3060 Holiday Springs Blvd #312 · Margate, FL 33065

$140,000

2 bd · 2.0 ba · 958 sqft · Condo public records · 135 Days on market

Built 1974 $642/mo HOA · 34% of rent

---

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 +8.3/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a truly exceptional residence in the heart of Holiday Springs! This top-floor, corner unit has been fully renovated with no expense spared, offering luxury, privacy, and breathtaking panoramic views. Highlights include impact hurricane windows, newer appliances, an open-concept kitchen and living area, custom closets, brand-new A/C and water heater, designer lighting, and elegant crown molding throughout. Enjoy seamless smart-home features and unmatched views that create a stunning backdrop for everyday living. Turnkey and move-in ready, this home delivers the perfect blend of modern upgrades and resort-style living within the highly desirable Holiday Springs community. A rare op

Key facts

• Brand-new a/c
• Open-concept kitchen
• Newer appliances

Tags

• IMPACT HURRICANE WINDOWS
• OPEN-CONCEPT KITCHEN
• CUSTOM CLOSETS
• NEWER APPLIANCES
• BRAND-NEW A/C
• WATER HEATER

Property features AI

Finance

• Financial info: Pets not allowed; Property tax and parcel information omitted
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub; Monthly HOA fee reported

Exterior

• Utilities: No utilities listed
• Home design: Condominium; Resale condition; 3 total stories; Faces east
• Construction: CBS construction
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: No additional interior features listed; Unfurnished
• Laundry & utility: No utilities listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (26.8% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $102k (26.8% below list) — sets the bar for cash-flow.

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.
• 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 16d 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 30% 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 $968 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 135 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $140k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,485 (26.8% 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 135 days. Have you received any prior offers? Is the seller open to a 27% 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: 1.33% ✓
• Cap rate: 4.47%
• Cash-on-cash: -6.50%
• DSCR: 0.71
• GRM: 6.2

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: -33.8%
• Equity multiple: -0.05×
• Total profit: $-41,216
• Equity at exit: $20,874

10-year hold

• IRR: -90.7%
• Equity multiple: -0.85×
• Total profit: $-72,554
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$734
• Tax from tax record: −$254 /mo · $3,048/yr
• Insurance: −$58
• HOA: −$642
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-212

Break-even live

Break-even rent $2,137

Max offer price $102,485

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-173	+0% $-212	+5% $-252	+10% $-292
Rent	-10% $-360	-5% $-286	+0% $-212	+5% $-139	+10% $-65
Rate	-1.0pp $-142	-0.5pp $-177	base $-212	+0.5pp $-249	+1.0pp $-286

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	19d	1	0.04mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	23d	1	0.06mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	25d	1	0.14mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	23d	1	0.14mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	11d	1	0.18mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	25d	1	0.18mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	15d	1	0.20mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	13d	1	0.20mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	25d	1	0.24mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	25d	1	0.24mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	15d	1	0.24mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	5d	1	0.24mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	2d	1	0.24mi
8393 Royal Palm Blvd #102 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	3d	1	0.26mi
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	25d	1	0.29mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	5d	1	0.32mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	3d	1	0.32mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	2d	6	0.37mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	11d	1	0.40mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	23d	2	0.41mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	17d	1	0.43mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	25d	1	0.47mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.48mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	5d	1	0.48mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	8d	1	0.49mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$2,050	$2.45	8d	3	0.52mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	11d	1	0.53mi
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	25d	1	0.53mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	25d	2	0.53mi
3340 Pinewalk Dr N #1518 Margate, FL	2.0	2.0	1027	$2,000	$1.95	25d	1	0.55mi
8770 Royal Palm Blvd #203 Coral Springs, FL	1.0	1.5	620	$1,725	$2.78	25d	1	0.55mi
2369 NW 89th Dr #511 Coral Springs, FL	2.0	2.0	790	$2,000	$2.53	25d	1	0.57mi
2369 NW 89th Dr #511 Coral Springs, FL	2.0	2.0	790	$2,000	$2.53	13d	1	0.57mi
8429 Forest Hills Dr #305 Coral Springs, FL	2.0	2.0	1068	$2,100	$1.97	8d	1	0.57mi
8750 Royal Palm Blvd Unit 208-3 Coral Springs, FL	2.0	2.0	805	$2,195	$2.73	11d	1	0.57mi
8750 Royal Palm Blvd Unit 111 Coral Springs, FL	2.0	2.0	800	$1,900	$2.38	25d	1	0.57mi
8750 Royal Palm Blvd Unit 208-3 Coral Springs, FL	2.0	2.0	805	$2,200	$2.73	15d	1	0.57mi
8750 Royal Palm Blvd Unit 109-3 Coral Springs, FL	2.0	2.0	805	$1,850	$2.30	25d	1	0.57mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	25d	1	0.59mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	8d	1	0.59mi

