3090 Coral Springs Dr #1 · Coral Springs, FL 33065

$125,000

1 bd · 1.0 ba · 517 sqft · Condo public records · 97 Days on market

Built 1972 $715/mo HOA · 37% 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).

• 1% rule +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1 bedroom 1 bath for sale at Villas at Coral Springs. Located on the first floor Bright and spacious layout with open living area, laundry room and pool in common areas. Assigned parking included. Convenient location near major highways, shopping, schools, and public transit. Move-in ready!

Key facts

• Laundry room
• Open living area
• Pool in common areas

Tags

• OPEN LIVING AREA
• LAUNDRY ROOM
• POOL IN COMMON AREAS
• ASSIGNED PARKING
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, common areas and structure maintenance; Community amenities include pool and putting green(s)

Exterior

• Parking: One assigned parking space
• Security: Smoke detectors
• Home design: Attached property; 2 stories; Entry level: 1
• Construction: Brick and block construction; Resale property
• Exterior features: Courtyard; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (13.5% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $108k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Parkside Elementary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 776 students, 63% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Coral Glades High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 2,762 students, 58% FRL).
• Market conditions: Rents soft (-0.0%/yr); 370 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $864 of loan paydown is wiped out by about $4k 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 97 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 8261% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $73k; list at $125k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $108,170 (13.5% 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 97 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.56% ✓
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 5.3

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: -28.3%
• Equity multiple: 0.10×
• Total profit: $-31,531
• Equity at exit: $18,638

10-year hold

• IRR: -74.8%
• Equity multiple: -0.58×
• Total profit: $-55,295
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$656
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$52
• HOA: −$715
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-95

Break-even live

Break-even rent $2,069

Max offer price $108,170

Occupancy floor 100%

Sensitivity live

Price	-10% $-25	-5% $-60	+0% $-95	+5% $-131	+10% $-166
Rent	-10% $-249	-5% $-172	+0% $-95	+5% $-18	+10% $59
Rate	-1.0pp $-32	-0.5pp $-63	base $-95	+0.5pp $-128	+1.0pp $-161

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10379 NW 35th St Unit 10379 Coral Springs, FL	2.0	2.0	740	$2,350	$3.18	26d	1	0.38mi
10379 NW 35th St Unit 10379 Coral Springs, FL	2.0	2.0	740	$2,350	$3.18	5d	1	0.38mi
3249 Coral Hills Dr Coral Springs, FL	1.0	1.0	624	$1,725	$2.76	20d	1	0.84mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	994	$2,392	$2.40	0d	90	0.99mi
11512 Royal Palm Blvd #11512 Coral Springs, FL	2.0	2.0	740	$1,750	$2.36	26d	1	1.05mi
11506 Royal Palm Blvd #11506 Coral Springs, FL	2.0	2.0	740	$1,750	$2.36	19d	1	1.06mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	6d	1	1.08mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	26d	1	1.11mi
3662 N University Dr Unit F7 Coral Springs, FL	2.0	2.0	737	$1,999	$2.71	26d	1	1.11mi
3664 N University Dr Unit C7 Coral Springs, FL	2.0	2.0	737	$1,800	$2.44	26d	1	1.11mi
3554 N University Dr Unit 3554 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	26d	1	1.11mi
3578 N University Dr Unit I5 Coral Springs, FL	1.0	1.0	621	$1,650	$2.66	26d	1	1.11mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	23d	1	1.11mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	26d	1	1.15mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	12d	1	1.15mi

