3190 Holiday Springs Blvd Unit 4-306 · Margate, FL 33063

$79,999

1 bd · 1.0 ba · 725 sqft · Condo public records · 62 Days on market

Built 1974 $600/mo HOA · 37% of rent

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Why this score? — see what drove the C 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 +18.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready condo located in a quiet 55+ community, well-maintained with thoughtful upgrades throughout. Highlights include a brand-new Rheem HVAC system (installed March 2026), newer water heater, updated shut-off valves, and an upgraded GE electrical panel for added peace of mind. The kitchen features a newer Samsung smooth-top range and updated garbage disposal. Updated flooring runs throughout the main living areas, bedroom, and enclosed balcony, all in excellent condition. The window-enclosed balcony provides flexible space—ideal for a home office, guest area, or relaxing retreat. A well-maintained condo offering comfort, functionality, and easy living.

Key facts

• Rheem hvac system
• Newer water heater
• Updated flooring

Tags

• RHEEM HVAC SYSTEM
• NEWER WATER HEATER
• UPGRADED GE ELECTRICAL PANEL
• NEWER SAMSUNG SMOOTH-TOP RANGE
• UPDATED GARBAGE DISPOSAL
• UPDATED FLOORING

Property features AI

Finance

• Financial info: Pets are not allowed
• HOA & community: Monthly association fee of $600; HOA covers common areas, cable TV, internet, grounds maintenance, structure maintenance, and parking; Senior community

Exterior

• Parking: Guest parking available; Open parking; One designated open parking space
• Security: Secured elevator
• Utilities: Cable available
• Home design: Condo/attached property; 3 total stories; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Bedroom on main level; Main level primary bedroom; Closet cabinetry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $82 ($983/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.3% in Margate — 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 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 31% 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 $553 of loan paydown is wiped out by about $2k 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 62 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $80k implies a 74% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 2.05% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 4.1

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-9,043
• Equity at exit: $11,928

10-year hold

• IRR: -4.7%
• Equity multiple: 0.72×
• Total profit: $-6,352
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$420
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$33
• HOA: −$600
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $82

Break-even live

Break-even rent $1,534

Max offer price $79,999

Occupancy floor 90%

Sensitivity live

Price	-10% $127	-5% $105	+0% $82	+5% $59	+10% $37
Rent	-10% $-47	-5% $17	+0% $82	+5% $147	+10% $211
Rate	-1.0pp $122	-0.5pp $102	base $82	+0.5pp $61	+1.0pp $40

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	0d	1	0.05mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	12d	1	0.05mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	26d	1	0.18mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	3d	1	0.18mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	5d	1	0.18mi
2771 Riverside Dr Unit 211-A Coral Springs, FL	1.0	1.0	541	$1,350	$2.50	0d	1	0.18mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	16d	1	0.18mi
2771 Riverside Dr Unit 412A Coral Springs, FL	—	1.0	468	$1,250	$2.67	26d	1	0.18mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	26d	1	0.18mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	26d	1	0.24mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	12d	1	0.24mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	0d	2	0.27mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	23d	2	0.27mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	16d	1	0.29mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	14d	1	0.29mi
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	7d	1	0.33mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.33mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	6d	1	0.35mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	13d	1	0.35mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	20d	1	0.40mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.41mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	9d	3	0.41mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	469	$1,425	$3.04	5d	2	0.46mi
2401 Riverside Dr Unit 203B Coral Springs, FL	1.0	1.0	606	$1,495	$2.47	0d	1	0.47mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	23d	1	0.47mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	4d	1	0.54mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	3d	1	0.60mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	23d	2	0.61mi
8604 NW 35th St #102 Coral Springs, FL	1.0	1.0	720	$1,500	$2.08	16d	1	0.62mi
8604 NW 35th St #103 Coral Springs, FL	1.0	1.0	600	$1,500	$2.50	7d	1	0.62mi
8770 Royal Palm Blvd #203 Coral Springs, FL	1.0	1.5	620	$1,725	$2.78	26d	1	0.79mi
4109 Riverside Dr Coral Springs, FL	1.0	1.0	705	$1,399	$1.98	5d	1	0.98mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	6d	1	1.02mi
4140 Woodside Dr #107 Coral Springs, FL	2.0	1.0	738	$1,700	$2.30	26d	1	1.06mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	994	$2,392	$2.40	0d	90	1.10mi
4135 NW 88th Ave #201 Coral Springs, FL	1.0	1.0	610	$1,550	$2.54	23d	1	1.14mi
6838 W Sample Rd #6838 Coral Springs, FL	1.0	1.0	716	$1,680	$2.35	26d	1	1.15mi
4138 NW 88th Ave #104 Coral Springs, FL	1.0	1.5	680	$1,445	$2.12	26d	1	1.16mi
6824 W Sample Rd #6824 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	26d	1	1.17mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: watertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $79,999 Active 62 DOM
2. 2026-06-18
   days on market $79,999 Active 59 DOM
3. 2026-06-17
   days on market $79,999 Active 58 DOM
4. 2026-06-16
   days on market $79,999 Active 57 DOM
5. 2026-06-15
   days on market $79,999 Active 56 DOM
6. 2026-06-13
   days on market $79,999 Active 54 DOM
7. 2026-06-09
   days on market $79,999 Active 50 DOM
8. 2026-06-08
   days on market $79,999 Active 49 DOM
9. 2026-06-07
   pricedays on market $79,999 Active 48 DOM
10. 2026-06-04
    days on market $85,000 Active 45 DOM
11. 2026-06-03
    days on market $85,000 Active 44 DOM
12. 2026-06-02
    days on market $85,000 Active 43 DOM
13. 2026-06-01
    days on market $85,000 Active 42 DOM
14. 2026-05-31
    days on market $85,000 Active 41 DOM
15. 2026-04-20
    listed $85,000 Active
16. 2017-01-11
    soldstatus $46,000
17. 1999-05-19
    soldstatus $16,000
18. 1996-01-22
    soldstatus $10,000

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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 (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: $19,655
• − Mortgage interest: −$4,481
• − Property taxes: −$1,910
• − Insurance: −$400
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$7,200
• − Depreciation: −$2,327
• Taxable income: $192
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $937/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

+750.0% since first listed

4 events — show timeline

• 2026-04-20 Listed $85,000 MARMLS
• 2017-01-11 Sold (Public Records) $46,000 Public Records
• 1999-05-19 Sold (Public Records) $16,000 Public Records
• 1996-01-22 Sold (Public Records) $10,000 Public Records

Property tax history

+16.5%/yr

Latest (2025): $1,910 · +1.8% YoY. Source: county tax records.