4269 NW 89th Ave #106 · Coral Springs, FL 33065

$109,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 38 Days on market

Built 1981 $375/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * CASH ONLY * * * * This cozy 2-bedroom, 1-bathroom condo offers 850 sq. ft. of living space and is ideally located in the heart of Coral Springs. Just steps away from the vibrant downtown area, you'll enjoy easy access to shops, restaurants, and nightlife. With close proximity to the major highways. The area is also surrounded by plenty of parks and recreational options. Whether you're looking for a personal retreat or a rental investment, this hidden gem is a fantastic opportunity. This cozy 2-bedroom, 1-bathroom condo offers 850 sq. ft. of living space and is ideally located in the heart of Coral Springs. Just steps away from the vibrant downtown area, you'll enjoy easy access t

Key facts

• Surrounded by parks
• Easy access to shops
• $375 HOA

Tags

• HEART OF CORAL SPRINGS
• VIBRANT DOWNTOWN AREA
• EASY ACCESS TO SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO NIGHTLIFE
• SURROUNDED BY PARKS

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Monthly HOA dues; Community clubhouse; Fitness center; Playground; Community pool; Shuffleboard court; Association maintains grounds, sewer, trash, water, pest control, and insurance

Exterior

• Parking: Detached garage; Detached carport; Guest parking
• Utilities: Cable available
• Home design: Condominium; 2 stories; Resale
• Construction: Block construction
• Exterior features: First-floor entry

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Screened porch; Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Coral Park Elementary School (math 40% / reading 62%, grade C-, #1,043 of 2,144 statewide, top 49%, 512 students, 56% 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 22d 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 31% 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 $754 of loan paydown is wiped out by about $3k 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 38 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $31k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 4.7

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-2,554
• Equity at exit: $16,252

10-year hold

• IRR: 2.0%
• Equity multiple: 1.11×
• Total profit: $3,486
• Equity at exit: $9,424

Cash invested: $30,520 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$572
• Tax from tax record: −$214 /mo · $2,563/yr
• Insurance: −$45
• HOA: −$375
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $321

Break-even live

Break-even rent $1,526

Max offer price $109,000

Occupancy floor 78%

Sensitivity live

Price	-10% $383	-5% $352	+0% $321	+5% $290	+10% $260
Rent	-10% $169	-5% $245	+0% $321	+5% $398	+10% $474
Rate	-1.0pp $376	-0.5pp $349	base $321	+0.5pp $293	+1.0pp $264

