11812 Royal Palm Blvd · Coral Springs, FL 33065

$299,000

3 bd · 3.0 ba · 1,522 sqft · SingleFamily public records · 44 Days on market

Built 1995 958 sqft lot Est $416k · 28% under $325/mo HOA · 12% 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this well-maintained townhome full of potential and ready for its next chapter. Whether you're an investor searching for your next project or an end buyer, this residence offers the perfect canvas. Lovingly cared for over the years, the home is move-in ready while offering the chance to update and customize at your own pace. Featuring a functional layout, generous living spaces, and solid bones, this property is ideal for those with vision. A fantastic opportunity to build equity and make it your own.

Key facts

• $325 HOA
• Community pool
• Built 1995

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Homeowners association (Eagle Creek Homeowners Association); HOA fee $325 monthly; HOA covers common area maintenance and pool service; Association amenities include parking, pool, and maintained community

Exterior

• Parking: No covered carport; Association-managed parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Townhouse; Two-story; North-facing; Resale property
• Construction: Built with CBS construction materials; Tile roof; Living area reported as 1,522 (public records)
• Exterior features: Waterfront property; Pool access via association; Maintained community areas

Interior

• Kitchen: Dishwasher, Electric range, Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom (three total); One main-level bathroom
• Heating & cooling: Central individual heating; Central air and ceiling fans
• Interior features: Dishwasher, Electric range, Refrigerator; Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (10.2% below list).
• Recommended offer: $268k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Westchester Elementary School (math 50% / reading 63%, grade C+, #816 of 2,144 statewide, top 39%, 1,123 students, 59% FRL); Sawgrass Springs Middle School (math 46% / reading 51%, grade C-, #274 of 571 statewide, top 50%, 1,073 students, 56% FRL); Coral Glades High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 2,762 students, 58% FRL).
• Market conditions: Rents soft (-0.0%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% 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 $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $299k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,389 (10.2% 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 44 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.90% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $415,506
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11792 Royal Palm Blvd	0.02mi	3/2.5	1,522 (0%)	23mo	$415,000	$273	78

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.27×
• Total profit: $-61,484
• Equity at exit: $44,582

10-year hold

• IRR: -26.3%
• Equity multiple: -0.08×
• Total profit: $-90,243
• Equity at exit: $25,852

Cash invested: $83,720 (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: 365
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$186 /mo · $2,229/yr
• Insurance: −$125
• HOA: −$325
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-83

