4309 Coral Springs Dr Unit 2G · Coral Springs, FL 33065

$332,000

3 bd · 4.0 ba · 2,020 sqft · Condo public records · 65 Days on market

Built 1982 $695/mo HOA · 20% 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 +5.3/10.0
• 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

Huge 3 bedroom, 3 full bathrooms townhouse. Community consist of only 9 townhomes. Offering a bright, open layout and incredible potential to create your dream home. This light-filled unit features a welcoming front entrance, a formal dining area, and a unique sunken family room that is perfect for relaxing or entertaining. A full bathroom on the first floor adds flexibility for guests or multi-generational living. The oversized kitchen offers abundant counter space along with two pantry closets, ideal for storage and functionality. Upstairs, the expansive primary suite includes a private sitting area and access to a large balcony, creating a perfect retreat. Laundry is conveniently located

Key facts

• Two pantry closets
• Full bathroom
• Sunken family room

Tags

• FIRST FLOOR RESIDENCE
• SUNKEN FAMILY ROOM
• FULL BATHROOM
• OVERSIZED KITCHEN
• TWO PANTRY CLOSETS
• PRIVATE SITTING AREA

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include pool; HOA covers insurance, grounds maintenance, pool(s), trash, and water

Exterior

• Parking: Assigned parking; Two or more spaces
• Utilities: Cable available
• Home design: Attached property; 2 stories; Entry on level 1; Facing west; Resale unit
• Construction: Block and stucco construction
• Exterior features: Balcony; Deck; Open deck; Porch; Patio; Privacy wall; Canal-front waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator
• Bedrooms: Upper-level primary
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds on windows; Dual sinks; Family/dining room; First-floor entry; Main living area on entry level; Tub with shower; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer; Utility room; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath condo listed at $332k.

Deal economics

• At list price, monthly cash flow is $-17 ($-210/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (0.9% below list).
• Meets the 1% rule at list price ($3k rent vs $332k).
• Recommended offer: $312k (6.0% below list) — sets the bar for market timing.
• 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.
• Zoned schools: Country Hills Elementary School (math 61% / reading 68%, grade B, #525 of 2,144 statewide, top 26%, 844 students, 41% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Marjory Stoneman Douglas High School (math 54% / reading 65%, grade C+, #109 of 667 statewide, top 17%, 3,504 students, 24% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,412/mo this rent would consume 55% of the median local household income ($74k/yr) (locally 3488% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 65 days — a 6% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $235k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $312,080 (6.0% 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 65 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.03% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 8.1

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-64,603
• Equity at exit: $49,502

10-year hold

• IRR: -24.9%
• Equity multiple: -0.02×
• Total profit: $-95,081
• Equity at exit: $28,705

Cash invested: $92,960 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,412 high
• Mortgage (P&I): −$1,741
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$138
• HOA: −$695
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $-17

Break-even live

Break-even rent $3,435

Max offer price $328,913

Occupancy floor 96%

Sensitivity live

Price	-10% $170	-5% $76	+0% $-17	+5% $-111	+10% $-205
Rent	-10% $-287	-5% $-152	+0% $-17	+5% $117	+10% $252
Rate	-1.0pp $150	-0.5pp $67	base $-17	+0.5pp $-104	+1.0pp $-191

