9912 Twin Lakes Dr Unit 33-e · Coral Springs, FL 33071

$139,990

2 bd · 2.0 ba · 768 sqft · Condo public records · 6 Days on market

Built 1981 $678/mo HOA · 33% of rent

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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 +9.5/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• $678 HOA
• Parking
• Built 1981

Property features AI

Finance

• Other: Building area listed as 768 (source: appraiser)
• Financial info: No land lease
• HOA & community: Community association: Lakewood Village of Coral Springs; Monthly HOA fee; Association amenities include a heated pool; HOA covers grounds and structure maintenance, sewer, trash, water, common areas, reserve funds, and roof repairs; Community contains 393 units; Pets allowed with breed and size restrictions

Exterior

• Parking: One parking space; Guest parking available
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Resale property; Two-story building; Faces east
• Construction: Built with concrete block (CBS)
• Exterior features: Not waterfront; Tile roof; Entry on the 2nd level

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: No notable built-in interior features listed
• Laundry & utility: Laundry area located in the kitchen; Unfurnished

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 $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (14.7% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $119k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Maplewood Elementary School (math 51% / reading 58%, grade C, #892 of 2,144 statewide, top 44%, 587 students, 60% FRL); Ramblewood Middle School (math 43% / reading 49%, grade D+, #300 of 571 statewide, top 53%, 1,125 students, 58% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Market conditions: Rents soft (-0.6%/yr); 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $140k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $119,346 (14.7% 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. 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. 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?
6. 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?
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: 1.45% ✓
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 5.7

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: -28.4%
• Equity multiple: 0.09×
• Total profit: $-35,592
• Equity at exit: $20,873

10-year hold

• IRR: -71.3%
• Equity multiple: -0.57×
• Total profit: $-61,599
• Equity at exit: $12,104

Cash invested: $39,197 (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 33071

• Home prices YoY: -35.0%
• Rents YoY: -0.6%
• Active inventory: 246
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$734
• Tax from tax record: −$253 /mo · $3,038/yr
• Insurance: −$58
• HOA: −$678
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-117

Break-even live

Break-even rent $2,182

Max offer price $119,346

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-77	+0% $-117	+5% $-156	+10% $-196
Rent	-10% $-278	-5% $-197	+0% $-117	+5% $-37	+10% $44
Rate	-1.0pp $-46	-0.5pp $-81	base $-117	+0.5pp $-153	+1.0pp $-190

