2980 Riverside Dr Unit 323-3 · Coral Springs, FL 33065

$184,900

2 bd · 2.0 ba · 1,179 sqft · Condo public records · 105 Days on market

Built 1980 $637/mo HOA · 29% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• $637 HOA
• 2 parking spots
• Built 1980

Property features AI

Finance

• Other: Building area reported from public records; Living area reported from public records
• Financial info: Pets allowed (size limits may apply)
• HOA & community: Association with monthly fee; Monthly HOA fee (reported): $637; Association amenities include elevators, laundry, parking, and a community room; HOA covers grounds maintenance, trash, and hot water

Exterior

• Parking: 2 open parking spaces; Association parking available
• Security: Security lights
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; Resale condition; Faces northwest; 3 total stories; Entry level information not provided
• Construction: Block/Concrete/CBS construction
• Exterior features: Screened patio; Patio; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central building heating; Electric cooling; Ceiling fans
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-29 ($-342/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 26d 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 $6k 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 105 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $185k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $168,259 (9.0% 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 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.18% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 7.0

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: -22.0%
• Equity multiple: 0.27×
• Total profit: $-37,861
• Equity at exit: $27,569

10-year hold

• IRR: -31.7%
• Equity multiple: -0.13×
• Total profit: $-58,749
• Equity at exit: $15,987

Cash invested: $51,772 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$970
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$77
• HOA: −$637
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-29

Break-even live

Break-even rent $2,223

Max offer price $179,858

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $24	+0% $-29	+5% $-81	+10% $-133
Rent	-10% $-201	-5% $-115	+0% $-29	+5% $58	+10% $144
Rate	-1.0pp $65	-0.5pp $18	base $-29	+0.5pp $-76	+1.0pp $-125

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2980 Riverside Dr Unit 125-3 Coral Springs, FL	2.0	2.0	1179	$2,295	$1.95	26d	1	0.00mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	26d	1	0.03mi
3000 Riverside Dr Unit 201-1 Coral Springs, FL	2.0	2.0	1179	$2,100	$1.78	14d	1	0.06mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	9d	1	0.08mi
3062 Riverside Dr Unit 4F Coral Springs, FL	3.0	2.5	1500	$2,800	$1.87	4d	1	0.09mi
3050 Riverside Dr Coral Springs, FL	2.0	2.5	1220	$2,100	$1.72	26d	1	0.09mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	1d	6	0.10mi
2820 Riverside Dr Apt 107 Coral Springs, FL	3.0	2.0	1262	$2,450	$1.94	26d	1	0.10mi
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	26d	1	0.11mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	26d	2	0.11mi
2977 Riverside Dr Coral Springs, FL	2.0	2.0	1030	$2,200	$2.14	1d	1	0.14mi
8429 Forest Hills Dr #305 Coral Springs, FL	2.0	2.0	1068	$2,100	$1.97	9d	1	0.15mi
3100 Riverside Dr #103 Coral Springs, FL	3.0	2.0	1275	$2,350	$1.84	26d	1	0.16mi
3071 Riverside Dr #11 Coral Springs, FL	3.0	2.5	1465	$2,770	$1.89	26d	1	0.16mi
2851 Riverside Dr Unit 205N Coral Springs, FL	3.0	2.0	1338	$2,490	$1.86	20d	1	0.16mi
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	26d	1	0.17mi
2801 Riverside Dr Unit 401 Coral Springs, FL	3.0	2.0	1250	$2,400	$1.92	26d	1	0.18mi
8441 Forest Hills Dr #202 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	26d	1	0.20mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	9d	1	0.22mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	26d	1	0.25mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	5d	1	0.25mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.25mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,175	$2.39	12d	1	0.25mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.25mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	7d	1	0.25mi
8576 NW 32nd St Coral Springs, FL	3.0	2.0	1133	$2,499	$2.21	19d	1	0.27mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	26d	1	0.28mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,650	$2.09	13d	1	0.28mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	14d	1	0.28mi
3351 NW 85th Ave #218 Coral Springs, FL	2.0	2.0	925	$2,100	$2.27	1d	1	0.30mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	24d	1	0.31mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	26d	1	0.34mi
2581 Riverside Dr Coral Springs, FL	3.0	2.5	1456	$3,000	$2.06	26d	1	0.37mi
3351 NW 86th Ave Coral Springs, FL	2.0	2.0	1050	$2,125	$2.02	26d	1	0.38mi
8811 NW 28th Dr Unit 1-2 Coral Springs, FL	2.0	1.5	800	$1,950	$2.44	26d	1	0.41mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	17d	1	0.41mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	14d	1	0.41mi
2933 NW 89th Ter Unit 6-4 Coral Springs, FL	2.0	1.0	800	$1,700	$2.12	26d	1	0.43mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	24d	2	0.45mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	1d	2	0.45mi

HOA detail condo

• Monthly dues: $637 · $7,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $184,900 Active 105 DOM
2. 2026-06-18
   days on market $184,900 Active 102 DOM
3. 2026-06-17
   days on market $184,900 Active 101 DOM
4. 2026-06-16
   days on market $184,900 Active 100 DOM
5. 2026-06-15
   days on market $184,900 Active 99 DOM
6. 2026-06-13
   days on market $184,900 Active 97 DOM
7. 2026-06-09
   days on market $184,900 Active 93 DOM
8. 2026-06-07
   days on market $184,900 Active 91 DOM
9. 2026-06-04
   days on market $184,900 Active 88 DOM
10. 2026-06-03
    days on market $184,900 Active 87 DOM
11. 2026-06-02
    days on market $184,900 Active 86 DOM
12. 2026-06-01
    days on market $184,900 Active 85 DOM
13. 2026-05-31
    days on market $184,900 Active 84 DOM
14. 2026-05-06
    price $184,900
15. 2026-03-06
    listed $195,000 Active
16. 2002-02-14
    soldstatus $70,500

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$665/yr (+$55/mo · 76.4%)

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

Taxation est. · year 1

• Rental income: $26,242
• − Mortgage interest: −$10,357
• − Property taxes: −$870
• − Insurance: −$924
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$7,644
• − Depreciation: −$5,379
• Taxable loss: −$3,131
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $409/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

+162.3% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $184,900 Beaches MLS
• 2026-03-06 Listed $195,000 Beaches MLS
• 2002-02-14 Sold (Public Records) $70,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $870 · +6.0% YoY. Source: county tax records.