11757 NW 47th Dr · Coral Springs, FL 33076

$419,000

3 bd · 3.0 ba · 1,536 sqft · SingleFamily public records · 174 Days on market

Built 2000 Est $511k · 18% under $350/mo HOA · 9% 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recent price adjustment. New roof project fully funded, seller has already paid the assessment in full. Enjoy peace of mind with one of the building’s major capital improvements already completed. ” Don’t miss this opportunity. Experience the perfect balance of privacy, style, and low-maintenance living in this beautifully updated end-unit townhouse located in the highly sought-after Pelican Pointe at Wyndham Lakes. Nestled in a quiet cul-de-sac beside the community pool, this residence lives like a single-family home. The home features a long private driveway accommodating up to four vehicles, gated community security, and is zoned for A-rated Stoneman Douglas schools. R

Key facts

• Laminate flooring
• Private driveway
• Renovated bathrooms

Tags

• END-UNIT TOWNHOUSE
• PRIVATE DRIVEWAY
• GATED COMMUNITY SECURITY
• ZONED FOR A-RATED SCHOOLS
• RENOVATED BATHROOMS
• LAMINATE FLOORING

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $350; Association includes pool; Association fee covers grounds maintenance; Community of 125 units

Exterior

• Parking: Attached garage (1 covered space); On-street parking; Two or more parking spaces
• Security: Phone entry; Smoke detectors
• Utilities: Cable available
• Home design: 2-story property; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Patio; Complex has fencing

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Disposal; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on upper level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Closet cabinetry; Dual sinks; First-floor entry; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (9.3% below list).
• Recommended offer: $369k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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 flat; 290 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); high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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 174 days — a 12% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $255k; list at $419k implies a 64% 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; major wildfire risk; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $368,720 (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 174 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.91% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $511,488
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4320 NW 113th Ter	0.59mi	3/2.0	1,616 (+5%)	6mo	$538,000	$333	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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-89,304
• Equity at exit: $62,474

10-year hold

• IRR: -25.4%
• Equity multiple: -0.09×
• Total profit: $-127,977
• Equity at exit: $36,227

Cash invested: $117,320 (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 33076

• Home prices YoY: -4.3%
• Rents YoY: 0.6%
• Active inventory: 290
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,800 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$481 /mo · $5,767/yr
• Insurance: −$175
• HOA: −$350
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-200

Break-even live

Break-even rent $4,054

Max offer price $383,596

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11833 NW 47th Mnr Coral Springs, FL	3.0	2.5	1344	$3,750	$2.79	24d	1	0.08mi
11927 NW 46th St Unit 11927 Coral Springs, FL	3.0	2.5	1344	$3,500	$2.60	24d	1	0.15mi
4774 NW 120th Dr Coral Springs, FL	3.0	2.0	1944	$3,750	$1.93	24d	1	0.20mi
4664 NW 120th Way Coral Springs, FL	3.0	2.5	1602	$3,600	$2.25	22d	1	0.21mi
4616 NW 120th Way Unit 78 Coral Springs, FL	3.0	3.0	1853	$4,450	$2.40	11d	1	0.22mi
11883 NW 47th Mnr Unit 11883 Tamarac, FL	3.0	2.5	1465	$3,550	$2.42	24d	1	0.26mi
11543 NW 44th St #2 Coral Springs, FL	3.0	2.5	1742	$2,590	$1.49	4d	1	0.37mi
11569 NW 45th St Unit 11569-A2 Westmount Coral Springs, FL	2.0	2.0	1155	$1,776	$1.54	11d	1	0.37mi
4315 NW 115th Ave Coral Springs, FL	3.0	2.5	1650	$3,200	$1.94	11d	1	0.49mi
11461 NW 43rd St Unit A Coral Springs, FL	2.0	1.5	1091	$2,250	$2.06	24d	1	0.49mi
11575 NW 42nd St Coral Springs, FL	3.0	2.0	1058	$1,950	$1.84	24d	1	0.50mi
11576 NW 42nd St #11576 Coral Springs, FL	3.0	2.0	1058	$2,500	$2.36	2d	1	0.52mi
11135 NW 46th Dr Coral Springs, FL	3.0	2.5	1961	$3,250	$1.66	22d	1	0.54mi
4260 NW 114th Ter #60 Coral Springs, FL	3.0	2.5	1600	$2,990	$1.87	5d	1	0.56mi
4170 NW 114th Ave Unit 4174 Coral Springs, FL	2.0	2.0	1151	$1,809	$1.57	24d	1	0.61mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	21d	1	0.63mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	24d	1	0.63mi
11500 NW 56th Dr Coral Springs, FL	1.0–3.0	1.0–2.0	1165	$3,595	$3.08	2d	14	0.63mi
11221 NW 46th Dr Coral Springs, FL	4.0	2.5	2103	$3,650	$1.74	3d	1	0.65mi
11235 NW 43rd Pl Coral Springs, FL	4.0	2.0	1826	$4,075	$2.23	2d	1	0.68mi
4053 NW 114th Ave Unit 4053 Coral Springs, FL	3.0	2.0	1100	$2,200	$2.00	2d	1	0.73mi
11578 NW 39th Pl Coral Springs, FL	4.0	3.0	1880	$4,200	$2.23	24d	1	0.75mi
10947 NW 45th St Coral Springs, FL	3.0	2.0	1149	$2,500	$2.18	24d	1	0.81mi
11640 NW 39th St #8 Coral Springs, FL	3.0	2.5	1300	$2,500	$1.92	24d	1	0.83mi
11461 NW 39th St Coral Springs, FL	4.0	3.0	1999	$4,700	$2.35	24d	1	0.84mi
5552 NW 125th Ter Coral Springs, FL	4.0	2.5	2207	$3,800	$1.72	24d	1	0.86mi
11461 NW 38th St Coral Springs, FL	3.0	2.0	1800	$2,800	$1.56	24d	1	0.90mi
4100 NW 110th Ave Unit S Coral Springs, FL	3.0	2.0	1800	$3,450	$1.92	8d	1	0.91mi
5715 NW 119th Ter Coral Springs, FL	3.0	2.5	2029	$5,300	$2.61	15d	1	0.92mi
3750 NW 115th Ave Unit 6 Coral Springs, FL	3.0	2.5	1440	$2,100	$1.46	24d	1	0.94mi
5613 NW 125th Ave Unit 5613 Coral Springs, FL	3.0	2.5	1606	$4,000	$2.49	21d	1	0.97mi
5772 NW 119th Dr Coral Springs, FL	3.0	2.5	2029	$5,100	$2.51	2d	1	0.98mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1609	$3,380	$2.10	17d	1	1.00mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1903	$3,545	$1.86	8d	1	1.00mi
6013 NW 118th Dr Coral Springs, FL	3.0	2.5	2118	$3,875	$1.83	24d	1	1.01mi
12675 NW 56th Dr Unit 12675 Coral Springs, FL	3.0	2.5	1606	$3,700	$2.30	24d	1	1.01mi
5885 NW 121st Ter Coral Springs, FL	3.0	2.0	1838	$4,600	$2.50	11d	1	1.02mi
5812 NW 119th Ter Coral Springs, FL	3.0	2.0	1532	$3,900	$2.55	13d	1	1.02mi
3912 NW 110th Ave Coral Springs, FL	3.0	2.0	1200	$2,500	$2.08	15d	1	1.03mi
11511 NW 36th St Coral Springs, FL	3.0	2.0	1510	$2,800	$1.85	24d	1	1.05mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: poolsecurity

