3246 NW 102nd Ter Unit 308-F · Coral Springs, FL 33065

$176,000

2 bd · 2.0 ba · 767 sqft · Condo public records · 99 Days on market

Built 1985 $565/mo HOA · 28% 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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS SPACIOUS UPGRADED 2 BEDROOM- 2 BATHROOM CONDO OFFERS AN UPDATED KITCHEN, NEWER APPLIANCES, AND AN IN UNIT WASHER & DRYER. CENTRALLT LOCATED IN THE HEART OF CORAL SPRINGS, NEXT TO SHOPPING, DINING AND TRANSPORTATION. FOR YOUR FIRST HOME OR FOR A FAMILY THIS CONDO IS READY FOR ITS NEXT OWNER.

Key facts

• Next to dining
• Newer appliances
• Centrally located

Tags

• UPDATED KITCHEN
• NEWER APPLIANCES
• IN UNIT WASHER DRYER
• CENTRALLY LOCATED
• NEXT TO SHOPPING
• NEXT TO DINING

Property features AI

Finance

• Other: Pets allowed (with size limit)
• HOA & community: Monthly HOA fee; Pool; Maintenance provided; HOA covers insurance, structure maintenance, sewer, trash, common areas, reserve funds, and roof repairs

Exterior

• Home design: Condominium; Third-floor entry; 3-story building; Resale unit; Not waterfront
• Construction: Block construction
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level / third floor entry)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Disposal; Dishwasher; Microwave; Refrigerator; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $176k.

Deal economics

• At list price, monthly cash flow is $-76 ($-911/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (7.6% below list).
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $160k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 (-0.0%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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 99 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago 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 $48k; list at $176k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,160 (9.0% 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 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.13% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 7.4

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-38,901
• Equity at exit: $26,242

10-year hold

• IRR: -38.0%
• Equity multiple: -0.25×
• Total profit: $-61,474
• Equity at exit: $15,217

Cash invested: $49,280 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$923
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$73
• HOA: −$565
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-76

Break-even live

Break-even rent $2,090

Max offer price $162,586

Occupancy floor 99%

Sensitivity live

Price	-10% $24	-5% $-26	+0% $-76	+5% $-126	+10% $-176
Rent	-10% $-233	-5% $-155	+0% $-76	+5% $3	+10% $82
Rate	-1.0pp $13	-0.5pp $-31	base $-76	+0.5pp $-122	+1.0pp $-168

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3247 NW 103rd Ter Unit 308C Coral Springs, FL	2.0	2.0	1050	$1,800	$1.71	25d	1	0.06mi
3205 NW 103rd Ter Unit 103C Coral Springs, FL	2.0	2.0	767	$1,750	$2.28	3d	1	0.06mi
3213 NW 103rd Ter Unit 107C Coral Springs, FL	2.0	2.0	767	$1,800	$2.35	25d	1	0.06mi
3212 NW 103rd Ter Unit 107B Coral Springs, FL	2.0	2.0	767	$1,750	$2.28	25d	1	0.06mi
3282 NW 102nd Ter Unit 204E Coral Springs, FL	2.0	2.0	767	$1,800	$2.35	18d	1	0.06mi
3258 NW 104th Ave #3258 Coral Springs, FL	2.0	2.0	870	$1,900	$2.18	12d	1	0.14mi
3258 NW 104th Ave #3258 Coral Springs, FL	2.0	2.0	870	$1,900	$2.18	25d	1	0.14mi
#8455 Pompano Beach, FL	2.0	2.0	910	$2,000	$2.20	14d	1	0.19mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,125	$1.93	25d	1	0.23mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,100	$1.91	3d	1	0.23mi
3100 Coral Springs Dr Coral Springs, FL	2.0	2.0	1131	$1,962	$1.74	18d	2	0.23mi
2966 Coral Springs Dr Coral Springs, FL	2.0	2.0	1020	$1,950	$1.91	25d	1	0.28mi
10379 NW 35th St Unit 10379 Coral Springs, FL	2.0	2.0	740	$2,350	$3.18	25d	1	0.29mi
10379 NW 35th St Unit 10379 Coral Springs, FL	2.0	2.0	740	$2,350	$3.18	3d	1	0.29mi
10700 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–3.0	1141	$2,444	$2.14	2d	5	0.30mi
10534 NW 29th Ct Coral Springs, FL	2.0	2.0	1075	$2,350	$2.19	6d	1	0.32mi
2864 Coral Springs Dr #2864 Coral Springs, FL	2.0	2.0	860	$2,200	$2.56	19d	1	0.39mi
2854 Coral Springs Dr #2854 Coral Springs, FL	2.0	2.0	860	$1,950	$2.27	15d	1	0.40mi
10722 La Placida Dr S Unit 9-B2 Coral Springs, FL	2.0	2.0	1000	$2,050	$2.05	25d	1	0.54mi
3249 Coral Hills Dr Coral Springs, FL	1.0	1.0	624	$1,725	$2.76	19d	1	0.58mi
10890 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1102	$2,534	$2.30	2d	19	0.62mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	1003	$2,867	$2.86	2d	92	0.73mi
11150 W Sample Rd #50 Coral Springs, FL	3.0	2.0	1080	$2,400	$2.22	25d	1	0.75mi
10701 Royal Palm Blvd Coral Springs, FL	2.0	2.0	958	$2,100	$2.19	25d	1	0.82mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	5d	1	0.82mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	22d	1	0.86mi
3578 N University Dr Unit I5 Coral Springs, FL	1.0	1.0	621	$1,650	$2.66	25d	1	0.86mi
3554 N University Dr Unit 3554 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	25d	1	0.86mi
3662 N University Dr Unit F7 Coral Springs, FL	2.0	2.0	737	$1,999	$2.71	25d	1	0.86mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	25d	1	0.86mi
3664 N University Dr Unit C7 Coral Springs, FL	2.0	2.0	737	$1,800	$2.44	25d	1	0.86mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	25d	1	0.89mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	11d	1	0.89mi
10878 Royal Palm Blvd #10878 Coral Springs, FL	2.0	1.0	752	$1,550	$2.06	18d	1	0.93mi
10878 Royal Palm Blvd #10878 Coral Springs, FL	2.0	1.0	752	$1,550	$2.06	8d	1	0.93mi
10918 Royal Palm Blvd #10918 Coral Springs, FL	2.0	1.0	752	$1,695	$2.25	25d	1	0.96mi
9203 NW 38th Dr #2 Coral Springs, FL	2.0	1.0	950	$1,850	$1.95	6d	1	0.98mi
11101 Royal Palm Blvd Coral Springs, FL	2.0	1.5–2.0	1015	$1,925	$1.90	3d	3	0.99mi
11101 Royal Palm Blvd Coral Springs, FL	2.0	1.5–2.0	1015	$1,925	$1.90	25d	3	0.99mi
11000 Royal Palm Blvd Unit 1-3 Coral Springs, FL	2.0	2.0	800	$1,850	$2.31	4d	1	1.00mi

