3200 Holiday Springs Blvd #105 · Margate, FL 33063

$124,900

2 bd · 2.0 ba · 958 sqft · Condo · 162 Days on market

Built 1974 $732/mo HOA · 39% of rent ↓ 17% since listing

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The community offers a heated pool, fitness center, tennis courts, and shuffleboard. Common laundry available. Cable TV and internet are included in the maintenance. One assigned parking space plus guest parking. Emotional support and service animals only. This beautiful 1st floor corner unit provides added privacy, very close to the Mosque, walk distance, lots of closet space, nice furniture will stay all-laminate flooring throughout. A new A/C was installed in September 2025. Located in a well-maintained community—come and take a look at this lovely apartment!

Key facts

• Fitness center
• Cable tv
• Tennis courts

Tags

• HEATED POOL
• FITNESS CENTER
• TENNIS COURTS
• SHUFFLEBOARD
• COMMON LAUNDRY
• CABLE TV

Property features AI

Finance

• Financial info: Property is in a senior community; Pets allowed with size restrictions
• HOA & community: Homeowners association with monthly dues; HOA includes clubhouse and pool; HOA fee covers cable TV, grounds maintenance, and trash; Monthly HOA fee (amount provided separately)

Exterior

• Parking: 1 open parking space
• Security: Smoke detector(s)
• Utilities: Public sewer; Sewer service available
• Home design: Condominium; Resale property; Faces east; 3 total stories
• Construction: Brick construction
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: No notable built-in interior features listed; Partially furnished
• Laundry & utility: No laundry location or appliances specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (11.6% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.3% vs local median 4.3% in Margate — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#85 in FL, #1,398 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities 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: Margate Elementary School (math 35% / reading 43%, grade F, #1,560 of 2,144 statewide, top 73%, 1,023 students, 68% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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 rising (+1.9%/yr); 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% of the median local income ($63k/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 162 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $109,912 (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 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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: 1.52% ✓
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-28,129
• Equity at exit: $18,623

10-year hold

• IRR: -24.0%
• Equity multiple: -0.11×
• Total profit: $-38,778
• Equity at exit: $10,799

Cash invested: $34,972 (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 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 560
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$732
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-100

Break-even live

Break-even rent $2,019

Max offer price $110,425

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-57	+0% $-100	+5% $-143	+10% $-186
Rent	-10% $-250	-5% $-175	+0% $-100	+5% $-25	+10% $49
Rate	-1.0pp $-37	-0.5pp $-68	base $-100	+0.5pp $-132	+1.0pp $-165

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2977 Riverside Dr Coral Springs, FL	2.0	2.0	1030	$2,200	$2.14	0d	1	0.12mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	0d	1	0.14mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	12d	1	0.14mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	26d	1	0.23mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	0d	2	0.25mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	24d	2	0.25mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	3d	1	0.26mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	16d	1	0.26mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	26d	1	0.26mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	26d	1	0.26mi
2771 Riverside Dr Unit 211-A Coral Springs, FL	1.0	1.0	541	$1,350	$2.50	0d	1	0.26mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	6d	1	0.26mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	18d	1	0.27mi
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	26d	1	0.28mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	0d	6	0.31mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	13d	1	0.32mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	6d	1	0.32mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	12d	1	0.32mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	26d	1	0.32mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	9d	1	0.32mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	5d	1	0.33mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	26d	1	0.33mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,175	$2.39	12d	1	0.33mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.33mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.33mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	7d	1	0.33mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	9d	1	0.34mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	14d	1	0.34mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	16d	1	0.34mi
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	26d	1	0.36mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	26d	2	0.36mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.37mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	24d	1	0.37mi
3340 Pinewalk Dr N #1518 Margate, FL	2.0	2.0	1027	$2,000	$1.95	26d	1	0.37mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$2,050	$2.45	9d	3	0.37mi
8441 Forest Hills Dr #202 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	26d	1	0.39mi
8429 Forest Hills Dr #305 Coral Springs, FL	2.0	2.0	1068	$2,100	$1.97	9d	1	0.39mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	26d	1	0.43mi
3351 NW 85th Ave #218 Coral Springs, FL	2.0	2.0	925	$2,100	$2.27	0d	1	0.44mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	26d	1	0.47mi

HOA detail condo

• Monthly dues: $732 · $8,784/yr
• Likely covers: internetcablepoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $124,900 Active 162 DOM
2. 2026-06-18
   days on market $124,900 Active 159 DOM
3. 2026-06-17
   days on market $124,900 Active 158 DOM
4. 2026-06-16
   days on market $124,900 Active 157 DOM
5. 2026-06-15
   days on market $124,900 Active 156 DOM
6. 2026-06-13
   days on market $124,900 Active 154 DOM
7. 2026-06-09
   days on market $124,900 Active 150 DOM
8. 2026-06-07
   days on market $124,900 Active 148 DOM
9. 2026-06-04
   days on market $124,900 Active 145 DOM
10. 2026-06-03
    days on market $124,900 Active 144 DOM
11. 2026-06-02
    days on market $124,900 Active 143 DOM
12. 2026-06-01
    days on market $124,900 Active 142 DOM
13. 2026-05-31
    days on market $124,900 Active 141 DOM
14. 2026-03-21
    price $124,900
15. 2026-01-10
    listed $150,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,711
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$8,784
• − Depreciation: −$3,633
• Taxable loss: −$2,835
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $-520/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 — Margate

• Score: 81/100
• State rank: #85
• US rank: #1398

Category grades

Amenities F Commute A+ Cost of living A- Crime B- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margate, FL
• County: Broward County · 1,963,430 people
• City population: 55,466
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 55,466
• Household income: $62,918
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2290.0

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: White 34% Hispanic / Latino 29% Black 28% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 2% Estonian 2%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 24% French/Haitian/Cajun 7% Other Indo-European 4%

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: ▼ -87.17%
• Current HPI: 393.9225
• Rent YoY: ▲ 1.94%
• 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

-16.7% since first listed

2 events — show timeline

• 2026-03-21 Price Changed $124,900 Beaches MLS
• 2026-01-10 Listed $150,000 Beaches MLS