3080 Holiday Springs Blvd #207 · Margate, FL 33063

$94,999

1 bd · 1.0 ba · 725 sqft · Condo public records · 325 Days on market

Built 1974 $575/mo HOA · 36% 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 +18.5/30.0
• 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
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOWEST PRICED UNIT IN HOLIDAY SPRINGS. MODEL PERFECT AND VERY CLEAN. FRESHLY PAINTED IN NUETRAL COLOR! NEWER BERBER CARPET. CAN BE PURCHASED FURNISHED OR NOT! EXCELLENT LOCATION SAME FLOOR AS LAUNDRY ROOM! ENCLOSED FLORIDA ROOM ADDS LIVING SPACE! NOTHING COMPARES TO THIS WONDERFUL APT AT THIS INCREDIBLE VALUE! ENJOY THE HOLIDAY SPRINGS RESORT STYLE SUPER ACTIVE CLUBHOUSE, POOL, EXERCISE ROOM AND MUCH MORE! * * * ASSOCIATION REQUIRES 20 % DOWN PAYMENT AND 6 MONTHS MAINTENANCE IN ESCROW FOR 18 MONTHS * * * THIS IS A MUST SEE!

Key facts

• $575 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include: cabana, clubhouse, fitness center, laundry, library, pool, shuffleboard court, storage, trash service, transportation service, elevators; Association fee covers: amenities, common areas, cable TV, hot water, insurance, internet, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, reserve fund, roof, sewer, trash, water

Exterior

• Parking: One assigned parking space
• Security: Smoke detector(s)
• Utilities: Electric water heater
• Home design: Attached property; 2nd-floor entry; 3-story building; Newly updated/renovated; Block construction
• Construction: Block construction; Newly updated/renovated
• Exterior features: Association heated pool; Association pool; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Icemaker
• Bedrooms: Den (8 ft x 12 ft)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Open living/dining area; Walk-in closet(s); Exterior lighting; Smoke detector(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents rising (+1.9%/yr); 558 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% 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 $657 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.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $83,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 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. 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. 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: 1.68% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 4.9

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-10,971
• Equity at exit: $14,165

10-year hold

• IRR: -4.6%
• Equity multiple: 0.72×
• Total profit: $-7,518
• Equity at exit: $8,214

Cash invested: $26,600 (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: 558
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$498
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$40
• HOA: −$575
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $91

Break-even live

Break-even rent $1,486

Max offer price $94,999

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $117	+0% $91	+5% $64	+10% $37
Rent	-10% $-36	-5% $27	+0% $91	+5% $154	+10% $217
Rate	-1.0pp $138	-0.5pp $115	base $91	+0.5pp $66	+1.0pp $41

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Riverside Dr Coral Springs, FL	1.0	1.0	469	$1,425	$3.04	4d	2	0.22mi
2401 Riverside Dr Unit 203B Coral Springs, FL	1.0	1.0	606	$1,495	$2.47	0d	1	0.22mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	23d	1	0.22mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	19d	1	0.28mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	13d	1	0.36mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	16d	1	0.36mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	11d	1	0.42mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	25d	1	0.42mi
2771 Riverside Dr Unit 412A Coral Springs, FL	—	1.0	468	$1,250	$2.67	25d	1	0.47mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	25d	1	0.47mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	16d	1	0.47mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	5d	1	0.47mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	25d	1	0.47mi
2771 Riverside Dr Unit 211-A Coral Springs, FL	1.0	1.0	541	$1,350	$2.50	0d	1	0.47mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	2d	1	0.47mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	23d	2	0.54mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	0d	2	0.54mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	6d	1	0.59mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.59mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	8d	3	0.61mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	11d	1	0.61mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	11d	1	0.63mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	0d	1	0.63mi
8770 Royal Palm Blvd #203 Coral Springs, FL	1.0	1.5	620	$1,725	$2.78	25d	1	0.65mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	4d	1	0.67mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	3d	1	0.78mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	23d	2	0.79mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	25d	1	0.93mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	25d	1	0.94mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	6d	1	0.94mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	21d	4	0.98mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	18d	2	0.98mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	1.00mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	5d	2	1.06mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	3d	1	1.11mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	5d	1	1.15mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	21d	2	1.17mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	11d	2	1.17mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	8d	1	1.17mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	6d	2	1.17mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $94,999 Active 325 DOM
2. 2026-06-18
   days on market $94,999 Active 322 DOM
3. 2026-06-17
   days on market $94,999 Active 321 DOM
4. 2026-06-16
   days on market $94,999 Active 320 DOM
5. 2026-06-15
   days on market $94,999 Active 319 DOM
6. 2026-06-13
   days on market $94,999 Active 317 DOM
7. 2026-06-09
   days on market $94,999 Active 313 DOM
8. 2026-06-07
   days on market $94,999 Active 311 DOM
9. 2026-06-04
   days on market $94,999 Active 308 DOM
10. 2026-06-03
    days on market $94,999 Active 307 DOM
11. 2026-06-02
    days on market $94,999 Active 306 DOM
12. 2026-06-01
    days on market $94,999 Active 305 DOM
13. 2026-05-31
    days on market $94,999 Active 304 DOM
14. 2025-09-20
    price $94,999
15. 2025-08-01
    listed $99,000 Active
16. 2025-07-30
    historical $99,000
17. 2023-06-09
    soldstatus $85,000
18. 2023-03-03
    soldstatus $52,100
19. 2009-11-12
    soldstatus $18,000
20. 2009-10-29
    soldstatus $18,000 535-char remark

