3120 Holiday Springs Blvd #301 · Margate, FL 33063

$95,000

2 bd · 2.0 ba · 958 sqft · Condo public records · 326 Days on market

Built 1974 $733/mo HOA · 40% of rent

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Why this score? — see what drove the C 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 +21.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

ENJOY THE RESORT STYLE AMENETIES THAT HOLIDAY SPRING HAS TO OFFER, FROM ITS FANTASTIC RESORT STYLE POOL, EXERCISE ROOM, SAUNA, THEATER, TENNIS & PICKLEBALL. THIS 2/2 CORNER UNIT HAS IMPACT WINDOWS, TILE & LAMINATE WOOD FLOORING. THE KITCHEN IS LIGHT & BRIGHT WITH LIGHT WOOD CABINETRY WITH A BUILT IN WINE RACK. ENCLOSED FLORIDA ROOM ADDS MORE LIVING SPACE TO THE UNIT. EQUIPPED WITH A 2018 A/C & 2019 WATER HEATER. HOLIDAY SPRINGS IS AN HOPA (55+) COMMUNITY.

Key facts

• Theater
• Tennis
• Resort style pool

Tags

• RESORT STYLE AMENITIES
• RESORT STYLE POOL
• EXERCISE ROOM
• SAUNA
• THEATER
• TENNIS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, cable TV, laundry, structure maintenance, parking, recreation facilities, reserve fund, sewer, trash, and water; Community amenities include clubhouse, fitness center, laundry, library, barbecue, picnic area, pickleball, pool, shuffleboard court, sauna, storage, tennis courts, trash service, and elevators; Senior community

Exterior

• Parking: Guest parking; One parking space
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: Condominium/townhouse (property is attached); 3-story building; Entry on level 3
• Construction: Block construction
• Exterior features: Heated pool; Faces west; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Living/dining room; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Market conditions: Rents rising (+1.9%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($63k/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 $657 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 326 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 4.4

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-8,237
• Equity at exit: $14,165

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,010
• Equity at exit: $8,214

Cash invested: $26,600 (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: 548
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$498
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$40
• HOA: −$733
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $136

Break-even live

Break-even rent $1,640

Max offer price $95,000

Occupancy floor 88%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	15d	1	0.09mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	12d	1	0.09mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	24d	1	0.09mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	4d	1	0.09mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	15d	1	0.09mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	24d	1	0.09mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	1d	1	0.09mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	24d	1	0.10mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	10d	1	0.10mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	22d	1	0.14mi
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	24d	1	0.18mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	24d	1	0.21mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	18d	1	0.21mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	10d	1	0.22mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	22d	2	0.22mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	16d	1	0.25mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	22d	1	0.28mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	1d	6	0.28mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	5d	1	0.31mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	11d	1	0.31mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	24d	1	0.32mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$2,050	$2.45	7d	3	0.36mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	10d	1	0.36mi
3340 Pinewalk Dr N #1518 Margate, FL	2.0	2.0	1027	$2,000	$1.95	24d	1	0.38mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	7d	1	0.39mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	24d	2	0.43mi
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	24d	1	0.43mi
8393 Royal Palm Blvd #102 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	3d	1	0.44mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	24d	1	0.45mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	7d	1	0.45mi
8429 Forest Hills Dr #305 Coral Springs, FL	2.0	2.0	1068	$2,100	$1.97	7d	1	0.47mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	4d	1	0.49mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	3d	1	0.49mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	3d	1	0.49mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	7d	1	0.51mi
8441 Forest Hills Dr #202 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	24d	1	0.52mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	3d	1	0.53mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,175	$2.39	10d	1	0.53mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	24d	1	0.53mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.53mi

HOA detail condo

• Monthly dues: $733 · $8,796/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 326 DOM
2. 2026-06-17
   days on market $95,000 Active 325 DOM
3. 2026-06-16
   days on market $95,000 Active 324 DOM
4. 2026-06-15
   days on market $95,000 Active 323 DOM
5. 2026-06-13
   days on market $95,000 Active 321 DOM
6. 2026-06-09
   days on market $95,000 Active 317 DOM
7. 2026-06-07
   days on market $95,000 Active 315 DOM
8. 2026-06-04
   days on market $95,000 Active 312 DOM
9. 2026-06-03
   days on market $95,000 Active 311 DOM
10. 2026-06-02
    days on market $95,000 Active 310 DOM
11. 2026-06-01
    days on market $95,000 Active 309 DOM
12. 2026-05-31
    days on market $95,000 Active 308 DOM
13. 2025-10-14
    price $95,000
14. 2025-07-27
    listed $107,000 Active
15. 2005-01-20
    soldstatus $78,000
16. 1992-12-08
    soldstatus $40,000
17. 1977-02-01
    soldstatus $27,000

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$488/yr (+$41/mo · 162.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $21,746
• − Mortgage interest: −$5,321
• − Property taxes: −$300
• − Insurance: −$475
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$8,796
• − Depreciation: −$2,764
• Taxable income: $610
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $1,483/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

+251.9% since first listed

5 events — show timeline

• 2025-10-14 Price Changed $95,000 MARMLS
• 2025-07-27 Listed $107,000 MARMLS
• 2005-01-20 Sold (Public Records) $78,000 Public Records
• 1992-12-08 Sold (Public Records) $40,000 Public Records
• 1977-02-01 Sold (Public Records) $27,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $300 · +0.0% YoY. Source: county tax records.