2526 Coral Springs Dr #2526 · Coral Springs, FL 33065

$190,000

2 bd · 3.0 ba · 1,343 sqft · Condo public records · 33 Days on market

Built 1980 $387/mo HOA · 16% 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 +16.8/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special. Cash only. Property is a two 2 1/2 but the primary suite is very large so there’s a possibility to make it into three bedrooms. House needs work. No offers will be accepted that our site unseen. . Can rent immediately.

Key facts

• $387 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee covers amenities; Community pool

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Utilities: Cable available
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block and stucco construction; Resale property
• Exterior features: Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating
• Interior features: Family/Dining room; First-floor entry; High ceilings; Main living area on entry level; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• 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 22d 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 39% 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 $6k 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 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $190k implies a 111% 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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 6.6

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: -16.3%
• Equity multiple: 0.44×
• Total profit: $-29,666
• Equity at exit: $28,330

10-year hold

• IRR: -17.4%
• Equity multiple: 0.22×
• Total profit: $-41,617
• Equity at exit: $16,428

Cash invested: $53,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$996
• Tax from tax record: −$309 /mo · $3,708/yr
• Insurance: −$79
• HOA: −$387
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $123

Break-even live

Break-even rent $2,243

Max offer price $190,000

Occupancy floor 90%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2532 Coral Springs Dr #2532 Coral Springs, FL	3.0	2.5	1478	$2,600	$1.76	24d	1	0.03mi
2580 Coral Springs Dr #2580 Coral Springs, FL	3.0	2.5	1478	$2,550	$1.73	3d	1	0.07mi
2580 Coral Springs Dr #2580 Coral Springs, FL	3.0	2.5	1478	$2,590	$1.75	21d	1	0.07mi
2700 Coral Springs Dr Coral Springs, FL	2.0	2.0	1204	$2,075	$1.72	19d	2	0.12mi
10623 Royal Palm Blvd Coral Springs, FL	2.0	2.5	1263	$2,400	$1.90	24d	1	0.18mi
10701 Royal Palm Blvd Coral Springs, FL	2.0	2.0	958	$2,100	$2.19	24d	1	0.22mi
10787 Royal Palm Blvd #5 Coral Springs, FL	3.0	2.0	1325	$2,599	$1.96	4d	1	0.25mi
10787 Royal Palm Blvd #5 Coral Springs, FL	3.0	2.0	1325	$2,699	$2.04	18d	1	0.25mi
2878 Coral Springs Dr #2878 Coral Springs, FL	2.0	2.5	1126	$2,600	$2.31	10d	1	0.25mi
10534 NW 29th Ct Coral Springs, FL	2.0	2.0	1075	$2,350	$2.19	5d	1	0.32mi
2966 Coral Springs Dr Coral Springs, FL	2.0	2.0	1020	$1,950	$1.91	24d	1	0.39mi
10890 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1102	$2,534	$2.30	1d	19	0.44mi
3050 Coral Springs Dr Unit 1 Coral Springs, FL	2.0	2.0	1500	$2,100	$1.40	24d	1	0.45mi
3050 Coral Springs Dr Unit 3 Coral Springs, FL	3.0	2.0	1400	$2,400	$1.71	24d	1	0.45mi
11101 Royal Palm Blvd Coral Springs, FL	2.0	1.5–2.0	1015	$1,925	$1.90	2d	3	0.46mi
11101 Royal Palm Blvd Coral Springs, FL	2.0	1.5–2.0	1015	$1,925	$1.90	24d	3	0.46mi
