8411 Forest Hills Dr #308 · Coral Springs, FL 33065

$250,000

3 bd · 2.0 ba · 1,330 sqft · Condo public records · 22 Days on market

Built 1974 $48/mo HOA · 2% 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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained and filled with natural light, this spacious corner unit offers a desirable split-bedroom floor plan with elevator access and generously sized living spaces. The primary suite features a custom walk-in closet and a upgraded master-bathroom with a shower. The kitchen is equipped with granite countertops, stainless steel appliances, and plenty of cabinet storage, making it both functional and inviting. Enjoy relaxing mornings or evenings on the screened balcony overlooking the peaceful surroundings. Additional features include in-unit laundry and a pet-friendly community with great amenities, including a pool and BBQ area perfect for entertaining and enjoying the South

Key facts

• Screened balcony
• Granite countertops
• $48 HOA

Tags

• SPLIT-BEDROOM FLOOR PLAN
• CUSTOM WALK-IN CLOSET
• UPGRADED MASTER-BATHROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SCREENED BALCONY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fee (varies): $145 quarterly or $674 monthly; Association covers amenities, common areas, insurance, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, roof, sewer, security and water; Community amenities include clubhouse, pool and elevator(s)

Exterior

• Parking: Assigned parking with two or more spaces
• Security: Smoke detector(s)
• Utilities: Electric water heater
• Home design: Condominium with attached property; 3-story building; Entry on level 3
• Construction: Block construction
• Exterior features: Balcony; Barbecue; Screened balcony/porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedrooms arranged with split layout
• Flooring: Laminate floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds on windows; Eat-in kitchen; Living/dining room; Pantry; Split bedrooms layout; Walk-in closet(s); Accessible elevator installed; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-13 ($-153/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (4.6% below list).
• Recommended offer: $238k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 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 39% 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 $2k of loan paydown is wiped out by about $8k 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 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $162k; list at $250k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,430 (4.6% 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. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.95% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 8.7

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-48,172
• Equity at exit: $37,276

10-year hold

• IRR: -23.2%
• Equity multiple: 0.01×
• Total profit: $-69,432
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$433 /mo · $5,198/yr
• Insurance: −$104
• HOA: −$48
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-13