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4305 Coral Springs Dr Unit 2H Coral Springs, FL	3.0	3.5	2020	$3,100	$1.53	24d	1	0.02mi
10251 NW 39th Ct Coral Springs, FL	4.0	2.0	2039	$4,750	$2.33	26d	1	0.47mi
4100 NW 110th Ave Unit S Coral Springs, FL	3.0	2.0	1800	$3,450	$1.92	9d	1	0.48mi
10425 NW 48th Mnr Coral Springs, FL	4.0	2.0	2285	$5,400	$2.36	26d	1	0.50mi
10559 La Placida Dr Coral Springs, FL	3.0	2.0	1450	$2,800	$1.93	19d	1	0.56mi
10559 La Placida Dr Coral Springs, FL	3.0	2.0	1450	$2,800	$1.93	26d	1	0.56mi
11235 NW 43rd Pl Coral Springs, FL	4.0	2.0	1826	$3,990	$2.19	0d	1	0.60mi
11221 NW 46th Dr Coral Springs, FL	4.0	2.5	2103	$3,650	$1.74	4d	1	0.62mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	22d	1	0.67mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	26d	1	0.67mi
4745 NW 99th Ln Unit 4745 Coral Springs, FL	4.0	2.0	2220	$4,950	$2.23	0d	1	0.67mi
11055 NW 37th St Coral Springs, FL	4.0	3.0	2012	$4,200	$2.09	26d	1	0.69mi
11135 NW 46th Dr Coral Springs, FL	3.0	2.5	1961	$3,250	$1.66	24d	1	0.71mi
3400 Coral Springs Dr Coral Springs, FL	2.0–3.0	2.0	1852	$3,300	$1.78	20d	4	0.72mi
4243 NW 114th Ter Unit 4243 Coral Springs, FL	2.0	2.0	2851	$2,000	$0.70	19d	1	0.80mi
4260 NW 114th Ter #60 Coral Springs, FL	3.0	2.5	1600	$2,990	$1.87	7d	1	0.83mi
10700 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–3.0	1141	$2,681	$2.35	0d	5	0.84mi
11461 NW 39th St Coral Springs, FL	4.0	3.0	1999	$4,700	$2.35	26d	1	0.88mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1609	$3,380	$2.10	19d	1	0.88mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1903	$3,545	$1.86	9d	1	0.88mi
10633 NW 32nd Ct Coral Springs, FL	3.0	2.0	2079	$3,500	$1.68	12d	1	0.91mi
4315 NW 115th Ave Coral Springs, FL	3.0	2.5	1650	$3,100	$1.88	0d	1	0.91mi
11461 NW 38th St Coral Springs, FL	3.0	2.0	1800	$2,800	$1.56	26d	1	0.92mi
5165 NW 99th Way Coral Springs, FL	4.0	2.5	2931	$2,496	$0.85	14d	1	0.96mi
11543 NW 44th St #2 Coral Springs, FL	3.0	2.5	1742	$2,590	$1.49	5d	1	0.98mi
3750 NW 115th Ave Unit 6 Coral Springs, FL	3.0	2.5	1440	$2,100	$1.46	26d	1	1.00mi
11578 NW 39th Pl Coral Springs, FL	4.0	3.0	1880	$4,200	$2.23	26d	1	1.04mi
11511 NW 36th St Coral Springs, FL	3.0	2.0	1510	$2,800	$1.85	26d	1	1.04mi
3050 Coral Springs Dr Unit 3 Coral Springs, FL	3.0	2.0	1400	$2,400	$1.71	26d	1	1.07mi
3050 Coral Springs Dr Unit 1 Coral Springs, FL	2.0	2.0	1500	$2,100	$1.40	26d	1	1.07mi
10560 NW 57th Ct Coral Springs, FL	3.0	2.5	1634	$3,400	$2.08	26d	1	1.18mi
10525 NW 57th Ct Unit 10525 Coral Springs, FL	3.0	2.5	1524	$3,000	$1.97	26d	1	1.19mi
9123 NW 38th Dr #33 Coral Springs, FL	3.0	2.5	1550	$2,500	$1.61	26d	1	1.20mi
4823 NW 91st Way Coral Springs, FL	4.0	2.5	2573	$5,850	$2.27	26d	1	1.21mi
4823 NW 91st Way Coral Springs, FL	4.0	2.5	2573	$5,850	$2.27	16d	1	1.21mi
3199 Coral Hills Dr #4 Coral Springs, FL	3.0	2.0	1570	$2,700	$1.72	26d	1	1.23mi
3199 Coral Hills Dr #3 Coral Springs, FL	3.0	2.0	1570	$2,650	$1.69	3d	1	1.23mi
3199 Coral Hills Dr #3 Coral Springs, FL	3.0	2.0	1570	$2,700	$1.72	18d	1	1.23mi
3199 Coral Hills Dr #4 Coral Springs, FL	3.0	2.0	1570	$2,700	$1.72	0d	1	1.23mi
9020 NW 38th Dr #5 Coral Springs, FL	3.0	2.5	1800	$3,100	$1.72	26d	1	1.27mi

HOA detail condo

• Monthly dues: $695 · $8,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $332,000 Active 65 DOM
2. 2026-06-18
   days on market $332,000 Active 62 DOM
3. 2026-06-17
   pricedays on market $332,000 Active 61 DOM
4. 2026-06-16
   days on market $335,000 Active 60 DOM
5. 2026-06-15
   days on market $335,000 Active 59 DOM
6. 2026-06-13
   days on market $335,000 Active 57 DOM
7. 2026-06-09
   days on market $335,000 Active 53 DOM
8. 2026-06-08
   days on market $335,000 Active 52 DOM
9. 2026-06-07
   days on market $335,000 Active 51 DOM
10. 2026-06-04
    days on market $335,000 Active 48 DOM
11. 2026-06-03
    days on market $335,000 Active 47 DOM
12. 2026-06-02
    days on market $335,000 Active 46 DOM
13. 2026-06-01
    days on market $335,000 Active 45 DOM
14. 2026-05-31
    days on market $335,000 Active 44 DOM
15. 2026-04-16
    listed $335,000 Active
16. 2026-02-11
    historical
17. 2025-09-11
    listed $339,000
18. 2005-03-07
    soldstatus $234,900
19. 1995-06-21
    soldstatus $77,900
20. 1990-01-09
    soldstatus $78,500

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $2,756 · $230/mo
• Expected delta: +$1,088/yr (+$91/mo · 65.3%)

ⓘ 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 ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,950
• − Mortgage interest: −$18,597
• − Property taxes: −$1,667
• − Insurance: −$1,660
• − Repairs & maintenance: −$3,276
• − Management: −$3,276
• − HOA: −$8,340
• − Depreciation: −$9,658
• Taxable loss: −$5,525
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $1,116/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

+326.8% since first listed

6 events — show timeline

• 2026-04-16 Listed $335,000 MARMLS
• 2026-02-11 Listing Removed — Beaches MLS
• 2025-09-11 Listed $339,000 Beaches MLS
• 2005-03-07 Sold (Public Records) $234,900 Public Records
• 1995-06-21 Sold (Public Records) $77,900 Public Records
• 1990-01-09 Sold (Public Records) $78,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,667 · +2.3% YoY. Source: county tax records.