None · Coral Springs, FL 33065

$130,000

2 bd · 2.0 ba · 906 sqft · Condo · 88 Days on market

Built 1969 Good condition $593/mo HOA · 29% of rent ↓ 18% since listing

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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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Briarwood Club in the heart of Coral Springs. Spacious 2-Beds, 2-Baths Move-In ready Condominium located on the 1st floor. Updated kitchen and tile throughout the unit. Updated bathrooms and freshly painted. Plenty of closet space, screened patio with garden & lake view with access to the yard area. All amenities included community pool, BBQ area, laundry facilities and much more. Quarterly Maintenance. Two-minute walk to the Community Pool. HOPA Community 55+. New roof - Roof assessment is paid in full. Owner is selling the property AS-IS

Key facts

• $593 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Has homeowners association; Quarterly HOA fee; HOA includes maintenance of grounds and common areas; Association amenities: clubhouse, picnic area, parking, pool, trash chute; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Open parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Electric service available
• Home design: Condominium; One-level living; First-floor entry; West-facing
• Construction: CBS construction; Flat roof; Building name: Briarwood 1; Four-story building
• Exterior features: Screened patio; Patio; Waterfront: Yes (no waterfront features specified)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom floorplan
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: James S. Hunt Elementary School (math 49% / reading 37%, grade F, #1,366 of 2,144 statewide, top 64%, 502 students, 76% FRL); Forest Glen Middle School (math 46% / reading 49%, grade C-, #288 of 571 statewide, top 51%, 1,115 students, 62% 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 soft (-0.0%/yr); 370 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $899 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 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1969 — 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. 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. 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 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: 1.57% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• 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: -15.0%
• Equity multiple: 0.49×
• Total profit: $-18,660
• Equity at exit: $19,383

10-year hold

• IRR: -17.8%
• Equity multiple: 0.24×
• Total profit: $-27,513
• Equity at exit: $11,240

Cash invested: $36,400 (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 33065

• Home prices YoY: -22.0%
• Rents YoY: -0.0%
• Active inventory: 370
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$593
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $126

Break-even live

Break-even rent $1,888

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $216	-5% $171	+0% $126	+5% $81	+10% $36
Rent	-10% $-36	-5% $45	+0% $126	+5% $207	+10% $287
Rate	-1.0pp $191	-0.5pp $159	base $126	+0.5pp $92	+1.0pp $58

