3170 Holiday Springs Blvd Unit 6-203 · Margate, FL 33063

$72,000

1 bd · 1.0 ba · 725 sqft · Condo public records · 21 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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 MLS

SPACIOUS 1/1 SECOND FLOOR UNIT. NEXT TO STAIRS. ELEVATOR ON SITE. EAT IN KITCHEN WITH PASS THRU TO DINING. LAMINATE WOOD IN LIVING. CARPET IN BED. ROOMY MASTER. WALK-IN CLOSET. SEPARATE VANITY. BATH ACCESSIBLE FROM BED OR HALL FOR CONVENIENCE. ENCLOSED PA TIO. ORIGINAL CONDITION BUT SHOWS WELL. HOLIDAY SPRINGS VILLAGE REPRESENTS ITSELF AS 55+. RESORT STYLE AMENITIES. NO LEASE. THIS IS A FANNIE MAE HOMEPATH PROPERTY.

Key facts

• Fitness center
• Pickleball courts
• Clubhouse

Tags

• HEATED SWIMMING POOL
• FITNESS CENTER
• TENNIS COURTS
• PICKLEBALL COURTS
• SAUNA
• CLUBHOUSE

Property features AI

Finance

• Other: Pets are not allowed
• HOA & community: Residents pay a monthly association fee; HOA amenities include billiard room, clubhouse, elevators, fitness center, game room, laundry, park, pool (heated), sauna, shuffleboard court, tennis courts, pickleball courts and other facilities; Association fee includes cable TV, internet, pest control, trash, water, common areas and elevator; Part of a senior community

Exterior

• Parking: Guest parking available; 1 open parking space (total parking listed as 1)
• Security: Closed-circuit camera(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level living; 3-story building; Faces east
• Construction: Stucco and other construction materials; Other roof
• Exterior features: Not waterfront; Entry level: 2

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: other); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Closed-circuit cameras; Smoke detectors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $72k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Alphabet Land-Margate (8 students, 0% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coral Springs High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,320 students, 59% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 21 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $72k implies a 188% 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 $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 2.26% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 3.7

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-4,241
• Equity at exit: $10,735

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $2,365
• Equity at exit: $6,225

Cash invested: $20,160 (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: 548
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$378
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$30
• HOA: −$600
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $137

Break-even live

Break-even rent $1,451

Max offer price $72,000

Occupancy floor 87%

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: $18,000
• Closing costs: $2,160
• 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	11d	1	0.07mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	1d	1	0.11mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	15d	1	0.11mi
2771 Riverside Dr Unit 412A Coral Springs, FL	—	1.0	468	$1,250	$2.67	24d	1	0.11mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	24d	1	0.11mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	24d	1	0.11mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	4d	1	0.11mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	24d	1	0.17mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	11d	1	0.17mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	15d	1	0.24mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	13d	1	0.24mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	22d	2	0.26mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	18d	1	0.33mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.34mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	5d	1	0.34mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.38mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	5d	1	0.39mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.39mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	469	$1,425	$3.04	4d	2	0.40mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	22d	1	0.40mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	10d	1	0.40mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	8d	3	0.40mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	3d	1	0.54mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	2d	1	0.61mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	22d	2	0.61mi
8604 NW 35th St #103 Coral Springs, FL	1.0	1.0	600	$1,500	$2.50	5d	1	0.67mi
8604 NW 35th St #102 Coral Springs, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.67mi
8770 Royal Palm Blvd #203 Coral Springs, FL	1.0	1.5	620	$1,725	$2.78	24d	1	0.74mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	5d	1	1.04mi
4109 Riverside Dr Coral Springs, FL	1.0	1.0	705	$1,399	$1.98	4d	1	1.05mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	1003	$2,408	$2.40	1d	92	1.12mi
4140 Woodside Dr #107 Coral Springs, FL	2.0	1.0	738	$1,700	$2.30	24d	1	1.12mi
6838 W Sample Rd #6838 Coral Springs, FL	1.0	1.0	716	$1,680	$2.35	24d	1	1.17mi
6824 W Sample Rd #6824 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	24d	1	1.19mi
4135 NW 88th Ave #201 Coral Springs, FL	1.0	1.0	610	$1,550	$2.54	22d	1	1.19mi
6812 W Sample Rd #6812 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	24d	1	1.20mi
4138 NW 88th Ave #104 Coral Springs, FL	1.0	1.5	680	$1,445	$2.12	24d	1	1.22mi
6890 W Sample Rd #6890 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	19d	1	1.22mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	24d	1	1.24mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	22d	1	1.24mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-18
   days on market $72,000 Active 21 DOM
2. 2026-06-17
   days on market $72,000 Active 20 DOM
3. 2026-06-16
   days on market $72,000 Active 19 DOM
4. 2026-06-15
   days on market $72,000 Active 18 DOM
5. 2026-06-13
   days on market $72,000 Active 16 DOM
6. 2026-06-09
   days on market $72,000 Active 12 DOM
7. 2026-06-08
   days on market $72,000 Active 11 DOM
8. 2026-06-07
   days on market $72,000 Active 10 DOM
9. 2026-06-04
   days on market $72,000 Active 7 DOM
10. 2026-06-03
    days on market $72,000 Active 6 DOM
11. 2026-06-02
    days on market $72,000 Active 5 DOM
12. 2026-06-01
    days on market $72,000 Active 4 DOM
13. 2026-05-31
    days on market $72,000 Active 3 DOM
14. 2026-05-28
    listed $72,000 Active
15. 2021-06-19
    historical
16. 2021-06-16
    historical Active Under Contract
17. 2021-05-07
    price $62,000
18. 2021-02-27
    listed $67,000 Active
19. 2015-03-27
    soldstatus $25,000 419-char remark

    Show marketing remark (419 chars)

    SPACIOUS 1/1 SECOND FLOOR UNIT. NEXT TO STAIRS. ELEVATOR ON SITE. EAT IN KITCHEN WITH PASS THRU TO DINING. LAMINATE WOOD IN LIVING. CARPET IN BED. ROOMY MASTER. WALK-IN CLOSET. SEPARATE VANITY. BATH ACCESSIBLE FROM BED OR HALL FOR CONVENIENCE. ENCLOSED PA TIO. ORIGINAL CONDITION BUT SHOWS WELL. HOLIDAY SPRINGS VILLAGE REPRESENTS ITSELF AS 55+. RESORT STYLE AMENITIES. NO LEASE. THIS IS A FANNIE MAE HOMEPATH PROPERTY.

20. 2000-10-12
    soldstatus $24,500
21. 1993-08-09
    soldstatus $28,500
22. 1992-09-18
    soldstatus $23,000

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $1,661 · $138/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: $19,486
• − Mortgage interest: −$4,033
• − Property taxes: −$1,661
• − Insurance: −$360
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − HOA: −$7,200
• − Depreciation: −$2,095
• Taxable income: $1,020
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $1,398/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

+213.0% since first listed

9 events — show timeline

• 2026-05-28 Listed $72,000 Beaches MLS
• 2021-06-19 Listing Removed — MARMLS
• 2021-06-16 Contingent — MARMLS
• 2021-05-07 Price Changed $62,000 MARMLS
• 2021-02-27 Listed $67,000 MARMLS
• 2015-03-27 Sold (MLS) $25,000 MARMLS
• 2000-10-12 Sold (Public Records) $24,500 Public Records
• 1993-08-09 Sold (Public Records) $28,500 Public Records
• 1992-09-18 Sold (Public Records) $23,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $1,661 · +0.8% YoY. Source: county tax records.