8715 Shadow Wood Blvd #211 · Coral Springs, FL 33071

$220,000

3 bd · 2.0 ba · 1,100 sqft · Condo public records · 207 Days on market

Built 1983 $719/mo HOA · 30% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this gorgeous 3Be 2Ba Condo in desirable Ramblewood. Renovated bathrooms and kitchen with white quartz countertops. Newer stainless-steel appliances and Newer A/C Unit. Tile and wooden laminated floors. Spacious main bedroom w/ walk-in closet. Enclosed room can be used as an office Accordion Shutters. One block to Ramblewood Elementary, short bike ride to A rated Ramblewood Middle and 2 miles to Taravella H. S, very close to Coral Square Mall, many restaurants, etc. Newer roof. Budget with reserves. Maintenance includes insurance, pool, lawn, water, sewer and garbage. Motivated seller. No Lease-1st Year Owned.

Key facts

• Renovated bathrooms
• Accordion shutters
• Newer roof

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• ACCORDION SHUTTERS
• NEWER ROOF

Property features AI

Finance

• Other: Pets allowed with restrictions or conditions
• Financial info: Property taxes reported for 2025
• HOA & community: Monthly association fee; Association fee covers insurance, parking, roof, sewer, trash and water; Community pool

Exterior

• Parking: Two or more parking spaces
• Home design: Attached property; 3 total stories; Entry on level 2
• Construction: Brick and block construction; Resale property
• Exterior features: Storm/security shutters; Association pool

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Bedroom on main level; Second-floor entry
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (10.2% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 (-0.6%/yr); 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 207 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $220k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,600 (12.0% 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 207 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.10% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 7.6

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-50,416
• Equity at exit: $32,803

10-year hold

• IRR: -41.1%
• Equity multiple: -0.30×
• Total profit: $-80,140
• Equity at exit: $19,022

Cash invested: $61,600 (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 33071

• Home prices YoY: -35.0%
• Rents YoY: -0.6%
• Active inventory: 243
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$92
• HOA: −$719
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-126

Break-even live

Break-even rent $2,569

Max offer price $197,657

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-64	+0% $-126	+5% $-189	+10% $-251
Rent	-10% $-317	-5% $-222	+0% $-126	+5% $-31	+10% $64
Rate	-1.0pp $-16	-0.5pp $-71	base $-126	+0.5pp $-183	+1.0pp $-241

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8763 Shadow Wood Blvd #202 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	25d	1	0.01mi
8773 Shadow Wood Blvd #303 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	25d	1	0.01mi
8777 Shadow Wood Blvd #301 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	25d	1	0.02mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$2,000	$1.90	3d	3	0.07mi
1100 NW 87th Ave Coral Springs, FL	2.0	2.0	1045	$1,675	$1.60	14d	2	0.17mi
1100 NW 87th Ave #208 Coral Springs, FL	2.0	2.0	1100	$1,700	$1.55	17d	1	0.17mi
1075 Riverside Dr #306 Coral Springs, FL	2.0	2.0	990	$1,899	$1.92	25d	1	0.21mi
995 Riverside Dr #111 Coral Springs, FL	2.0	2.0	1200	$2,400	$2.00	17d	1	0.28mi
1599 NW 91st Ave Coral Springs, FL	1.0–3.0	1.0–2.0	1120	$2,910	$2.60	2d	29	0.30mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	11d	2	0.37mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	8d	2	0.37mi
799 Riverside Dr #1021 Coral Springs, FL	2.0	2.0	1060	$2,400	$2.26	19d	1	0.38mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,655	$2.36	21d	1	0.39mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,675	$2.37	25d	1	0.39mi
9111 Ramblewood Dr Coral Springs, FL	1.0–3.0	1.0–2.0	1131	$3,083	$2.72	2d	26	0.46mi
1357 NW 94th Way #1357 Coral Springs, FL	2.0	1.5	837	$1,875	$2.24	15d	1	0.57mi
1351 NW 94th Way Unit 1 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	2d	1	0.57mi
1351 NW 94th Way #1351 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	25d	1	0.57mi
1731 NW 94th Ave #1731 Coral Springs, FL	3.0	2.5	1440	$2,800	$1.94	25d	1	0.68mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	8d	1	0.69mi
1837 NW 94th Ave Coral Springs, FL	3.0	2.0	1100	$2,600	$2.36	21d	1	0.70mi
9022 W Atlantic Blvd #214 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	5d	1	0.72mi
9288 W Atlantic Blvd #1114 Coral Springs, FL	2.0	2.0	986	$2,250	$2.28	25d	1	0.72mi
9266 W Atlantic Blvd #1026 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	25d	1	0.72mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	8d	1	0.72mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	15d	1	0.72mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	3d	1	0.73mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.73mi
9066 W Atlantic Blvd #433 Coral Springs, FL	2.0	2.0	986	$1,950	$1.98	25d	1	0.73mi
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.75mi
8977 NW 21st Ct Coral Springs, FL	3.0	2.5	1376	$4,100	$2.98	20d	1	0.76mi
8977 NW 21st Ct Coral Springs, FL	3.0	2.0	1376	$3,900	$2.83	25d	1	0.76mi
9088 W Atlantic Blvd #523 Coral Springs, FL	2.0	2.0	986	$1,900	$1.93	19d	1	0.76mi
8820 Royal Palm Blvd Unit 209 Coral Springs, FL	2.0	2.0	805	$1,795	$2.23	4d	1	0.77mi
9244 W Atlantic Blvd Coral Springs, FL	3.0	2.0	1263	$2,475	$1.96	25d	1	0.77mi
9039 NW 21st Ct Coral Springs, FL	3.0	2.0	1403	$3,550	$2.53	21d	1	0.78mi
8750 Royal Palm Blvd Unit 109-3 Coral Springs, FL	2.0	2.0	805	$1,850	$2.30	25d	1	0.79mi
8750 Royal Palm Blvd Unit 208-3 Coral Springs, FL	2.0	2.0	805	$2,195	$2.73	10d	1	0.79mi
8750 Royal Palm Blvd Unit 208-3 Coral Springs, FL	2.0	2.0	805	$2,200	$2.73	15d	1	0.79mi
8750 Royal Palm Blvd Unit 111 Coral Springs, FL	2.0	2.0	800	$1,900	$2.38	25d	1	0.79mi

