3251 Holiday Springs Blvd #403 · Margate, FL 33063

$75,000

1 bd · 2.0 ba · 868 sqft · Condo public records · 110 Days on market

Built 1975 $530/mo HOA · 30% 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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS APT WITH LARGE PATIO HAS ROLLADENS OVER LOOKING CANAL. MASTER BEDROOM HAS LARGE WALK-IN CLOSET. VERY ACTIVE RESORT STYLE POOL & CLUBHOUSE. ASSOC REPS 55 PLUS. ASSOC REQ. 20 PERCENT DOWN. HOLDS 3 MONTHS MAINT. FOR 18 MONTHS

Key facts

• Screened patio
• Lake-front community
• Wooden cabinets

Tags

• LAKE-FRONT COMMUNITY
• SCREENED PATIO
• STAINLESS STEEL APPLIANCES
• WOODEN CABINETS
• UPDATED STONE COUNTERTOPS
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, laundry, grounds maintenance, structure maintenance, pool(s), recreation facilities, roof, sewer and water; Community amenities include clubhouse, billiard room, library, barbecue, picnic area, pool, and shuffleboard court; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Exterior lighting
• Utilities: Water and sewer provided (included in association); Electric service
• Home design: Condominium/attached property; 4-story building; Entry on 4th level; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Canal front waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Garbage disposal; Trash compactor; Electric water heater
• Bedrooms: Primary bedroom located on main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Living/Dining room; Main level primary; Tub with shower; Walk-in closet(s)
• Laundry & utility: Dryer; Laundry service included in association (see HOA details)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.3% in Margate — 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 81/100 on livability (#85 in FL, #1,398 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities 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: Margate Elementary School (math 35% / reading 43%, grade F, #1,560 of 2,144 statewide, top 73%, 1,023 students, 68% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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 rising (+1.9%/yr); 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $44k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 2.37% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,778
• Equity at exit: $11,183

10-year hold

• IRR: 10.3%
• Equity multiple: 1.74×
• Total profit: $15,537
• Equity at exit: $6,485

Cash invested: $21,000 (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 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 560
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$393
• Tax from tax record: −$210 /mo · $2,518/yr
• Insurance: −$31
• HOA: −$530
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $242

Break-even live

Break-even rent $1,474

Max offer price $75,000

Occupancy floor 81%

Sensitivity live

Price	-10% $284	-5% $263	+0% $242	+5% $220	+10% $199
Rent	-10% $101	-5% $171	+0% $242	+5% $312	+10% $382
Rate	-1.0pp $279	-0.5pp $261	base $242	+0.5pp $222	+1.0pp $202

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	0d	2	0.24mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	23d	2	0.24mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	18d	1	0.24mi
2977 Riverside Dr Coral Springs, FL	2.0	2.0	1030	$2,200	$2.14	0d	1	0.27mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	6d	1	0.27mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	13d	1	0.27mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	0d	1	0.28mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	12d	1	0.28mi
3340 Pinewalk Dr N #1518 Margate, FL	2.0	2.0	1027	$2,000	$1.95	26d	1	0.29mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.30mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	9d	3	0.30mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	26d	1	0.37mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	26d	1	0.38mi
2771 Riverside Dr Unit 211-A Coral Springs, FL	1.0	1.0	541	$1,350	$2.50	0d	1	0.38mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	16d	1	0.38mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	5d	1	0.38mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	3d	1	0.38mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	26d	1	0.38mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	9d	1	0.40mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	26d	1	0.40mi
3420 Pinewalk Dr N #717 Margate, FL	2.0	1.0	912	$1,900	$2.08	26d	1	0.40mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	14d	1	0.40mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	16d	1	0.40mi
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	26d	1	0.41mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	4d	1	0.42mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,175	$2.39	12d	1	0.42mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	26d	1	0.42mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	4d	1	0.42mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.42mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	7d	1	0.42mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.42mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	9d	1	0.42mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	26d	1	0.43mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	12d	1	0.43mi
3430 Pinewalk Dr N #627 Margate, FL	2.0	2.0	963	$1,850	$1.92	9d	1	0.44mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	3d	1	0.44mi
3430 Pinewalk Dr N #627 Margate, FL	2.0	2.0	963	$1,850	$1.92	16d	1	0.44mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	23d	2	0.44mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$1,850	$1.83	0d	6	0.45mi
3495 Pinewalk Dr N Margate, FL	1.0	1.0	866	$2,135	$2.47	7d	1	0.46mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 110 DOM
2. 2026-06-18
   days on market $75,000 Active 107 DOM
3. 2026-06-17
   days on market $75,000 Active 106 DOM
4. 2026-06-16
   days on market $75,000 Active 105 DOM
5. 2026-06-15
   days on market $75,000 Active 104 DOM
6. 2026-06-13
   pricedays on market $75,000 Active 102 DOM
7. 2026-06-09
   days on market $79,000 Active 98 DOM
8. 2026-06-07
   days on market $79,000 Active 96 DOM
9. 2026-06-04
   days on market $79,000 Active 93 DOM
10. 2026-06-03
    days on market $79,000 Active 92 DOM
11. 2026-06-02
    days on market $79,000 Active 91 DOM
12. 2026-06-01
    days on market $79,000 Active 90 DOM
13. 2026-05-31
    days on market $79,000 Active 89 DOM
14. 2026-05-18
    price $79,000
15. 2026-03-27
    price $98,000
16. 2026-03-24
    price $108,999
17. 2026-03-03
    listed $119,000 Active
18. 2019-02-08
    soldstatus $45,000 Sold 238-char remark