    Show marketing remark (535 chars)

    LOWEST PRICED UNIT IN HOLIDAY SPRINGS. MODEL PERFECT AND VERY CLEAN. FRESHLY PAINTED IN NUETRAL COLOR! NEWER BERBER CARPET. CAN BE PURCHASED FURNISHED OR NOT! EXCELLENT LOCATION SAME FLOOR AS LAUNDRY ROOM! ENCLOSED FLORIDA ROOM ADDS LIVING SPACE! NOTHING COMPARES TO THIS WONDERFUL APT AT THIS INCREDIBLE VALUE! ENJOY THE HOLIDAY SPRINGS RESORT STYLE SUPER ACTIVE CLUBHOUSE, POOL, EXERCISE ROOM AND MUCH MORE! * * * ASSOCIATION REQUIRES 20 % DOWN PAYMENT AND 6 MONTHS MAINTENANCE IN ESCROW FOR 18 MONTHS * * * THIS IS A MUST SEE!

21. 2009-10-05
    historical 535-char remark

    Show marketing remark (535 chars)

    LOWEST PRICED UNIT IN HOLIDAY SPRINGS. MODEL PERFECT AND VERY CLEAN. FRESHLY PAINTED IN NUETRAL COLOR! NEWER BERBER CARPET. CAN BE PURCHASED FURNISHED OR NOT! EXCELLENT LOCATION SAME FLOOR AS LAUNDRY ROOM! ENCLOSED FLORIDA ROOM ADDS LIVING SPACE! NOTHING COMPARES TO THIS WONDERFUL APT AT THIS INCREDIBLE VALUE! ENJOY THE HOLIDAY SPRINGS RESORT STYLE SUPER ACTIVE CLUBHOUSE, POOL, EXERCISE ROOM AND MUCH MORE! * * * ASSOCIATION REQUIRES 20 % DOWN PAYMENT AND 6 MONTHS MAINTENANCE IN ESCROW FOR 18 MONTHS * * * THIS IS A MUST SEE!

22. 2009-08-10
    listed $19,000 535-char remark

    Show marketing remark (535 chars)

    LOWEST PRICED UNIT IN HOLIDAY SPRINGS. MODEL PERFECT AND VERY CLEAN. FRESHLY PAINTED IN NUETRAL COLOR! NEWER BERBER CARPET. CAN BE PURCHASED FURNISHED OR NOT! EXCELLENT LOCATION SAME FLOOR AS LAUNDRY ROOM! ENCLOSED FLORIDA ROOM ADDS LIVING SPACE! NOTHING COMPARES TO THIS WONDERFUL APT AT THIS INCREDIBLE VALUE! ENJOY THE HOLIDAY SPRINGS RESORT STYLE SUPER ACTIVE CLUBHOUSE, POOL, EXERCISE ROOM AND MUCH MORE! * * * ASSOCIATION REQUIRES 20 % DOWN PAYMENT AND 6 MONTHS MAINTENANCE IN ESCROW FOR 18 MONTHS * * * THIS IS A MUST SEE!

23. 2004-03-15
    soldstatus $45,000
24. 1992-12-29
    soldstatus $24,000

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$57/yr (+$5/mo · 7.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,205
• − Mortgage interest: −$5,321
• − Property taxes: −$732
• − Insurance: −$475
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$6,900
• − Depreciation: −$2,764
• Taxable loss: −$59
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,101/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

+295.8% since first listed

11 events — show timeline

• 2025-09-20 Price Changed $94,999 MARMLS
• 2025-08-01 Listed $99,000 MARMLS
• 2025-07-30 Coming Soon $99,000 MARMLS
• 2023-06-09 Sold (Public Records) $85,000 Public Records
• 2023-03-03 Sold (Public Records) $52,100 Public Records
• 2009-11-12 Sold (Public Records) $18,000 Public Records
• 2009-10-29 Sold (MLS) $18,000 Beaches MLS
• 2009-10-05 Listing Removed — Beaches MLS
• 2009-08-10 Listed $19,000 Beaches MLS
• 2004-03-15 Sold (Public Records) $45,000 Public Records
• 1992-12-29 Sold (Public Records) $24,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $732 · -4.3% YoY. Source: county tax records.