Break-even live

Break-even rent $2,400

Max offer price $247,742

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	24d	1	0.06mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	24d	2	0.06mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	8d	1	0.07mi
8429 Forest Hills Dr #305 Coral Springs, FL	2.0	2.0	1068	$2,100	$1.97	8d	1	0.08mi
2980 Riverside Dr Unit 125-3 Coral Springs, FL	2.0	2.0	1179	$2,295	$1.95	24d	1	0.09mi
3062 Riverside Dr Unit 4F Coral Springs, FL	3.0	2.5	1500	$2,800	$1.87	3d	1	0.10mi
3050 Riverside Dr Coral Springs, FL	2.0	2.5	1220	$2,100	$1.72	24d	1	0.10mi
8441 Forest Hills Dr #202 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	24d	1	0.11mi
3000 Riverside Dr Unit 201-1 Coral Springs, FL	2.0	2.0	1179	$2,100	$1.78	13d	1	0.12mi
3100 Riverside Dr #103 Coral Springs, FL	3.0	2.0	1275	$2,350	$1.84	24d	1	0.14mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	8d	1	0.14mi
8576 NW 32nd St Coral Springs, FL	3.0	2.0	1133	$2,499	$2.21	17d	1	0.18mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	2d	6	0.18mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	24d	1	0.18mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	3d	1	0.18mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,175	$2.39	11d	1	0.18mi
2820 Riverside Dr Apt 107 Coral Springs, FL	3.0	2.0	1262	$2,450	$1.94	24d	1	0.20mi
3071 Riverside Dr #11 Coral Springs, FL	3.0	2.5	1465	$2,770	$1.89	24d	1	0.20mi
2851 Riverside Dr Unit 205N Coral Springs, FL	3.0	2.0	1338	$2,490	$1.86	19d	1	0.25mi
2801 Riverside Dr Unit 401 Coral Springs, FL	3.0	2.0	1250	$2,400	$1.92	24d	1	0.28mi
3351 NW 86th Ave Coral Springs, FL	2.0	2.0	1050	$2,125	$2.02	24d	1	0.29mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	13d	1	0.36mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	24d	1	0.36mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,650	$2.09	11d	1	0.36mi
8605 W Sample Rd #111 Coral Springs, FL	2.0	2.0	1000	$1,910	$1.91	22d	1	0.38mi
2930 Forest Hills Blvd Coral Springs, FL	2.0	2.0	1100	$2,095	$1.90	5d	1	0.40mi
8911 NW 28th Dr Unit B Coral Springs, FL	2.0	2.5	1200	$2,395	$2.00	24d	1	0.43mi
8911 NW 28th Dr Coral Springs, FL	2.0	3.0	1200	$2,395	$2.00	24d	1	0.43mi
8911 NW 28th Dr Unit B-32 Coral Springs, FL	2.0	2.5	1200	$2,395	$2.00	24d	1	0.43mi
8911 NW 28th Dr Unit B-32 Coral Springs, FL	2.0	2.5	1200	$2,295	$1.91	11d	1	0.43mi
8911 NW 28th Dr Unit B-32 Coral Springs, FL	2.0	2.5	1200	$2,395	$2.00	4d	1	0.43mi
8703 W Sample Rd Unit 211 Savannah Coral Springs, FL	2.0	2.0	1165	$2,119	$1.82	24d	1	0.43mi
8703 W Sample Rd Apt 207 Coral Springs, FL	2.0	2.0	1165	$2,104	$1.81	22d	1	0.43mi
8703 W Sample Rd Unit 107 Savannah Coral Springs, FL	2.0	2.0	1165	$1,894	$1.63	8d	1	0.43mi
2581 Riverside Dr Coral Springs, FL	3.0	2.5	1456	$3,000	$2.06	24d	1	0.45mi
8704 NW 35th St #208 Coral Springs, FL	2.0	2.0	945	$1,800	$1.90	22d	1	0.46mi
9022 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	934	$2,495	$2.67	3d	2	0.46mi
9022 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	952	$2,595	$2.73	24d	2	0.46mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	20d	2	0.46mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	24d	2	0.46mi

HOA detail condo

• Monthly dues: $48 · $576/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $250,000 Active 22 DOM
2. 2026-06-17
   days on market $250,000 Active 21 DOM
3. 2026-06-16
   days on market $250,000 Active 20 DOM
4. 2026-06-15
   days on market $250,000 Active 19 DOM
5. 2026-06-13
   days on market $250,000 Active 17 DOM
6. 2026-06-09
   days on market $250,000 Active 13 DOM
7. 2026-06-08
   days on market $250,000 Active 12 DOM
8. 2026-06-07
   days on market $250,000 Active 11 DOM
9. 2026-06-04
   days on market $250,000 Active 8 DOM
10. 2026-06-03
    days on market $250,000 Active 7 DOM
11. 2026-06-02
    days on market $250,000 Active 6 DOM
12. 2026-06-01
    days on market $250,000 Active 5 DOM
13. 2026-05-31
    days on market $250,000 Active 4 DOM
14. 2026-05-27
    listed $250,000 Active
15. 2017-03-13
    soldstatus $162,000
16. 2005-06-20
    soldstatus $165,000
17. 2001-04-04
    soldstatus $64,000
18. 1983-12-01
    soldstatus $61,500
19. 1979-03-01
    soldstatus $49,000

ⓘ 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: $5,198 · $433/mo
• Projected year-2 tax: $5,198 · $433/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 ≥106°F today · 28 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: $28,612
• − Mortgage interest: −$14,004
• − Property taxes: −$5,198
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − HOA: −$576
• − Depreciation: −$7,273
• Taxable loss: −$4,267
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $871/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

+410.2% since first listed

6 events — show timeline

• 2026-05-27 Listed $250,000 MARMLS
• 2017-03-13 Sold (Public Records) $162,000 Public Records
• 2005-06-20 Sold (Public Records) $165,000 Public Records
• 2001-04-04 Sold (Public Records) $64,000 Public Records
• 1983-12-01 Sold (Public Records) $61,500 Public Records
• 1979-03-01 Sold (Public Records) $49,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $5,198 · +4.1% YoY. Source: county tax records.