Listing history 20 events

1. 2026-06-18
   days on market $419,000 Active 174 DOM
2. 2026-06-17
   days on market $419,000 Active 173 DOM
3. 2026-06-16
   days on market $419,000 Active 172 DOM
4. 2026-06-15
   days on market $419,000 Active 171 DOM
5. 2026-06-13
   days on market $419,000 Active 169 DOM
6. 2026-06-09
   days on market $419,000 Active 165 DOM
7. 2026-06-07
   days on market $419,000 Active 163 DOM
8. 2026-06-04
   days on market $419,000 Active 160 DOM
9. 2026-06-03
   days on market $419,000 Active 159 DOM
10. 2026-06-02
    days on market $419,000 Active 158 DOM
11. 2026-06-01
    days on market $419,000 Active 157 DOM
12. 2026-05-31
    days on market $419,000 Active 156 DOM
13. 2026-04-07
    status Active
14. 2026-03-23
    historical Active Under Contract
15. 2026-02-20
    price $419,000
16. 2025-12-22
    listed $440,000 Active
17. 2018-01-12
    soldstatus $255,000
18. 2017-12-11
    soldstatus $269,500
19. 2003-12-29
    soldstatus $205,000
20. 2002-10-16
    soldstatus $182,000

ⓘ 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: $5,767 · $481/mo
• Projected year-2 tax: $5,767 · $481/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 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: $45,601
• − Mortgage interest: −$23,471
• − Property taxes: −$5,767
• − Insurance: −$2,095
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$4,200
• − Depreciation: −$12,189
• Taxable loss: −$9,417
• Est. tax savings @ 24.0%: +$2,260
• After-tax cash flow: $-145/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): 44,922
• Household income: $176,641
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 649.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Hispanic / Latino 18% Black 15% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 5% French/Haitian/Cajun 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: ▼ -13.44%
• Current HPI: 301.5665
• Rent YoY: ▲ 0.62%
• 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

+130.2% since first listed

8 events — show timeline

• 2026-04-07 Relisted — MARMLS
• 2026-03-23 Contingent — MARMLS
• 2026-02-20 Price Changed $419,000 MARMLS
• 2025-12-22 Listed $440,000 MARMLS
• 2018-01-12 Sold (Public Records) $255,000 Public Records
• 2017-12-11 Sold (Public Records) $269,500 Public Records
• 2003-12-29 Sold (Public Records) $205,000 Public Records
• 2002-10-16 Sold (Public Records) $182,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,767 · +3.2% YoY. Source: county tax records.