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: $34,998
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Twin Lakes Dr Unit 8J Coral Springs, FL	2.0	2.0	768	$2,200	$2.86	15d	1	0.03mi
908 Twin Lakes Dr Unit 8C Coral Springs, FL	2.0	2.0	768	$2,100	$2.73	7d	1	0.03mi
9964 Twin Lakes Dr Unit 35B Coral Springs, FL	2.0	2.0	768	$2,000	$2.60	26d	1	0.04mi
922 Twin Lakes Dr Unit 922 Coral Springs, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.05mi
922 Twin Lakes Dr Unit 922 Coral Springs, FL	2.0	2.0	768	$2,000	$2.60	4d	1	0.05mi
10092 Twin Lakes Dr Unit 38H Coral Springs, FL	2.0	2.0	768	$1,950	$2.54	26d	1	0.10mi
10148 Twin Lakes Dr Unit 12C Coral Springs, FL	2.0	2.0	768	$1,600	$2.08	19d	1	0.15mi
10176 Twin Lakes Dr Unit 13C Coral Springs, FL	2.0	2.0	768	$1,790	$2.33	4d	1	0.17mi
10176 Twin Lakes Dr Unit 13C Coral Springs, FL	2.0	2.0	768	$1,790	$2.33	26d	1	0.17mi
10001 W Atlantic Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	765	$2,000	$2.61	26d	3	0.17mi
10001 W Atlantic Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	765	$2,000	$2.61	12d	3	0.17mi
10001 W Atlantic Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	765	$2,000	$2.61	7d	4	0.17mi
10165 Twin Lakes Dr Unit 23F Coral Springs, FL	2.0	2.0	768	$1,680	$2.19	26d	1	0.20mi
848 Twin Lakes Dr Unit 19G Coral Springs, FL	2.0	2.0	768	$1,795	$2.34	26d	1	0.24mi
1004 Twin Lakes Dr #1004 Coral Springs, FL	2.0	2.0	768	$1,850	$2.41	26d	1	0.24mi
9621 NW 4th St Coral Springs, FL	2.0	2.0	870	$1,975	$2.27	19d	1	0.35mi
790 Harbor Inn Dr Coral Springs, FL	1.0	1.0	875	$2,010	$2.30	26d	1	0.38mi
9641 Riverside Dr Unit F1 Coral Springs, FL	2.0	2.0	995	$2,200	$2.21	26d	1	0.53mi
1351 NW 94th Way Unit 1 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	3d	1	0.55mi
1351 NW 94th Way #1351 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	26d	1	0.55mi
1357 NW 94th Way #1357 Coral Springs, FL	2.0	1.5	837	$1,875	$2.24	16d	1	0.56mi
9111 Ramblewood Dr Coral Springs, FL	1.0–3.0	1.0–2.0	1131	$2,478	$2.19	0d	25	0.59mi
1041 Coral Club Dr #1041 Coral Springs, FL	1.0	1.0	816	$1,750	$2.14	26d	1	0.61mi
1084 Coral Club Dr Coral Springs, FL	1.0	1.0	816	$1,850	$2.27	26d	1	0.61mi
998 Coral Club Dr #998 Coral Springs, FL	2.0	2.0	1044	$2,000	$1.92	12d	1	0.61mi
1001 Coral Club Dr #1001 Coral Springs, FL	2.0	2.0	1044	$2,100	$2.01	9d	1	0.61mi
1005 Coral Club Dr #1005 Coral Springs, FL	2.0	2.0	1044	$2,250	$2.16	5d	1	0.61mi
937 Coral Club Dr #937 Coral Springs, FL	1.0	1.0	816	$1,690	$2.07	6d	1	0.61mi
1142 Coral Club Dr #1142 Coral Springs, FL	2.0	2.0	1044	$2,100	$2.01	26d	1	0.61mi
1001 Coral Club Dr #1001 Coral Springs, FL	2.0	2.0	1044	$2,200	$2.11	26d	1	0.61mi
1088 Coral Club Dr #1088 Coral Springs, FL	2.0	2.0	1074	$2,300	$2.14	7d	1	0.61mi
979 Coral Club Dr #979 Coral Springs, FL	2.0	2.0	1044	$1,990	$1.91	26d	1	0.61mi
1013 Coral Club Dr #1013 Coral Springs, FL	1.0	1.0	816	$1,750	$2.14	26d	1	0.61mi
9288 W Atlantic Blvd #1114 Coral Springs, FL	2.0	2.0	986	$2,250	$2.28	26d	1	0.67mi
1138 Coral Club Dr #1138 Coral Springs, FL	2.0	2.0	1044	$2,200	$2.11	26d	1	0.67mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	16d	1	0.70mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	9d	1	0.70mi
9266 W Atlantic Blvd #1026 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	26d	1	0.70mi
9022 W Atlantic Blvd #214 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	6d	1	0.74mi
9122 W Atlantic Blvd #724 Coral Springs, FL	2.0	2.0	986	$2,150	$2.18	9d	1	0.78mi

HOA detail condo

• Monthly dues: $678 · $8,136/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $139,990 Active 6 DOM
2. 2026-06-18
   days on market $139,990 Active 3 DOM
3. 2026-06-17
   days on market $139,990 Active 2 DOM
4. 2026-06-15
   listed $139,990 Active 1 DOM

ⓘ 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: $3,038 · $253/mo
• Projected year-2 tax: $3,038 · $253/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 (shaded) · 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: $24,406
• − Mortgage interest: −$7,842
• − Property taxes: −$3,038
• − Insurance: −$700
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − HOA: −$8,136
• − Depreciation: −$4,072
• Taxable loss: −$3,287
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $-614/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 — 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): 42,255
• Household income: $106,149
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1123.0

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 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 34% Black 22% Two or more races 20% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -203.71%
• Current HPI: 378.3293
• Rent YoY: ▼ -0.56%
• 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

+250.0% since first listed

3 events — show timeline

• 2026-06-15 Listed $139,990 Beaches MLS
• 2000-03-16 Sold (Public Records) $46,000 Public Records
• 1981-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,038 · +0.9% YoY. Source: county tax records.