Break-even live

Break-even rent $2,789

Max offer price $284,322

Occupancy floor 98%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2075 Coral Ridge Dr Unit 2075 Coral Springs, FL	3.0	2.0	1258	$2,295	$1.82	24d	1	0.16mi
11698 NW 20th Dr Coral Springs, FL	3.0	2.5	1600	$2,750	$1.72	22d	1	0.21mi
11609 NW 25th St Unit 11627 Ace Coral Springs, FL	2.0	2.5	1320	$2,125	$1.61	24d	1	0.21mi
11580 NW 20th Dr Coral Springs, FL	4.0	2.0	1821	$4,300	$2.36	18d	1	0.28mi
12165 Royal Palm Blvd Unit 3C Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	17d	1	0.30mi
11458 Royal Palm Blvd #11458 Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	24d	1	0.32mi
11458 Royal Palm Blvd Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	18d	1	0.32mi
2700 NW 112th Ave Coral Springs, FL	4.0	2.0	2146	$4,900	$2.28	24d	1	0.48mi
1501 Coral Ridge Dr Coral Springs, FL	2.0–3.0	2.0	1210	$2,722	$2.25	2d	32	0.53mi
11606 NW 29th St Unit 1A Coral Springs, FL	2.0	1.5	1100	$1,750	$1.59	8d	1	0.55mi
11606 NW 29th St Unit 1A Coral Springs, FL	2.0	1.5	1100	$1,750	$1.59	5d	1	0.55mi
11604 NW 29th Ct Unit 2C Coral Springs, FL	2.0	1.5	1100	$1,790	$1.63	24d	1	0.59mi
11101 Royal Palm Blvd Coral Springs, FL	2.0	1.5–2.0	1015	$1,925	$1.90	2d	3	0.64mi
11101 Royal Palm Blvd Coral Springs, FL	2.0	1.5–2.0	1015	$1,925	$1.90	24d	3	0.64mi
3117 Coral Ridge Dr #3117 Coral Springs, FL	2.0	2.5	1150	$2,000	$1.74	24d	1	0.71mi
3135 Coral Ridge Dr #3135 Coral Springs, FL	2.0	2.5	1100	$2,000	$1.82	22d	1	0.72mi
3105 NW 118th Dr Unit 3113 Coral Springs, FL	3.0	2.5	2115	$2,894	$1.37	24d	1	0.72mi
3134 Coral Ridge Dr #3136 Coral Springs, FL	3.0	2.5	1250	$3,000	$2.40	11d	1	0.77mi
3165 NW 116th Ave Unit 3165 Coral Springs, FL	3.0	2.0	1696	$3,500	$2.06	24d	1	0.80mi
10787 Royal Palm Blvd #5 Coral Springs, FL	3.0	2.0	1325	$2,699	$2.04	19d	1	0.89mi
10787 Royal Palm Blvd #5 Coral Springs, FL	3.0	2.0	1325	$2,599	$1.96	4d	1	0.89mi
10890 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1102	$3,036	$2.75	1d	19	0.89mi
1359 NW 112th Ter Coral Springs, FL	4.0	2.0	2236	$4,600	$2.06	21d	1	0.91mi
12000 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1202	$2,938	$2.44	2d	36	0.94mi
2701 NW 107th Ave Coral Springs, FL	3.0	2.5	1956	$5,000	$2.56	24d	1	0.95mi
2701 NW 107th Ave Coral Springs, FL	3.0	2.5	1956	$5,000	$2.56	5d	1	0.95mi
10623 Royal Palm Blvd Coral Springs, FL	2.0	2.5	1263	$2,400	$1.90	24d	1	1.04mi
1617 Cypress Pointe Dr #1617 Coral Springs, FL	3.0	2.5	1510	$2,999	$1.99	24d	1	1.04mi
11150 W Sample Rd #50 Coral Springs, FL	3.0	2.0	1080	$2,400	$2.22	24d	1	1.08mi
2532 Coral Springs Dr #2532 Coral Springs, FL	3.0	2.5	1478	$2,600	$1.76	24d	1	1.10mi
11403 NW 35th St Coral Springs, FL	3.0	2.0	1217	$2,200	$1.81	24d	1	1.11mi
11403 NW 35th St Coral Springs, FL	3.0	2.0	1217	$2,200	$1.81	20d	1	1.11mi
11627 NW 35th Ct Coral Springs, FL	3.0	2.0	1100	$2,700	$2.45	24d	1	1.11mi
2580 Coral Springs Dr #2580 Coral Springs, FL	3.0	2.5	1478	$2,590	$1.75	22d	1	1.12mi
2580 Coral Springs Dr #2580 Coral Springs, FL	3.0	2.5	1478	$2,550	$1.73	4d	1	1.12mi
2700 Coral Springs Dr Coral Springs, FL	2.0	2.0	1204	$2,075	$1.72	20d	2	1.13mi
11511 NW 36th St Coral Springs, FL	3.0	2.0	1510	$2,800	$1.85	24d	1	1.16mi
2878 Coral Springs Dr #2878 Coral Springs, FL	2.0	2.5	1126	$2,600	$2.31	11d	1	1.17mi
10534 NW 29th Ct Coral Springs, FL	2.0	2.0	1075	$2,350	$2.19	5d	1	1.20mi
3050 Coral Springs Dr Unit 1 Coral Springs, FL	2.0	2.0	1500	$2,100	$1.40	24d	1	1.26mi

HOA detail

• Monthly dues: $325 · $3,900/yr

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 44 DOM
2. 2026-06-17
   days on market $299,000 Active 43 DOM
3. 2026-06-16
   days on market $299,000 Active 42 DOM
4. 2026-06-15
   days on market $299,000 Active 41 DOM
5. 2026-06-13
   days on market $299,000 Active 39 DOM
6. 2026-06-09
   days on market $299,000 Active 35 DOM
7. 2026-06-08
   days on market $299,000 Active 34 DOM
8. 2026-06-07
   days on market $299,000 Active 33 DOM
9. 2026-06-04
   days on market $299,000 Active 30 DOM
10. 2026-06-03
    days on market $299,000 Active 29 DOM
11. 2026-06-02
    days on market $299,000 Active 28 DOM
12. 2026-06-01
    days on market $299,000 Active 27 DOM
13. 2026-05-31
    days on market $299,000 Active 26 DOM
14. 2026-05-05
    listed $299,000 Active
15. 2002-12-04
    soldstatus $145,000
16. 1995-12-01
    soldstatus $103,900

ⓘ 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: $2,229 · $186/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$252/yr (+$21/mo · 11.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,207
• − Mortgage interest: −$16,749
• − Property taxes: −$2,229
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$3,900
• − Depreciation: −$8,698
• Taxable loss: −$6,018
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $447/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

+187.8% since first listed

3 events — show timeline

• 2026-05-05 Listed $299,000 Beaches MLS
• 2002-12-04 Sold (Public Records) $145,000 Public Records
• 1995-12-01 Sold (Public Records) $103,900 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,229 · +4.1% YoY. Source: county tax records.