11515 NW 32nd Ct · Coral Springs, FL 33065

$5,000

3 bd · 2.0 ba · 1,928 sqft · SingleFamily · 7 Days on market

Built 1975

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Cash flow +3.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 10, 2026 at 10:00 AM EST. Discover this spacious 3-bedroom, 2-bathroom single-family home, offering a unique opportunity in a desirable Coral Springs neighborhood. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• 2 garage spots
• Built 1975
• Listed 7 days

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Residential property
• Exterior features: Lot zoned RD-8

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Directions available to property

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $638,168 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 2.8% vs local median 3.6% in Coral Springs — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (-0.0%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,242/mo this rent would consume 52% 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 $4k of loan paydown is wiped out by about $19k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: property tax is 191.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.51% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.42%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (on-the-fly): $638,168
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3980 NW 114th Ave	0.66mi	4/2.0 (+1)	1,923 (-0%)	3mo	$620,000	$322	62
12188 NW 32nd Ct	0.51mi	4/2.0 (+1)	2,082 (+8%)	3mo	$689,000	$331	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -42.5%
• Equity multiple: -0.29×
• Total profit: $-230,625
• Equity at exit: $95,153

10-year hold

• IRR: -94.1%
• Equity multiple: -1.18×
• Total profit: $-388,982
• Equity at exit: $55,177

Cash invested: $178,687 (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: 0.1×

Monthly cashflow live

• Estimated rent: $3,242 high
• Mortgage (P&I): −$3,347
• Tax est. 1.5%: −$798 /mo · $9,573/yr
• Insurance: −$266
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $-1,849

Break-even live

Break-even rent $5,583

Max offer price $370,618

Occupancy floor —

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: $159,542
• Closing costs: $19,145
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3165 NW 116th Ave Unit 3165 Coral Springs, FL	3.0	2.0	1696	$3,500	$2.06	24d	1	0.06mi
3134 Coral Ridge Dr #3136 Coral Springs, FL	3.0	2.5	1250	$3,000	$2.40	10d	1	0.13mi
3105 NW 118th Dr Unit 3113 Coral Springs, FL	3.0	2.5	2115	$2,894	$1.37	24d	1	0.20mi
11511 NW 36th St Coral Springs, FL	3.0	2.0	1510	$2,800	$1.85	24d	1	0.31mi
12000 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1202	$2,938	$2.44	1d	36	0.38mi
3750 NW 115th Ave Unit 6 Coral Springs, FL	3.0	2.5	1440	$2,100	$1.46	24d	1	0.42mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1609	$3,380	$2.10	17d	1	0.45mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1903	$3,545	$1.86	7d	1	0.45mi
2700 NW 112th Ave Coral Springs, FL	4.0	2.0	2146	$4,900	$2.28	24d	1	0.47mi
11461 NW 38th St Coral Springs, FL	3.0	2.0	1800	$2,800	$1.56	24d	1	0.50mi
11640 NW 39th St #8 Coral Springs, FL	3.0	2.5	1300	$2,500	$1.92	24d	1	0.51mi
11461 NW 39th St Coral Springs, FL	4.0	3.0	1999	$4,700	$2.35	24d	1	0.56mi
11578 NW 39th Pl Coral Springs, FL	4.0	3.0	1880	$4,200	$2.23	24d	1	0.59mi
11055 NW 37th St Coral Springs, FL	4.0	3.0	2012	$4,200	$2.09	24d	1	0.60mi
10890 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1102	$3,036	$2.75	1d	19	0.63mi
11609 NW 25th St Unit 11627 Ace Coral Springs, FL	2.0	2.5	1320	$2,125	$1.61	24d	1	0.66mi
2403 NW 118th Ter Coral Springs, FL	4.0	3.0	2320	$4,450	$1.92	7d	1	0.70mi
10777 W Sample Rd #312 Coral Springs, FL	2.0	2.0	1350	$2,200	$1.63	24d	1	0.72mi
10777 W Sample Rd Coral Springs, FL	2.0	2.0	1350	$2,150	$1.59	20d	2	0.73mi
10633 NW 32nd Ct Coral Springs, FL	3.0	2.0	2079	$3,500	$1.68	10d	1	0.82mi
2701 NW 107th Ave Coral Springs, FL	3.0	2.5	1956	$5,000	$2.56	24d	1	0.82mi
2701 NW 107th Ave Coral Springs, FL	3.0	2.5	1956	$5,000	$2.56	5d	1	0.82mi
3400 Coral Springs Dr Coral Springs, FL	2.0–3.0	2.0	1852	$3,300	$1.78	18d	4	0.84mi
10700 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–3.0	1141	$2,972	$2.60	1d	5	0.85mi
4260 NW 114th Ter #60 Coral Springs, FL	3.0	2.5	1600	$2,990	$1.87	5d	1	0.87mi
4100 NW 110th Ave Unit S Coral Springs, FL	3.0	2.0	1800	$3,450	$1.92	7d	1	0.89mi
2075 Coral Ridge Dr Unit 2075 Coral Springs, FL	3.0	2.0	1258	$2,295	$1.82	24d	1	0.90mi
4315 NW 115th Ave Coral Springs, FL	3.0	2.5	1650	$3,200	$1.94	10d	1	0.90mi
3050 Coral Springs Dr Unit 1 Coral Springs, FL	2.0	2.0	1500	$2,100	$1.40	24d	1	0.90mi
3050 Coral Springs Dr Unit 3 Coral Springs, FL	3.0	2.0	1400	$2,400	$1.71	24d	1	0.90mi
10559 La Placida Dr Coral Springs, FL	3.0	2.0	1450	$2,800	$1.93	24d	1	0.92mi
10559 La Placida Dr Coral Springs, FL	3.0	2.0	1450	$2,800	$1.93	17d	1	0.92mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	24d	1	0.98mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	20d	1	0.98mi
11580 NW 20th Dr Coral Springs, FL	4.0	2.0	1821	$4,300	$2.36	17d	1	0.99mi
11698 NW 20th Dr Coral Springs, FL	3.0	2.5	1600	$2,750	$1.72	21d	1	0.99mi
11543 NW 44th St #2 Coral Springs, FL	3.0	2.5	1742	$2,590	$1.49	3d	1	1.00mi
11235 NW 43rd Pl Coral Springs, FL	4.0	2.0	1826	$4,075	$2.23	1d	1	1.02mi
2700 Coral Springs Dr Coral Springs, FL	2.0	2.0	1204	$2,075	$1.72	19d	2	1.03mi
2580 Coral Springs Dr #2580 Coral Springs, FL	3.0	2.5	1478	$2,550	$1.73	3d	1	1.06mi

Listing history 6 events

1. 2026-06-09
   days on market $5,000 Active 7 DOM
2. 2026-06-08
   days on market $5,000 Active 6 DOM
3. 2026-06-07
   days on market $5,000 Active 5 DOM
4. 2026-06-04
   days on market $5,000 Active 2 DOM
5. 2026-06-02
   remarks 320-char remark
6. 2026-06-02
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $38,905
• − Mortgage interest: −$35,747
• − Property taxes: −$9,573
• − Insurance: −$3,191
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$18,565
• Taxable loss: −$34,395
• Est. tax savings @ 24.0%: +$8,255
• After-tax cash flow: $-13,933/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

-99.1% since first listed

3 events — show timeline

• 2026-06-02 Listed $5,000 NFMLS
• 2025-12-15 Listing Removed — MARMLS
• 2025-09-09 Listed $529,900 MARMLS