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
#8455 Pompano Beach, FL	2.0	2.0	910	$2,000	$2.20	15d	1	0.02mi
3205 NW 103rd Ter Unit 103C Coral Springs, FL	2.0	2.0	767	$1,750	$2.28	4d	1	0.22mi
3282 NW 102nd Ter Unit 204E Coral Springs, FL	2.0	2.0	767	$1,800	$2.35	19d	1	0.22mi
3212 NW 103rd Ter Unit 107B Coral Springs, FL	2.0	2.0	767	$1,750	$2.28	26d	1	0.22mi
3213 NW 103rd Ter Unit 107C Coral Springs, FL	2.0	2.0	767	$1,800	$2.35	26d	1	0.22mi
3247 NW 103rd Ter Unit 308C Coral Springs, FL	2.0	2.0	1050	$1,800	$1.71	26d	1	0.24mi
3258 NW 104th Ave #3258 Coral Springs, FL	2.0	2.0	870	$1,900	$2.18	26d	1	0.33mi
3258 NW 104th Ave #3258 Coral Springs, FL	2.0	2.0	870	$1,900	$2.18	14d	1	0.33mi
10379 NW 35th St Unit 10379 Coral Springs, FL	2.0	2.0	740	$2,350	$3.18	5d	1	0.34mi
10379 NW 35th St Unit 10379 Coral Springs, FL	2.0	2.0	740	$2,350	$3.18	26d	1	0.34mi
3249 Coral Hills Dr Coral Springs, FL	1.0	1.0	624	$1,725	$2.76	20d	1	0.40mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,100	$1.91	5d	1	0.42mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,125	$1.93	26d	1	0.42mi
3100 Coral Springs Dr Coral Springs, FL	2.0	2.0	1131	$1,962	$1.74	19d	2	0.43mi
10700 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–3.0	1141	$2,298	$2.01	0d	5	0.46mi
2966 Coral Springs Dr Coral Springs, FL	2.0	2.0	1020	$1,950	$1.91	26d	1	0.47mi
10534 NW 29th Ct Coral Springs, FL	2.0	2.0	1075	$2,350	$2.19	7d	1	0.51mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	994	$2,858	$2.87	0d	90	0.55mi
2864 Coral Springs Dr #2864 Coral Springs, FL	2.0	2.0	860	$2,200	$2.56	20d	1	0.57mi
2854 Coral Springs Dr #2854 Coral Springs, FL	2.0	2.0	860	$1,900	$2.21	0d	1	0.58mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	6d	1	0.63mi
3578 N University Dr Unit I5 Coral Springs, FL	1.0	1.0	621	$1,650	$2.66	26d	1	0.66mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	26d	1	0.66mi
3554 N University Dr Unit 3554 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	26d	1	0.66mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	24d	1	0.66mi
3662 N University Dr Unit F7 Coral Springs, FL	2.0	2.0	737	$1,999	$2.71	26d	1	0.66mi
3664 N University Dr Unit C7 Coral Springs, FL	2.0	2.0	737	$1,800	$2.44	26d	1	0.66mi
10722 La Placida Dr S Unit 9-B2 Coral Springs, FL	2.0	2.0	1000	$2,050	$2.05	26d	1	0.67mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	12d	1	0.70mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	26d	1	0.70mi
9203 NW 38th Dr #2 Coral Springs, FL	2.0	1.0	950	$1,850	$1.95	7d	1	0.79mi
10890 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1102	$2,540	$2.30	0d	17	0.82mi
2801 NW 91st Ave Coral Springs, FL	1.0–2.0	1.0–1.5	987	$2,085	$2.11	4d	11	0.83mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,280	$2.40	26d	2	0.84mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,200	$2.32	4d	2	0.84mi
9286 NW 40th St Coral Springs, FL	2.0	1.5	910	$1,725	$1.90	26d	1	0.86mi
9270 NW 40th St Coral Springs, FL	2.0	1.5	988	$2,200	$2.23	15d	1	0.88mi
8958 W Sample Rd #8958 Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	26d	1	0.88mi
8958 W Sample Rd Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	4d	1	0.88mi
9022 NW 28th Dr Unit 2-312 Coral Springs, FL	3.0	2.0	1054	$2,495	$2.37	12d	1	0.90mi

HOA detail condo

• Monthly dues: $593 · $7,116/yr
• Likely covers: pool
• ⚠ Special-assessment mentions:

  …facilities and much more. Quarterly Maintenance. Two-minute walk to the Community Pool. HOPA Community 55+. New roof - Roof assessment is paid in full. Owner is selling the property AS-IS

Listing history 17 events

1. 2026-06-21
   remarks 547-char remark
2. 2026-06-21
   days on market $130,000 Active 88 DOM
3. 2026-06-18
   days on market $130,000 Active 85 DOM
4. 2026-06-17
   days on market $130,000 Active 84 DOM
5. 2026-06-16
   days on market $130,000 Active 83 DOM
6. 2026-06-15
   days on market $130,000 Active 82 DOM
7. 2026-06-13
   days on market $130,000 Active 80 DOM
8. 2026-06-09
   days on market $130,000 Active 76 DOM
9. 2026-06-08
   days on market $130,000 Active 75 DOM
10. 2026-06-07
    days on market $130,000 Active 74 DOM
11. 2026-06-04
    days on market $130,000 Active 71 DOM
12. 2026-06-03
    days on market $130,000 Active 70 DOM
13. 2026-06-02
    days on market $130,000 Active 69 DOM
14. 2026-06-01
    days on market $130,000 Active 68 DOM
15. 2026-05-31
    days on market $130,000 Active 67 DOM
16. 2026-05-10
    price $130,000
17. 2026-03-25
    listed $159,000 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 (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: $24,564
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$7,116
• − Depreciation: −$3,782
• Taxable loss: −$146
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,544/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready condo in Briarwood Club offers updated kitchens and bathrooms, fresh paint, and tile flooring throughout. It's located in a desirable community with amenities and a lake view.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Renovating the bathrooms — Fresh bathrooms can make the home more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Renovating the bathrooms — Fresh bathrooms can make the home more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-18.2% since first listed

2 events — show timeline

• 2026-05-10 Price Changed $130,000 Beaches MLS
• 2026-03-25 Listed $159,000 Beaches MLS