    Show marketing remark (238 chars)

    SPACIOUS APT WITH LARGE PATIO HAS ROLLADENS OVER LOOKING CANAL. MASTER BEDROOM HAS LARGE WALK-IN CLOSET. VERY ACTIVE RESORT STYLE POOL & CLUBHOUSE. ASSOC REPS 55 PLUS. ASSOC REQ. 20 PERCENT DOWN. HOLDS 3 MONTHS MAINT. FOR 18 MONTHS

19. 2019-02-07
    soldstatus $45,000
20. 2019-01-14
    status Pending 238-char remark

    Show marketing remark (238 chars)

    SPACIOUS APT WITH LARGE PATIO HAS ROLLADENS OVER LOOKING CANAL. MASTER BEDROOM HAS LARGE WALK-IN CLOSET. VERY ACTIVE RESORT STYLE POOL & CLUBHOUSE. ASSOC REPS 55 PLUS. ASSOC REQ. 20 PERCENT DOWN. HOLDS 3 MONTHS MAINT. FOR 18 MONTHS

21. 2018-10-09
    listed $47,900 Active 238-char remark

    Show marketing remark (238 chars)

    SPACIOUS APT WITH LARGE PATIO HAS ROLLADENS OVER LOOKING CANAL. MASTER BEDROOM HAS LARGE WALK-IN CLOSET. VERY ACTIVE RESORT STYLE POOL & CLUBHOUSE. ASSOC REPS 55 PLUS. ASSOC REQ. 20 PERCENT DOWN. HOLDS 3 MONTHS MAINT. FOR 18 MONTHS

22. 1987-03-26
    soldstatus $42,000
23. 1983-02-01
    soldstatus $44,900

ⓘ 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: $2,518 · $210/mo
• Projected year-2 tax: $2,518 · $210/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 9/10 Extreme 7 d/yr ≥106°F today · 27 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: $21,356
• − Mortgage interest: −$4,201
• − Property taxes: −$2,518
• − Insurance: −$375
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − HOA: −$6,360
• − Depreciation: −$2,182
• Taxable income: $2,303
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $2,346/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 — Margate

• Score: 81/100
• State rank: #85
• US rank: #1398

Category grades

Amenities F Commute A+ Cost of living A- Crime B- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margate, FL
• County: Broward County · 1,963,430 people
• City population: 55,466
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 55,466
• Household income: $62,918
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2290.0

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: White 34% Hispanic / Latino 29% Black 28% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 2% Estonian 2%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 24% French/Haitian/Cajun 7% Other Indo-European 4%

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: ▼ -87.17%
• Current HPI: 393.9225
• Rent YoY: ▲ 1.94%
• 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

+75.9% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $79,000 MARMLS
• 2026-03-27 Price Changed $98,000 MARMLS
• 2026-03-24 Price Changed $108,999 MARMLS
• 2026-03-03 Listed $119,000 MARMLS
• 2019-02-08 Sold (MLS) $45,000 MARMLS
• 2019-02-07 Sold (Public Records) $45,000 Public Records
• 2019-01-14 Pending — MARMLS
• 2018-10-09 Listed $47,900 MARMLS
• 1987-03-26 Sold (Public Records) $42,000 Public Records
• 1983-02-01 Sold (Public Records) $44,900 Public Records

Property tax history

+18.8%/yr

Latest (2025): $2,518 · +229.4% YoY. Source: county tax records.