2710 Riverside Dr Unit 106-a · Coral Springs, FL 33065

$180,000

2 bd · 2.0 ba · 1,245 sqft · Condo public records · 73 Days on market

Built 1974 $694/mo HOA · 31% 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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 2-bathroom condo offering over 1,200 sq. ft. of comfortable living space. Features include a new A/C unit and a newer water heater (2013). Located in a quiet, well-kept community with a community pool, picnic area, and convenient access to shopping and the mall. All ages are welcome. Small pets allowed. Enjoy an enclosed balcony for added living space. Seller has attached the most recent structural inspection of the condominium as well as the 2026 budget for buyer review. Property has reserves.

Key facts

• Picnic area
• Enclosed balcony
• New a/c unit

Tags

• NEW A/C UNIT
• NEWER WATER HEATER
• COMMUNITY POOL
• PICNIC AREA
• ENCLOSED BALCONY

Property features AI

Finance

• Other: Directions: Take I-95 to Copans west exit, go to Riverside Drive and turn north on Riverside.
• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly HOA fee; Community clubhouse; Community pool; HOA covers maintenance of structure, trash, water, common areas, and pool service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Fire alarm; Security fence
• Utilities: Water service included in association; Trash service included in association
• Home design: Condominium; Resale property; Two-story building; First-floor entry
• Construction: Block construction
• Exterior features: Fenced; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Other
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric cooling
• Interior features: Disposal; Ceramic tile and other flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-25 ($-298/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Forest Hills Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 693 students, 74% FRL); Forest Glen Middle School (math 46% / reading 49%, grade C-, #288 of 571 statewide, top 51%, 1,115 students, 62% 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 soft (-0.0%/yr); 370 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 73 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $180k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% 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 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.24% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 6.7

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: -22.0%
• Equity multiple: 0.27×
• Total profit: $-36,915
• Equity at exit: $26,839

10-year hold

• IRR: -33.2%
• Equity multiple: -0.15×
• Total profit: $-57,941
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$944
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$75
• HOA: −$694
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-25

Break-even live

Break-even rent $2,261

Max offer price $175,616

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $26	+0% $-25	+5% $-76	+10% $-127
Rent	-10% $-201	-5% $-113	+0% $-25	+5% $63	+10% $151
Rate	-1.0pp $66	-0.5pp $21	base $-25	+0.5pp $-71	+1.0pp $-119

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	26d	1	0.02mi
2820 Riverside Dr Apt 107 Coral Springs, FL	3.0	2.0	1262	$2,450	$1.94	26d	1	0.06mi
2801 Riverside Dr Unit 401 Coral Springs, FL	3.0	2.0	1250	$2,400	$1.92	26d	1	0.06mi
2851 Riverside Dr Unit 205N Coral Springs, FL	3.0	2.0	1338	$2,490	$1.86	20d	1	0.07mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	0d	6	0.08mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	14d	1	0.14mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,650	$2.09	12d	1	0.14mi
2652 Riverside Dr Coral Springs, FL	3.0	2.5	1270	$2,550	$2.01	26d	1	0.14mi
2980 Riverside Dr Unit 125-3 Coral Springs, FL	2.0	2.0	1179	$2,295	$1.95	26d	1	0.15mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	23d	1	0.16mi
2977 Riverside Dr Coral Springs, FL	2.0	2.0	1030	$2,200	$2.14	0d	1	0.16mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	26d	1	0.17mi
3000 Riverside Dr Unit 201-1 Coral Springs, FL	2.0	2.0	1179	$2,100	$1.78	14d	1	0.18mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	26d	1	0.19mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	9d	1	0.20mi
2581 Riverside Dr Coral Springs, FL	3.0	2.5	1456	$3,000	$2.06	26d	1	0.21mi
3050 Riverside Dr Coral Springs, FL	2.0	2.5	1220	$2,100	$1.72	26d	1	0.22mi
3062 Riverside Dr Unit 4F Coral Springs, FL	3.0	2.5	1500	$2,800	$1.87	4d	1	0.22mi
3071 Riverside Dr #11 Coral Springs, FL	3.0	2.5	1465	$2,770	$1.89	26d	1	0.24mi
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	26d	1	0.24mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	26d	2	0.24mi
8429 Forest Hills Dr #305 Coral Springs, FL	2.0	2.0	1068	$2,100	$1.97	9d	1	0.28mi
3100 Riverside Dr #103 Coral Springs, FL	3.0	2.0	1275	$2,350	$1.84	26d	1	0.28mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	16d	1	0.29mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	14d	1	0.29mi
8441 Forest Hills Dr #202 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	26d	1	0.35mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	9d	1	0.36mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	0d	2	0.38mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	23d	2	0.38mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	26d	1	0.40mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.40mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,175	$2.39	12d	1	0.40mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	5d	1	0.40mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	26d	1	0.40mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	7d	1	0.40mi
8393 Royal Palm Blvd #102 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	4d	1	0.41mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	18d	1	0.41mi
8576 NW 32nd St Coral Springs, FL	3.0	2.0	1133	$2,499	$2.21	19d	1	0.41mi
8302 NW 24th St #8302 Coral Springs, FL	2.0	2.0	1140	$2,100	$1.84	26d	1	0.43mi
8204 NW 24th St Unit 8204 Coral Springs, FL	2.0	2.0	1140	$2,100	$1.84	26d	1	0.43mi

HOA detail condo

• Monthly dues: $694 · $8,328/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-21
   statusdays on market $180,000 Active 73 DOM
2. 2026-05-22
   status Pending
3. 2026-03-01
   listed $180,000 Active
4. 1999-09-15
   soldstatus $53,000
5. 1996-08-02
   soldstatus $53,200
6. 1980-09-01
   soldstatus $56,000

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$616/yr (+$51/mo · 70.1%)

ⓘ 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 · 29 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: $26,754
• − Mortgage interest: −$10,083
• − Property taxes: −$878
• − Insurance: −$900
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − HOA: −$8,328
• − Depreciation: −$5,236
• Taxable loss: −$2,952
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $411/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): 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

+221.4% since first listed

5 events — show timeline

• 2026-05-22 Pending — Beaches MLS
• 2026-03-01 Listed $180,000 Beaches MLS
• 1999-09-15 Sold (Public Records) $53,000 Public Records
• 1996-08-02 Sold (Public Records) $53,200 Public Records
• 1980-09-01 Sold (Public Records) $56,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $878 · +6.0% YoY. Source: county tax records.