3050 Holiday Springs Blvd · Margate, FL 33063

$100,000

2 bd · 2.0 ba · 974 sqft · Townhouse · 230 Days on market

Built 1974 Good condition $103/sqft · 10% below area Est $111k · 10% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1974
• Listed 230 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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); 840 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 32% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.87%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $110,893
• List price: $100,000
• Delta: -9.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3060 Holiday Springs Blvd #201	0.03mi	2/2.0	958 (-2%)	4mo	$86,000	$90	93
3100 Holiday Springs Blvd	0.19mi	2/2.0	958 (-2%)	4mo	$90,000	$94	85
3150 Holiday Springs Blvd Unit 8-101	0.33mi	2/2.0	958 (-2%)	4mo	$96,000	$100	78
3370 N Pinewalk Dr N #1217	0.56mi	2/2.0	1,027 (+5%)	2mo	$175,000	$170	63
3390 N Pinewalk Dr N #1038	0.61mi	2/2.0	1,027 (+5%)	1mo	$180,000	$175	62
8411 Forest Hills Dr #206	0.56mi	2/2.0	1,068 (+10%)	5mo	$230,000	$215	54
8437 Forest Hills Dr #207	0.63mi	2/2.0	1,068 (+10%)	1mo	$170,000	$159	53
3450 N Pinewalk Dr N #418	0.75mi	2/2.0	1,027 (+5%)	5mo	$180,000	$175	52
8415 Forest Hills Dr #206	0.60mi	2/2.0	1,068 (+10%)	6mo	$225,000	$211	51
3241 Holiday Springs Blvd #210	0.56mi	2/2.0	1,105 (+13%)	5mo	$120,000	$109	47
3251 Holiday Springs Blvd #206	0.59mi	1/1.5 (-1)	867 (-11%)	0mo	$79,000	$91	47
3251 Holiday Springs Blvd #403	0.59mi	1/1.5 (-1)	867 (-11%)	1mo	$62,000	$72	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 1.84×
• Total profit: $23,451
• Equity at exit: $14,910

10-year hold

• IRR: 28.3%
• Equity multiple: 3.38×
• Total profit: $66,663
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 135 active · 38 under contract
• Months of supply: 25.3 mo (4%/mo absorbed)
• Median asking: $174,900 ($163/sqft)
• Median days on market: 91 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -30.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 840
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $650

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 57%

Sensitivity live

Price	-10% $719	-5% $685	+0% $650	+5% $616	+10% $581
Rent	-10% $516	-5% $583	+0% $650	+5% $717	+10% $785
Rate	-1.0pp $701	-0.5pp $676	base $650	+0.5pp $624	+1.0pp $598

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• 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	114d	1	0.04mi
2501 Riverside Dr Unit 303-a Coral Springs, FL	1.0	1.0	606	$1,475	$2.43	26d	1	0.04mi
2501 Riverside Dr Unit 213-A Coral Springs, FL	1.0	1.0	606	$1,395	$2.30	77d	1	0.04mi
2501 Riverside Dr Unit 204A Coral Springs, FL	1.0	1.0	606	$1,375	$2.27	50d	1	0.04mi
2501 Riverside Dr Unit 517A Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	33d	1	0.04mi
2501 Riverside Dr Unit 503A Coral Springs, FL	1.0	1.0	606	$1,420	$2.34	33d	1	0.04mi
2501 Riverside Dr Unit 114A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	43d	1	0.04mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	606	$1,387	$2.29	3d	2	0.06mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	540	$1,475	$2.73	74d	2	0.06mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	606	$1,438	$2.37	24d	2	0.06mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	606	$1,424	$2.35	4d	2	0.06mi
2401 Riverside Dr Unit 114B Coral Springs, FL	1.0	1.0	606	$1,475	$2.43	37d	1	0.06mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	118d	1	0.06mi
2401 Riverside Dr Unit 203B Coral Springs, FL	1.0	1.0	606	$1,493	$2.46	64d	1	0.06mi
2631 Riverside Dr #2 Coral Springs, FL	2.0	2.0	800	$1,800	$2.25	2d	1	0.10mi
2631 Riverside Dr #2 Coral Springs, FL	2.0	2.0	800	$1,900	$2.38	3d	1	0.10mi
2550 Riverside Dr #223 Coral Springs, FL	2.0	2.0	950	$1,690	$1.78	28d	1	0.13mi
2510 Riverside Dr #2510 Coral Springs, FL	2.0	2.0	1053	$2,100	$1.99	41d	1	0.13mi
2626 Riverside Dr #2626 Coral Springs, FL	2.0	2.0	820	$1,795	$2.19	74d	1	0.13mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	120d	1	0.14mi
2661 Riverside Dr #2 Coral Springs, FL	2.0	1.0	800	$1,800	$2.25	64d	1	0.14mi
2588 Riverside Dr Unit 2588 Coral Springs, FL	2.0	2.0	820	$1,750	$2.13	33d	1	0.14mi
2671 Riverside Dr #7 Coral Springs, FL	2.0	1.0	800	$1,690	$2.11	6d	1	0.14mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	118d	1	0.14mi
2596 Riverside Dr #2596 Coral Springs, FL	2.0	2.0	820	$1,900	$2.32	46d	1	0.16mi
2614 Riverside Dr #2614 Coral Springs, FL	2.0	2.0	820	$1,700	$2.07	74d	1	0.16mi
2642 Riverside Dr #2642 Coral Springs, FL	2.0	2.0	820	$1,750	$2.13	84d	1	0.16mi
2701 Riverside Dr Unit 105B Coral Springs, FL	1.0	1.0	619	$1,275	$2.06	20d	1	0.18mi
2701 Riverside Dr Unit 206B Coral Springs, FL	1.0	1.0	619	$1,425	$2.30	20d	1	0.18mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,300	$2.10	41d	1	0.18mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	120d	1	0.18mi
2701 Riverside Dr Unit 109B Coral Springs, FL	1.0	1.0	541	$1,375	$2.54	20d	1	0.18mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	84d	1	0.18mi
3071 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,500	$2.00	38d	1	0.20mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	108d	1	0.20mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	110d	1	0.20mi
3031 Holiday Springs Blvd Unit 202-7 Margate, FL	1.0	1.5	750	$1,600	$2.13	51d	1	0.21mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	120d	1	0.24mi
2771 Riverside Dr Unit 109A Coral Springs, FL	1.0	1.0	541	$1,300	$2.40	68d	1	0.24mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,450	$2.34	88d	1	0.24mi