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4276 NW 89th Ave #205 Coral Springs, FL	1.0	1.5	690	$1,600	$2.32	25d	1	0.05mi
4141 NW 90th Ave #103 Coral Springs, FL	1.0	1.5	690	$1,580	$2.29	25d	1	0.06mi
4141 NW 90th Ave #102 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	0d	1	0.06mi
4273 NW 89th Ave #107 Coral Springs, FL	2.0	1.0	850	$1,790	$2.11	23d	1	0.07mi
4129 NW 88th Ave #202 Coral Springs, FL	2.0	2.0	1085	$1,850	$1.71	25d	1	0.08mi
4279 NW 89th Ave #106 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	21d	1	0.10mi
4279 NW 89th Ave #106 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	25d	1	0.10mi
4138 NW 88th Ave #104 Coral Springs, FL	1.0	1.5	680	$1,445	$2.12	25d	1	0.12mi
4147 NW 90th Ave Coral Springs, FL	2.0	1.0	850	$1,862	$2.19	25d	2	0.14mi
4147 NW 90th Ave Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	16d	2	0.14mi
4135 NW 88th Ave #201 Coral Springs, FL	1.0	1.0	610	$1,550	$2.54	23d	1	0.14mi
4133 NW 88th Ave Coral Springs, FL	2.0	2.0	1085	$1,860	$1.71	22d	2	0.14mi
4133 NW 88th Ave #102 Coral Springs, FL	2.0	2.0	1085	$1,950	$1.80	16d	1	0.14mi
4150 NW 90th Ave #202 Coral Springs, FL	2.0	1.0	850	$1,750	$2.06	25d	1	0.15mi
4117 NW 88th Ave #103 Coral Springs, FL	2.0	2.0	1085	$1,800	$1.66	18d	1	0.19mi
4109 NW 88th Ave #207 Coral Springs, FL	2.0	1.0	825	$1,700	$2.06	0d	1	0.19mi
9120 NW 40th St #18 Coral Springs, FL	2.0	2.5	1010	$2,095	$2.07	18d	1	0.22mi
4167 NW 90th Ave #202 Coral Springs, FL	2.0	1.0	850	$1,800	$2.12	25d	1	0.24mi
9270 NW 40th St Coral Springs, FL	2.0	1.5	988	$2,200	$2.23	15d	1	0.28mi
9286 NW 40th St Coral Springs, FL	2.0	1.5	910	$1,725	$1.90	25d	1	0.29mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,280	$2.40	25d	2	0.37mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,200	$2.32	4d	2	0.37mi
8851 Wiles Rd #108 Coral Springs, FL	2.0	2.0	984	$2,300	$2.34	12d	1	0.38mi
8955 Wiles Rd Coral Springs, FL	2.0	2.0	984	$2,138	$2.17	25d	2	0.38mi
8955 Wiles Rd Coral Springs, FL	2.0–3.0	2.0	1075	$2,300	$2.14	3d	2	0.38mi
9203 NW 38th Dr #2 Coral Springs, FL	2.0	1.0	950	$1,850	$1.95	6d	1	0.38mi
8871 Wiles Rd #207 Coral Springs, FL	1.0	1.0	733	$1,849	$2.52	20d	1	0.41mi
8801 Wiles Rd #305 Coral Springs, FL	2.0	2.0	984	$2,000	$2.03	25d	1	0.43mi
8891 Wiles Rd #303 Coral Springs, FL	2.0	2.0	984	$1,950	$1.98	0d	1	0.43mi
8721 Wiles Rd #103 Coral Springs, FL	2.0	2.0	984	$2,300	$2.34	25d	1	0.43mi
8721 Wiles Rd #103 Coral Springs, FL	2.0	2.0	984	$2,300	$2.34	22d	1	0.43mi
8781 Wiles Rd #103 Coral Springs, FL	2.0	2.0	984	$1,950	$1.98	22d	1	0.44mi
8761 Wiles Rd Coral Springs, FL	2.0–3.0	2.0	1075	$1,990	$1.85	16d	4	0.46mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	25d	1	0.46mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	11d	1	0.46mi
8741 Wiles Rd Coral Springs, FL	2.0	2.0	984	$2,012	$2.05	25d	2	0.47mi
8705 NW 38th Dr Unit 7B Coral Springs, FL	2.0	2.0	1054	$1,900	$1.80	25d	1	0.47mi
8430 NW 40th St Apt 10 Coral Springs, FL	2.0	1.0	846	$1,850	$2.19	9d	1	0.50mi
3591 NW 88th Dr Coral Springs, FL	1.0–3.0	1.0–2.5	1244	$2,845	$2.29	2d	6	0.50mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	23d	1	0.52mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-10
   price $109,000 Active 38 DOM
2. 2026-06-09
   days on market $125,000 Active 38 DOM
3. 2026-06-08
   days on market $125,000 Active 37 DOM
4. 2026-06-07
   pricedays on market $125,000 Active 36 DOM
5. 2026-06-04
   days on market $140,000 Active 33 DOM
6. 2026-06-03
   days on market $140,000 Active 32 DOM
7. 2026-06-02
   days on market $140,000 Active 31 DOM
8. 2026-06-02
   price $140,000 Active 30 DOM
9. 2026-06-01
   days on market $160,000 Active 30 DOM
10. 2026-05-31
    days on market $160,000 Active 29 DOM
11. 2026-05-07
    status Active
12. 2026-05-07
    price $175,000
13. 2026-03-16
    status Pending
14. 2026-02-01
    listed $140,000 Active
15. 2026-01-15
    historical
16. 2025-12-15
    price $145,000
17. 2025-08-28
    price $149,099
18. 2025-08-27
    status Active
19. 2025-07-29
    historical Active Under Contract
20. 2025-06-22
    price $120,000
21. 2025-05-25
    price $139,999
22. 2025-05-13
    listed $140,000 Active
23. 2025-05-13
    historical
24. 2022-08-13
    historical
25. 2022-06-12
    price $165,000
26. 2022-06-12
    status Active
27. 2022-05-18
    status Pending
28. 2022-05-13
    price $157,000
29. 2022-05-10
    status Active
30. 2022-05-10
    price $158,000
31. 2022-05-08
    historical
32. 2022-05-04
    price $159,999
33. 2022-04-13
    listed $165,000 Active
34. 2014-10-11
    historical
35. 2007-06-01
    listed $149,900
36. 2006-09-11
    soldstatus $146,000
37. 2002-05-07
    soldstatus $52,900

ⓘ 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: $2,563 · $214/mo
• Projected year-2 tax: $2,563 · $214/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 10/10 Extreme 7 d/yr ≥107°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: $23,194
• − Mortgage interest: −$6,106
• − Property taxes: −$2,563
• − Insurance: −$545
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$4,500
• − Depreciation: −$3,171
• Taxable income: $2,598
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,232/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

+230.8% since first listed

27 events — show timeline

• 2026-05-07 Relisted — Beaches MLS
• 2026-05-07 Price Changed $175,000 Beaches MLS
• 2026-03-16 Pending — Beaches MLS
• 2026-02-01 Listed $140,000 Beaches MLS
• 2026-01-15 Listing Removed — Beaches MLS
• 2025-12-15 Price Changed $145,000 Beaches MLS
• 2025-08-28 Price Changed $149,099 Beaches MLS
• 2025-08-27 Relisted — Beaches MLS
• 2025-07-29 Contingent — Beaches MLS
• 2025-06-22 Price Changed $120,000 Beaches MLS
• 2025-05-25 Price Changed $139,999 Beaches MLS
• 2025-05-13 Listed $140,000 Beaches MLS
• 2025-05-13 Coming Soon — Beaches MLS
• 2022-08-13 Listing Removed — MARMLS
• 2022-06-12 Price Changed $165,000 MARMLS
• 2022-06-12 Relisted — MARMLS
• 2022-05-18 Pending — MARMLS
• 2022-05-13 Price Changed $157,000 MARMLS
• 2022-05-10 Relisted — MARMLS
• 2022-05-10 Price Changed $158,000 MARMLS
• 2022-05-08 Listing Removed — MARMLS
• 2022-05-04 Price Changed $159,999 MARMLS
• 2022-04-13 Listed $165,000 MARMLS
• 2014-10-11 Listing Removed — Beaches MLS
• 2007-06-01 Listed $149,900 Beaches MLS
• 2006-09-11 Sold (Public Records) $146,000 Public Records
• 2002-05-07 Sold (Public Records) $52,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,563 · +6.1% YoY. Source: county tax records.