2501 NW 99th Ave Coral Springs, FL	3.0	2.5	1434	$2,800	$1.95	24d	1	0.50mi
2501 NW 99th Ave Coral Springs, FL	3.0	2.5	1434	$2,800	$1.95	20d	1	0.50mi
3100 Coral Springs Dr Coral Springs, FL	2.0	2.0	1131	$1,962	$1.74	17d	2	0.50mi
2498 NW 99th Ave Coral Springs, FL	3.0	2.5	1434	$3,000	$2.09	24d	1	0.51mi
2496 NW 99th Ave Coral Springs, FL	3.0	2.5	1434	$3,000	$2.09	24d	1	0.51mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,100	$1.91	2d	1	0.54mi
3162 Coral Springs Dr #4 Coral Springs, FL	2.0	2.0	1100	$2,125	$1.93	24d	1	0.54mi
2621 NW 99th Ave #2621 Coral Springs, FL	3.0	2.5	1434	$3,100	$2.16	20d	1	0.54mi
2621 NW 99th Ave #2621 Coral Springs, FL	3.0	2.5	1434	$3,100	$2.16	5d	1	0.54mi
11181 Royal Palm Blvd Unit 83 Coral Springs, FL	2.0	2.0	950	$2,025	$2.13	7d	1	0.55mi
3247 NW 103rd Ter Unit 308C Coral Springs, FL	2.0	2.0	1050	$1,800	$1.71	24d	1	0.60mi
10700 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–3.0	1141	$2,444	$2.14	1d	5	0.68mi
#8455 Pompano Beach, FL	2.0	2.0	910	$2,000	$2.20	13d	1	0.74mi
11458 Royal Palm Blvd #11458 Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	24d	1	0.78mi
11458 Royal Palm Blvd Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	17d	1	0.78mi
3400 Coral Springs Dr Coral Springs, FL	2.0–3.0	2.0	1852	$2,800	$1.51	18d	4	0.80mi
10777 W Sample Rd Coral Springs, FL	2.0	2.0	1350	$2,150	$1.59	20d	2	0.81mi
1617 Cypress Pointe Dr #1617 Coral Springs, FL	3.0	2.5	1510	$2,999	$1.99	24d	1	0.81mi
10777 W Sample Rd #312 Coral Springs, FL	2.0	2.0	1350	$2,200	$1.63	24d	1	0.81mi
11150 W Sample Rd #50 Coral Springs, FL	3.0	2.0	1080	$2,400	$2.22	24d	1	0.86mi
10261 NW 35th St #10 Coral Springs, FL	3.0	2.0	1238	$2,450	$1.98	1d	1	0.87mi
10722 La Placida Dr S Unit 9-B2 Coral Springs, FL	2.0	2.0	1000	$2,050	$2.05	24d	1	0.89mi
11609 NW 25th St Unit 11627 Ace Coral Springs, FL	2.0	2.5	1320	$2,125	$1.61	24d	1	0.93mi
2075 Coral Ridge Dr Unit 2075 Coral Springs, FL	3.0	2.0	1258	$2,295	$1.82	24d	1	0.95mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   status $190,000 Pending 33 DOM
2. 2026-06-04
   days on market $190,000 Active 33 DOM
3. 2026-06-03
   days on market $190,000 Active 32 DOM
4. 2026-06-02
   days on market $190,000 Active 31 DOM
5. 2026-06-01
   days on market $190,000 Active 30 DOM
6. 2026-05-31
   days on market $190,000 Active 29 DOM
7. 2026-05-02
   listed $190,000 Active
8. 2025-11-13
   soldstatus $90,000
9. 2006-03-23
   soldstatus $161,500
10. 1985-07-01
    soldstatus $48,000
11. 1981-04-01
    soldstatus $61,500

ⓘ 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: $3,708 · $309/mo
• Projected year-2 tax: $3,708 · $309/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 · 27 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: $28,778
• − Mortgage interest: −$10,643
• − Property taxes: −$3,708
• − Insurance: −$950
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$4,644
• − Depreciation: −$5,527
• Taxable loss: −$1,299
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,787/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

+208.9% since first listed

5 events — show timeline

• 2026-05-02 Listed $190,000 MARMLS
• 2025-11-13 Sold (Public Records) $90,000 Public Records
• 2006-03-23 Sold (Public Records) $161,500 Public Records
• 1985-07-01 Sold (Public Records) $48,000 Public Records
• 1981-04-01 Sold (Public Records) $61,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,708 · -2.2% YoY. Source: county tax records.