HOA detail condo

• Monthly dues: $715 · $8,580/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $125,000 Active 97 DOM
2. 2026-06-18
   days on market $125,000 Active 94 DOM
3. 2026-06-17
   days on market $125,000 Active 93 DOM
4. 2026-06-16
   days on market $125,000 Active 92 DOM
5. 2026-06-15
   days on market $125,000 Active 91 DOM
6. 2026-06-13
   days on market $125,000 Active 89 DOM
7. 2026-06-09
   days on market $125,000 Active 85 DOM
8. 2026-06-08
   days on market $125,000 Active 84 DOM
9. 2026-06-07
   days on market $125,000 Active 83 DOM
10. 2026-06-04
    days on market $125,000 Active 80 DOM
11. 2026-06-03
    days on market $125,000 Active 79 DOM
12. 2026-06-02
    days on market $125,000 Active 78 DOM
13. 2026-06-01
    days on market $125,000 Active 77 DOM
14. 2026-05-31
    days on market $125,000 Active 76 DOM
15. 2026-05-18
    price $125,000
16. 2026-05-15
    historical $1,450
17. 2026-05-14
    price $126,000
18. 2026-05-02
    price $1,450
19. 2026-04-18
    price $1,475
20. 2026-04-17
    price $127,000
21. 2026-04-14
    price $1,525
22. 2026-04-06
    price $128,000
23. 2026-03-28
    price $1,480
24. 2026-03-27
    price $129,500
25. 2026-03-26
    price $1,490
26. 2026-03-24
    listed $1,495
27. 2026-03-23
    price $130,000
28. 2026-03-19
    price $131,000
29. 2026-03-18
    price $138,000
30. 2026-03-16
    listed $139,000 Active
31. 2025-04-30
    historical
32. 2025-04-22
    status Active
33. 2025-04-21
    historical Active Under Contract
34. 2025-04-14
    price $137,500
35. 2025-04-10
    price $138,000
36. 2025-04-03
    price $139,000
37. 2025-03-13
    price $139,800
38. 2025-03-03
    price $140,000
39. 2025-02-27
    price $143,000
40. 2025-02-17
    price $145,000
41. 2025-02-05
    price $146,000
42. 2025-01-29
    price $147,000
43. 2025-01-22
    price $147,500
44. 2025-01-10
    price $148,000
45. 2024-12-30
    listed $149,000 Active
46. 2024-11-30
    historical
47. 2024-11-20
    price $144,000
48. 2024-10-22
    price $145,000
49. 2024-09-30
    price $146,000
50. 2024-09-09
    price $147,000

ⓘ 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: $2,545 · $212/mo
• Projected year-2 tax: $2,545 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°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: $23,384
• − Mortgage interest: −$7,002
• − Property taxes: −$2,545
• − Insurance: −$625
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$8,580
• − Depreciation: −$3,636
• Taxable loss: −$2,746
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $-484/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

+13.7% since first listed

46 events — show timeline

• 2026-05-18 Price Changed $125,000 MARMLS
• 2026-05-15 Rental Removed $1,450 MARMLS
• 2026-05-14 Price Changed $126,000 MARMLS
• 2026-05-02 Price Changed $1,450 MARMLS
• 2026-04-18 Price Changed $1,475 MARMLS
• 2026-04-17 Price Changed $127,000 MARMLS
• 2026-04-14 Price Changed $1,525 MARMLS
• 2026-04-06 Price Changed $128,000 MARMLS
• 2026-03-28 Price Changed $1,480 MARMLS
• 2026-03-27 Price Changed $129,500 MARMLS
• 2026-03-26 Price Changed $1,490 MARMLS
• 2026-03-24 Listed for Rent $1,495 MARMLS
• 2026-03-23 Price Changed $130,000 MARMLS
• 2026-03-19 Price Changed $131,000 MARMLS
• 2026-03-18 Price Changed $138,000 MARMLS
• 2026-03-16 Listed $139,000 MARMLS
• 2025-04-30 Listing Removed — MARMLS
• 2025-04-22 Relisted — MARMLS
• 2025-04-21 Contingent — MARMLS
• 2025-04-14 Price Changed $137,500 MARMLS
• 2025-04-10 Price Changed $138,000 MARMLS
• 2025-04-03 Price Changed $139,000 MARMLS
• 2025-03-13 Price Changed $139,800 MARMLS
• 2025-03-03 Price Changed $140,000 MARMLS
• 2025-02-27 Price Changed $143,000 MARMLS
• 2025-02-17 Price Changed $145,000 MARMLS
• 2025-02-05 Price Changed $146,000 MARMLS
• 2025-01-29 Price Changed $147,000 MARMLS
• 2025-01-22 Price Changed $147,500 MARMLS
• 2025-01-10 Price Changed $148,000 MARMLS
• 2024-12-30 Listed $149,000 MARMLS
• 2024-11-30 Listing Removed — MARMLS
• 2024-11-20 Price Changed $144,000 MARMLS
• 2024-10-22 Price Changed $145,000 MARMLS
• 2024-09-30 Price Changed $146,000 MARMLS
• 2024-09-09 Price Changed $147,000 MARMLS
• 2024-08-26 Price Changed $148,000 MARMLS
• 2024-08-05 Price Changed $148,500 MARMLS
• 2024-07-22 Price Changed $149,000 MARMLS
• 2024-07-19 Listed $150,000 MARMLS
• 2017-11-15 Sold (Public Records) $73,000 Public Records
• 2017-11-10 Sold (MLS) $73,000 MARMLS
• 2017-10-05 Pending — MARMLS
• 2016-11-03 Listed $75,000 MARMLS
• 2012-05-20 Sold (MLS) $40,500 MARMLS
• 2007-04-23 Sold (MLS) $109,900 MARMLS

Property tax history

+9.1%/yr

Latest (2025): $2,545 · +12.1% YoY. Source: county tax records.