HOA detail condo

• Monthly dues: $719 · $8,628/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $220,000 Active 207 DOM
2. 2026-06-17
   days on market $220,000 Active 206 DOM
3. 2026-06-16
   days on market $220,000 Active 205 DOM
4. 2026-06-15
   days on market $220,000 Active 204 DOM
5. 2026-06-13
   days on market $220,000 Active 202 DOM
6. 2026-06-09
   days on market $220,000 Active 198 DOM
7. 2026-06-07
   days on market $220,000 Active 196 DOM
8. 2026-06-04
   days on market $220,000 Active 193 DOM
9. 2026-06-03
   days on market $220,000 Active 192 DOM
10. 2026-06-02
    days on market $220,000 Active 191 DOM
11. 2026-06-01
    days on market $220,000 Active 190 DOM
12. 2026-05-31
    days on market $220,000 Active 189 DOM
13. 2026-05-21
    price $220,000
14. 2026-05-06
    price $229,500
15. 2026-04-14
    price $235,000
16. 2026-02-18
    price $239,500
17. 2026-01-19
    price $249,000
18. 2025-11-23
    listed $255,000 Active
19. 2025-11-16
    historical
20. 2025-08-01
    price $270,000
21. 2025-06-16
    price $275,000
22. 2025-04-28
    price $285,000
23. 2025-04-16
    listed $295,000 Active
24. 2015-11-02
    historical
25. 2015-09-29
    listed $139,900 Active
26. 1994-06-01
    soldstatus $67,000
27. 1994-05-29
    soldstatus $29,500

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$1,041/yr (+$87/mo · 132.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,910
• − Mortgage interest: −$12,323
• − Property taxes: −$785
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$8,628
• − Depreciation: −$6,400
• Taxable loss: −$4,951
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $-329/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): 42,255
• Household income: $106,149
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1123.0

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 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 34% Black 22% Two or more races 20% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -203.71%
• Current HPI: 378.3293
• Rent YoY: ▼ -0.56%
• 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

+645.8% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $220,000 MARMLS
• 2026-05-06 Price Changed $229,500 MARMLS
• 2026-04-14 Price Changed $235,000 MARMLS
• 2026-02-18 Price Changed $239,500 MARMLS
• 2026-01-19 Price Changed $249,000 MARMLS
• 2025-11-23 Listed $255,000 MARMLS
• 2025-11-16 Listing Removed — Beaches MLS
• 2025-08-01 Price Changed $270,000 Beaches MLS
• 2025-06-16 Price Changed $275,000 Beaches MLS
• 2025-04-28 Price Changed $285,000 Beaches MLS
• 2025-04-16 Listed $295,000 Beaches MLS
• 2015-11-02 Listing Removed — MARMLS
• 2015-09-29 Listed $139,900 MARMLS
• 1994-06-01 Sold (Public Records) $67,000 Public Records
• 1994-05-29 Sold (Public Records) $29,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $785 · +5.0% YoY. Source: county tax records.