4148 NW 90th Ave #201 · Coral Springs, FL 33065

$165,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 64 Days on market

Built 1979 $369/mo HOA · 18% of rent

---

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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Light and bright 2/2 very well maintained 2nd floor corner condo in the heart of Coral Springs at Ramblewood East. Enjoy screened patio and the convenience of an in-unit washer/dryer. Community offers 2 pools, tennis courts, gym, and clubhouse. Low maintenance includes water, sewer, trash, and amenities. Great location near shopping, dining, parks, casinos, and major highways. Low maintenance includes water/trash/sewer and all amenities. Conveniently located in the heart of the City of Coral Springs, near shopping, restaurants, parks, casinos & major highways! Great amenities included: clubhouse, gym, 4 pools, tennis courts, billiard room, card room. Low Maintenance incl

Key facts

• $369 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association: RAMBLEWOOD east; HOA fee $369 monthly; HOA covers insurance, grounds & structure maintenance, pest control, trash, water, common areas, roof repairs and recreation facility

Exterior

• Parking: Assigned parking, guest parking, on-street parking; 2 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Condominium; One level (unit); South-facing
• Construction: Built with stucco, CBS and pre-cast concrete; Shingle roof; 2-story building
• Exterior features: No waterfront; Entry on level 2; Pool, spa/hot tub, playground, picnic area, billiard room, fitness center, library, parking, maintenance areas (community amenities)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Dome kitchen; Blinds and sliding windows; Smoke detector(s)
• Laundry & utility: Laundry inside (in bathroom); Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Coral Park Elementary School (math 40% / reading 62%, grade C-, #1,043 of 2,144 statewide, top 49%, 512 students, 56% 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); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $5k 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 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $165k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 6.8

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: -11.4%
• Equity multiple: 0.60×
• Total profit: $-18,398
• Equity at exit: $24,602

10-year hold

• IRR: -8.3%
• Equity multiple: 0.57×
• Total profit: $-20,083
• Equity at exit: $14,266

Cash invested: $46,200 (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: 365
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$865
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$69
• HOA: −$369
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $221

Break-even live

Break-even rent $1,745

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4150 NW 90th Ave #202 Coral Springs, FL	2.0	1.0	850	$1,750	$2.06	24d	1	0.02mi
4147 NW 90th Ave Coral Springs, FL	2.0	1.0	850	$1,862	$2.19	24d	2	0.05mi
4147 NW 90th Ave Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	15d	2	0.05mi
9120 NW 40th St #18 Coral Springs, FL	2.0	2.5	1010	$2,095	$2.07	16d	1	0.07mi
4129 NW 88th Ave #202 Coral Springs, FL	2.0	2.0	1085	$1,850	$1.71	24d	1	0.11mi
4167 NW 90th Ave #202 Coral Springs, FL	2.0	1.0	850	$1,800	$2.12	24d	1	0.16mi
9270 NW 40th St Coral Springs, FL	2.0	1.5	988	$2,200	$2.23	14d	1	0.16mi
9286 NW 40th St Coral Springs, FL	2.0	1.5	910	$1,725	$1.90	24d	1	0.17mi
4117 NW 88th Ave #103 Coral Springs, FL	2.0	2.0	1085	$1,800	$1.66	17d	1	0.17mi
4279 NW 89th Ave #106 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	20d	1	0.22mi
4279 NW 89th Ave #106 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	24d	1	0.22mi
4273 NW 89th Ave #107 Coral Springs, FL	2.0	1.0	850	$1,790	$2.11	22d	1	0.22mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,200	$2.32	3d	2	0.22mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,280	$2.40	24d	2	0.22mi
9203 NW 38th Dr #2 Coral Springs, FL	2.0	1.0	950	$1,850	$1.95	5d	1	0.24mi
4133 NW 88th Ave Coral Springs, FL	2.0	2.0	1085	$1,860	$1.71	20d	2	0.27mi
4133 NW 88th Ave #102 Coral Springs, FL	2.0	2.0	1085	$1,950	$1.80	15d	1	0.27mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	10d	1	0.32mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	24d	1	0.32mi
3664 N University Dr Unit C7 Coral Springs, FL	2.0	2.0	737	$1,800	$2.44	24d	1	0.37mi
3554 N University Dr Unit 3554 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	24d	1	0.37mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	22d	1	0.37mi
3662 N University Dr Unit F7 Coral Springs, FL	2.0	2.0	737	$1,999	$2.71	24d	1	0.37mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	24d	1	0.37mi
8804 NW 38th Dr Unit 3 Coral Springs, FL	3.0	2.0	1300	$2,650	$2.04	24d	1	0.38mi
3591 NW 88th Dr Coral Springs, FL	1.0–3.0	1.0–2.5	1244	$2,845	$2.29	1d	6	0.38mi
8705 NW 38th Dr Unit 7B Coral Springs, FL	2.0	2.0	1054	$1,900	$1.80	24d	1	0.38mi
8955 Wiles Rd Coral Springs, FL	2.0–3.0	2.0	1075	$2,300	$2.14	2d	2	0.52mi
8955 Wiles Rd Coral Springs, FL	2.0	2.0	984	$2,138	$2.17	24d	2	0.52mi
8851 Wiles Rd #108 Coral Springs, FL	2.0	2.0	984	$2,300	$2.34	11d	1	0.52mi
8430 NW 40th St Apt 10 Coral Springs, FL	2.0	1.0	846	$1,850	$2.19	7d	1	0.52mi
8704 NW 35th St #208 Coral Springs, FL	2.0	2.0	945	$1,800	$1.90	22d	1	0.55mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	24d	2	0.55mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	20d	2	0.55mi
8982 W Sample Rd #204 Coral Springs, FL	2.0	2.0	1260	$2,200	$1.75	7d	1	0.55mi
8871 Wiles Rd #207 Coral Springs, FL	1.0	1.0	733	$1,849	$2.52	18d	1	0.56mi
8958 W Sample Rd #8958 Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	24d	1	0.56mi
8958 W Sample Rd Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	3d	1	0.56mi
9033 Wiles Rd #102 Coral Springs, FL	3.0	2.0	1166	$2,600	$2.23	24d	1	0.57mi
8703 W Sample Rd Unit 107 Savannah Coral Springs, FL	2.0	2.0	1165	$1,894	$1.63	7d	1	0.57mi

HOA detail condo

• Monthly dues: $369 · $4,428/yr
• Likely covers: watersewertrashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-04
   statusdays on market $165,000 Pending 64 DOM
2. 2026-06-03
   days on market $165,000 Active 63 DOM
3. 2026-06-02
   days on market $165,000 Active 62 DOM
4. 2026-06-01
   days on market $165,000 Active 61 DOM
5. 2026-05-31
   days on market $165,000 Active 60 DOM
6. 2026-04-01
   listed $165,000 Active
7. 2004-04-12
   soldstatus $90,000
8. 1998-12-31
   soldstatus $44,000
9. 1979-09-01
   soldstatus $44,000

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$466/yr (+$39/mo · 51.6%)

ⓘ 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 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $24,298
• − Mortgage interest: −$9,243
• − Property taxes: −$903
• − Insurance: −$825
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$4,428
• − Depreciation: −$4,800
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,605/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

+275.0% since first listed

4 events — show timeline

• 2026-04-01 Listed $165,000 Beaches MLS
• 2004-04-12 Sold (Public Records) $90,000 Public Records
• 1998-12-31 Sold (Public Records) $44,000 Public Records
• 1979-09-01 Sold (Public Records) $44,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $903 · +5.8% YoY. Source: county tax records.