3475 Broken Woods Dr #401 · Coral Springs, FL 33065

$147,000

2 bd · 2.0 ba · 1,049 sqft · Condo public records · 99 Days on market

Built 1969 $933/mo HOA · 43% 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).

• 1% rule +9.6/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this great corner unit on the 4th floor. A 2-bedroom 2-bath condo in the 55-plus community of Briarwood in the heart of Coral Springs. It is close to restaurants, shopping centers and major highways. Unit is move-in ready for you. Furniture is optional. Great pool view with a nice screened in patio. Seller is Motivated. Open floor plan with great natural light. HOA includes, water, trash, use of heated pool, library and clubhouse. No renting allowed.

Key facts

• Screened patio
• Move-in ready
• Pool view

Tags

• CORNER UNIT
• POOL VIEW
• SCREENED PATIO
• MOVE-IN READY

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land lease; Pet friendly (restrictions possible)
• HOA & community: Association with quarterly fee (covers cable TV, grounds maintenance, trash); Amenities include elevator(s), hot water, laundry, pool, community room, maintenance

Exterior

• Parking: 2 parking spaces; Guest parking
• Security: Security system; Other security features
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One-level living; First-floor entry; Building faces north
• Construction: Block construction; Concrete roof; 4-story building; Built as resale property
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom layout; Accessible approach with ramp; Common area accessibility features
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $147k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (15.9% below list).
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $124k (15.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• 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 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 35% 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 $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 99 days — a 9% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $147k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $123,694 (15.9% 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 99 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. 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?
10. 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.
11. 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.
12. 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: 1.46% ✓
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 5.7

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: -29.0%
• Equity multiple: 0.08×
• Total profit: $-37,992
• Equity at exit: $21,918

10-year hold

• IRR: -74.4%
• Equity multiple: -0.61×
• Total profit: $-66,091
• Equity at exit: $12,710

Cash invested: $41,160 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$771
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$61
• HOA: −$933
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-132

Break-even live

Break-even rent $2,317

Max offer price $123,694

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-90	+0% $-132	+5% $-174	+10% $-215
Rent	-10% $-302	-5% $-217	+0% $-132	+5% $-47	+10% $38
Rate	-1.0pp $-58	-0.5pp $-95	base $-132	+0.5pp $-170	+1.0pp $-209