HOA detail condo

• Monthly dues: $642 · $7,704/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $140,000 Active 135 DOM
2. 2026-06-18
   days on market $140,000 Active 132 DOM
3. 2026-06-17
   days on market $140,000 Active 131 DOM
4. 2026-06-16
   days on market $140,000 Active 130 DOM
5. 2026-06-15
   days on market $140,000 Active 129 DOM
6. 2026-06-13
   days on market $140,000 Active 127 DOM
7. 2026-06-09
   days on market $140,000 Active 123 DOM
8. 2026-06-07
   days on market $140,000 Active 121 DOM
9. 2026-06-04
   days on market $140,000 Active 118 DOM
10. 2026-06-03
    days on market $140,000 Active 117 DOM
11. 2026-06-02
    pricedays on market $140,000 Active 116 DOM
12. 2026-06-01
    days on market $149,999 Active 115 DOM
13. 2026-05-31
    days on market $149,999 Active 114 DOM
14. 2026-02-06
    listed $149,999 Active
15. 2024-06-07
    status Pending
16. 2024-06-06
    historical
17. 2024-05-30
    price $199,999
18. 2024-05-04
    price $209,999
19. 2024-04-12
    price $219,999
20. 2024-03-19
    listed $229,999 Active
21. 2019-01-03
    historical
22. 2018-11-27
    price $73,000
23. 2018-11-27
    price $65,000
24. 2018-07-30
    historical
25. 2018-07-30
    listed $73,000 Active
26. 2018-05-03
    listed $72,000 Active
27. 2005-02-02
    soldstatus $79,000
28. 2003-09-29
    soldstatus $60,000
29. 1997-08-04
    soldstatus $38,500
30. 1983-04-01
    soldstatus $49,000

ⓘ 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: $3,048 · $254/mo
• Projected year-2 tax: $3,048 · $254/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 · 24 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: $22,422
• − Mortgage interest: −$7,842
• − Property taxes: −$3,048
• − Insurance: −$700
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$7,704
• − Depreciation: −$4,073
• Taxable loss: −$4,532
• Est. tax savings @ 24.0%: +$1,088
• After-tax cash flow: $-1,461/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): 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

+206.1% since first listed

17 events — show timeline

• 2026-02-06 Listed $149,999 Beaches MLS
• 2024-06-07 Pending — Beaches MLS
• 2024-06-06 Listing Removed — Beaches MLS
• 2024-05-30 Price Changed $199,999 Beaches MLS
• 2024-05-04 Price Changed $209,999 Beaches MLS
• 2024-04-12 Price Changed $219,999 Beaches MLS
• 2024-03-19 Listed $229,999 Beaches MLS
• 2019-01-03 Listing Removed — MARMLS
• 2018-11-27 Price Changed $73,000 MARMLS
• 2018-11-27 Price Changed $65,000 MARMLS
• 2018-07-30 Listed $73,000 MARMLS
• 2018-07-30 Listing Removed — MARMLS
• 2018-05-03 Listed $72,000 MARMLS
• 2005-02-02 Sold (Public Records) $79,000 Public Records
• 2003-09-29 Sold (Public Records) $60,000 Public Records
• 1997-08-04 Sold (Public Records) $38,500 Public Records
• 1983-04-01 Sold (Public Records) $49,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,048 · +240.8% YoY. Source: county tax records.