.53mi
10890 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1102	$2,534	$2.30	1d	19	0.54mi
10534 NW 29th Ct Coral Springs, FL	2.0	2.0	1075	$2,350	$2.19	5d	1	0.55mi
4100 NW 110th Ave Unit S Coral Springs, FL	3.0	2.0	1800	$3,450	$1.92	8d	1	0.59mi
2878 Coral Springs Dr #2878 Coral Springs, FL	2.0	2.5	1126	$2,600	$2.31	11d	1	0.61mi
3525 NW 114th Ln Coral Springs, FL	2.0	2.0	1032	$2,200	$2.13	14d	1	0.62mi
11511 NW 36th St Coral Springs, FL	3.0	2.0	1510	$2,800	$1.85	24d	1	0.62mi
11461 NW 38th St Coral Springs, FL	3.0	2.0	1800	$2,800	$1.56	24d	1	0.63mi
#8455 Pompano Beach, FL	2.0	2.0	910	$2,000	$2.20	14d	1	0.66mi
3750 NW 115th Ave Unit 6 Coral Springs, FL	3.0	2.5	1440	$2,100	$1.46	24d	1	0.67mi
3165 NW 116th Ave Unit 3165 Coral Springs, FL	3.0	2.0	1696	$3,500	$2.06	24d	1	0.71mi
11627 NW 35th Ct Coral Springs, FL	3.0	2.0	1100	$2,700	$2.45	24d	1	0.71mi
4053 NW 114th Ave Unit 4053 Coral Springs, FL	3.0	2.0	1100	$2,200	$2.00	2d	1	0.71mi
2700 Coral Springs Dr Coral Springs, FL	2.0	2.0	1204	$2,075	$1.72	20d	2	0.74mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	17d	1	0.75mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	8d	1	0.75mi
4104 NW 114th Ave Coral Springs, FL	2.0	2.0	979	$2,250	$2.30	24d	1	0.76mi
3255 Coral Ridge Dr #3255 Coral Springs, FL	3.0	2.0	966	$1,900	$1.97	3d	1	0.77mi
3211 Coral Ridge Dr #3211 Coral Springs, FL	3.0	2.0	966	$2,000	$2.07	8d	1	0.77mi

HOA detail condo

• Monthly dues: $655 · $7,860/yr
• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $174,900 Active 361 DOM
2. 2026-06-17
   days on market $174,900 Active 360 DOM
3. 2026-06-16
   days on market $174,900 Active 359 DOM
4. 2026-06-15
   days on market $174,900 Active 358 DOM
5. 2026-06-13
   days on market $174,900 Active 356 DOM
6. 2026-06-09
   days on market $174,900 Active 352 DOM
7. 2026-06-07
   days on market $174,900 Active 350 DOM
8. 2026-06-04
   days on market $174,900 Active 347 DOM
9. 2026-06-03
   days on market $174,900 Active 346 DOM
10. 2026-06-02
    days on market $174,900 Active 345 DOM
11. 2026-06-01
    days on market $174,900 Active 344 DOM
12. 2026-05-31
    days on market $174,900 Active 343 DOM
13. 2026-04-03
    price $174,900
14. 2025-12-17
    price $179,000
15. 2025-12-17
    price $184,900
16. 2025-12-17
    price $179,000
17. 2025-06-22
    listed $184,900 Active
18. 2001-05-24
    soldstatus $73,000
19. 1980-12-01
    soldstatus $58,000
20. 1978-02-01
    soldstatus $47,600

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$572/yr (+$48/mo · 65.0%)

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

Taxation est. · year 1

• Rental income: $28,122
• − Mortgage interest: −$9,797
• − Property taxes: −$880
• − Insurance: −$874
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − HOA: −$7,860
• − Depreciation: −$5,088
• Taxable loss: −$877
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,806/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): 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

+267.4% since first listed

8 events — show timeline

• 2026-04-03 Price Changed $174,900 Beaches MLS
• 2025-12-17 Price Changed $179,000 Beaches MLS
• 2025-12-17 Price Changed $184,900 Beaches MLS
• 2025-12-17 Price Changed $179,000 Beaches MLS
• 2025-06-22 Listed $184,900 Beaches MLS
• 2001-05-24 Sold (Public Records) $73,000 Public Records
• 1980-12-01 Sold (Public Records) $58,000 Public Records
• 1978-02-01 Sold (Public Records) $47,600 Public Records

Property tax history

+0.2%/yr

Latest (2025): $880 · +4.7% YoY. Source: county tax records.