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8982 W Sample Rd #204 Coral Springs, FL	2.0	2.0	1260	$2,200	$1.75	8d	1	0.12mi
8958 W Sample Rd Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	3d	1	0.15mi
8958 W Sample Rd #8958 Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	25d	1	0.15mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	5d	1	0.16mi
3591 NW 88th Dr Coral Springs, FL	1.0–3.0	1.0–2.5	1244	$2,845	$2.29	2d	6	0.21mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	1003	$2,867	$2.86	2d	92	0.26mi
3664 N University Dr Unit C7 Coral Springs, FL	2.0	2.0	737	$1,800	$2.44	25d	1	0.26mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	25d	1	0.26mi
3662 N University Dr Unit F7 Coral Springs, FL	2.0	2.0	737	$1,999	$2.71	25d	1	0.26mi
3554 N University Dr Unit 3554 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	25d	1	0.26mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	22d	1	0.26mi
8804 NW 38th Dr Unit 3 Coral Springs, FL	3.0	2.0	1300	$2,650	$2.04	25d	1	0.27mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,200	$2.32	3d	2	0.27mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,280	$2.40	25d	2	0.27mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	25d	2	0.30mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	20d	2	0.30mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	11d	1	0.30mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	25d	1	0.30mi
8704 NW 35th St #208 Coral Springs, FL	2.0	2.0	945	$1,800	$1.90	22d	1	0.32mi
9203 NW 38th Dr #2 Coral Springs, FL	2.0	1.0	950	$1,850	$1.95	6d	1	0.33mi
8703 W Sample Rd Apt 207 Coral Springs, FL	2.0	2.0	1165	$2,104	$1.81	22d	1	0.33mi
8703 W Sample Rd Unit 103 Charleston Coral Springs, FL	1.0	1.0	856	$1,603	$1.87	22d	1	0.33mi
8703 W Sample Rd Unit 107 Savannah Coral Springs, FL	2.0	2.0	1165	$1,894	$1.63	8d	1	0.33mi
8703 W Sample Rd Unit 211 Savannah Coral Springs, FL	2.0	2.0	1165	$2,119	$1.82	25d	1	0.33mi
8705 NW 38th Dr Unit 7B Coral Springs, FL	2.0	2.0	1054	$1,900	$1.80	25d	1	0.35mi
8911 NW 28th Dr Unit B-32 Coral Springs, FL	2.0	2.5	1200	$2,395	$2.00	4d	1	0.35mi
8911 NW 28th Dr Unit B-32 Coral Springs, FL	2.0	2.5	1200	$2,295	$1.91	12d	1	0.35mi
8911 NW 28th Dr Unit B-32 Coral Springs, FL	2.0	2.5	1200	$2,395	$2.00	25d	1	0.35mi
8911 NW 28th Dr Coral Springs, FL	2.0	3.0	1200	$2,395	$2.00	25d	1	0.35mi
8911 NW 28th Dr Unit B Coral Springs, FL	2.0	2.5	1200	$2,395	$2.00	25d	1	0.35mi
8903 NW 28th Dr Unit B Coral Springs, FL	1.0	1.5	850	$1,700	$2.00	25d	1	0.37mi
8903 NW 28th Dr Unit B Coral Springs, FL	1.0	1.5	950	$1,700	$1.79	18d	1	0.37mi
2801 NW 91st Ave Coral Springs, FL	1.0–2.0	1.0–1.5	987	$2,085	$2.11	3d	11	0.37mi
9022 NW 28th Dr Unit 2-312 Coral Springs, FL	3.0	2.0	1054	$2,495	$2.37	11d	1	0.37mi
9000 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	934	$1,995	$2.13	3d	4	0.39mi
8604 NW 35th St #102 Coral Springs, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.41mi
9022 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	934	$1,995	$2.13	3d	2	0.42mi
9022 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	952	$1,975	$2.07	25d	2	0.42mi
8605 W Sample Rd #111 Coral Springs, FL	2.0	2.0	1000	$1,910	$1.91	22d	1	0.43mi
9044 NW 28th Dr Unit 3-106 Coral Springs, FL	3.0	2.0	1025	$2,500	$2.44	8d	1	0.43mi

HOA detail condo

• Monthly dues: $933 · $11,196/yr
• Likely covers: watertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $147,000 Active 99 DOM
2. 2026-06-17
   days on market $147,000 Active 98 DOM
3. 2026-06-16
   days on market $147,000 Active 97 DOM
4. 2026-06-15
   days on market $147,000 Active 96 DOM
5. 2026-06-13
   days on market $147,000 Active 94 DOM
6. 2026-06-09
   days on market $147,000 Active 90 DOM
7. 2026-06-07
   pricedays on market $147,000 Active 88 DOM
8. 2026-06-04
   days on market $149,000 Active 85 DOM
9. 2026-06-03
   days on market $149,000 Active 84 DOM
10. 2026-06-02
    days on market $149,000 Active 83 DOM
11. 2026-06-01
    days on market $149,000 Active 82 DOM
12. 2026-05-31
    days on market $149,000 Active 81 DOM
13. 2026-05-15
    price $149,000
14. 2026-05-14
    price $149,799
15. 2026-04-28
    price $159,799
16. 2026-04-20
    price $159,800
17. 2026-03-27
    price $159,900
18. 2026-03-12
    price $166,500
19. 2025-10-01
    listed $167,000 Active
20. 2003-12-24
    soldstatus $94,900
21. 1982-03-01
    soldstatus $62,900

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$433/yr (+$36/mo · 55.0%)

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

Taxation est. · year 1

• Rental income: $25,805
• − Mortgage interest: −$8,234
• − Property taxes: −$787
• − Insurance: −$735
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$11,196
• − Depreciation: −$4,276
• Taxable loss: −$3,553
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $-730/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

+136.9% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $149,000 Beaches MLS
• 2026-05-14 Price Changed $149,799 Beaches MLS
• 2026-04-28 Price Changed $159,799 Beaches MLS
• 2026-04-20 Price Changed $159,800 Beaches MLS
• 2026-03-27 Price Changed $159,900 Beaches MLS
• 2026-03-12 Price Changed $166,500 Beaches MLS
• 2025-10-01 Listed $167,000 Beaches MLS
• 2003-12-24 Sold (Public Records) $94,900 Public Records
• 1982-03-01 Sold (Public Records) $62,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $787 · +5.3% YoY. Source: county tax records.