Listing history 50 events

1. 2026-09-22
   days on market $100,000 Active 230 DOM
2. 2026-09-20
   days on market $100,000 Active 228 DOM
3. 2026-09-18
   days on market $100,000 Active 226 DOM
4. 2026-09-17
   days on market $100,000 Active 225 DOM
5. 2026-09-16
   days on market $100,000 Active 224 DOM
6. 2026-09-15
   days on market $100,000 Active 223 DOM
7. 2026-09-14
   days on market $100,000 Active 222 DOM
8. 2026-09-13
   days on market $100,000 Active 221 DOM
9. 2026-09-12
   days on market $100,000 Active 220 DOM
10. 2026-09-11
    days on market $100,000 Active 219 DOM
11. 2026-09-05
    days on market $100,000 Active 213 DOM
12. 2026-09-04
    days on market $100,000 Active 212 DOM
13. 2026-08-29
    days on market $100,000 Active 206 DOM
14. 2026-08-28
    days on market $100,000 Active 205 DOM
15. 2026-08-27
    days on market $100,000 Active 204 DOM
16. 2026-08-25
    days on market $100,000 Active 202 DOM
17. 2026-08-24
    days on market $100,000 Active 201 DOM
18. 2026-08-23
    days on market $100,000 Active 200 DOM
19. 2026-08-22
    days on market $100,000 Active 199 DOM
20. 2026-08-21
    days on market $100,000 Active 198 DOM
21. 2026-08-20
    days on market $100,000 Active 197 DOM
22. 2026-08-19
    days on market $100,000 Active 196 DOM
23. 2026-08-18
    days on market $100,000 Active 195 DOM
24. 2026-08-16
    days on market $100,000 Active 193 DOM
25. 2026-08-14
    days on market $100,000 Active 191 DOM
26. 2026-08-13
    days on market $100,000 Active 190 DOM
27. 2026-08-12
    days on market $100,000 Active 189 DOM
28. 2026-08-11
    days on market $100,000 Active 188 DOM
29. 2026-08-10
    days on market $100,000 Active 187 DOM
30. 2026-08-09
    days on market $100,000 Active 186 DOM
31. 2026-08-08
    days on market $100,000 Active 185 DOM
32. 2026-08-06
    days on market $100,000 Active 183 DOM
33. 2026-08-05
    days on market $100,000 Active 182 DOM
34. 2026-08-03
    days on market $100,000 Active 180 DOM
35. 2026-07-31
    days on market $100,000 Active 177 DOM
36. 2026-07-24
    days on market $100,000 Active 170 DOM
37. 2026-07-23
    days on market $100,000 Active 169 DOM
38. 2026-07-22
    days on market $100,000 Active 168 DOM
39. 2026-07-21
    days on market $100,000 Active 167 DOM
40. 2026-07-20
    days on market $100,000 Active 166 DOM
41. 2026-07-16
    days on market $100,000 Active 162 DOM
42. 2026-07-15
    days on market $100,000 Active 161 DOM
43. 2026-07-14
    days on market $100,000 Active 160 DOM
44. 2026-07-13
    days on market $100,000 Active 159 DOM
45. 2026-07-13
    days on market $100,000 Active 158 DOM
46. 2026-07-11
    days on market $100,000 Active 157 DOM
47. 2026-07-10
    days on market $100,000 Active 156 DOM
48. 2026-07-10
    days on market $100,000 Active 155 DOM
49. 2026-07-07
    days on market $100,000 Active 153 DOM
50. 2026-07-06
    days on market $100,000 Active 152 DOM

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $20,376
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,909
• Taxable income: $6,605
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $6,219/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 · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $4,870–$14,610 screening

This townhouse is in good condition with modern finishes and a well-maintained exterior. Minor updates to the exterior and sliding doors would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace sliding glass doors — Improves energy efficiency and aesthetics ↑
• Both Install smart home automation — Enhances comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Margate Elementary School F FL #1,560/2,144 Nat'l #20,819/41,679 Middle Margate Middle School F FL #469/571 Nat'l #9,020/14,009 High Coral Springs High School F FL #478/667 Nat'l #11,887/17,239

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

A Composite livability gradescore 81/100

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 · 2,207,033 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: 20% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-02-04 Listed $100,000 ForSaleByOwner.com