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $176,000 Active 99 DOM
2. 2026-06-17
   days on market $176,000 Active 98 DOM
3. 2026-06-16
   days on market $176,000 Active 97 DOM
4. 2026-06-15
   days on market $176,000 Active 96 DOM
5. 2026-06-13
   days on market $176,000 Active 94 DOM
6. 2026-06-09
   days on market $176,000 Active 90 DOM
7. 2026-06-07
   days on market $176,000 Active 88 DOM
8. 2026-06-04
   days on market $176,000 Active 85 DOM
9. 2026-06-03
   days on market $176,000 Active 84 DOM
10. 2026-06-02
    pricedays on market $176,000 Active 83 DOM
11. 2026-06-01
    days on market $179,999 Active 82 DOM
12. 2026-05-31
    days on market $179,999 Active 81 DOM
13. 2026-05-06
    price $179,999
14. 2026-01-05
    listed $185,000 Active
15. 2025-07-28
    historical
16. 2025-05-10
    price $220,000
17. 2025-02-06
    listed $238,000 Active
18. 2024-12-07
    historical
19. 2024-10-15
    status Active
20. 2024-10-08
    historical
21. 2024-04-07
    listed $250,000 Active
22. 2000-10-03
    soldstatus $48,500
23. 2000-09-29
    soldstatus $48,580
24. 2000-04-12
    historical
25. 2000-04-06
    listed $39,000
26. 1995-11-02
    soldstatus $39,000

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$386/yr (+$32/mo · 35.9%)

ⓘ 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 ≥106°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: $23,923
• − Mortgage interest: −$9,859
• − Property taxes: −$1,075
• − Insurance: −$880
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$6,780
• − Depreciation: −$5,120
• Taxable loss: −$3,618
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $-43/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

+361.5% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $179,999 Beaches MLS
• 2026-01-05 Listed $185,000 Beaches MLS
• 2025-07-28 Listing Removed — Beaches MLS
• 2025-05-10 Price Changed $220,000 Beaches MLS
• 2025-02-06 Listed $238,000 Beaches MLS
• 2024-12-07 Listing Removed — Beaches MLS
• 2024-10-15 Relisted — Beaches MLS
• 2024-10-08 Listing Removed — Beaches MLS
• 2024-04-07 Listed $250,000 Beaches MLS
• 2000-10-03 Sold (Public Records) $48,500 Public Records
• 2000-09-29 Sold (MLS) $48,580 Beaches MLS
• 2000-04-12 Listing Removed — Beaches MLS
• 2000-04-06 Listed $39,000 Beaches MLS
• 1995-11-02 Sold (Public Records) $39,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,075 · +5.3% YoY. Source: county tax records.