3080 Holiday Springs Blvd #209 · Margate, FL 33063

$109,999

2 bd · 2.0 ba · 958 sqft · Condo public records · 99 Days on market

Built 1974 $742/mo HOA · 39% 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 +19.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

Lovely 2 Bedroom, 2 Bath Condo in Holiday Springs. a 55+ Active Adult Community, located in Margate. The unit offers a spacious layout and a warm and inviting atmosphere. Enjoy the community's exceptional amenities. A Resort Style fitness center, tennis, pickleball, shuffleboard, a heated pool, clubhouse, hobby room and more. Laundry in the building, storage room. Close to shopping, fine dining, the casino, hospitals and the beach. Service dogs allowed. A minimum of 20% down and a 650-credit score required, 6 mths. maint. escrowed by the assoc. for 18 mths. No leasing allowed. Schedule an appointment today!

Key facts

• Close to the beach
• Close to fine dining
• Close to shopping

Tags

• RESORT STYLE FITNESS CENTER
• HEATED POOL
• CLOSE TO SHOPPING
• CLOSE TO FINE DINING
• CLOSE TO THE BEACH

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA amenities include clubhouse, fitness center, pool, shuffleboard court, community room, hobby room, and pickleball courts; HOA covers structure maintenance; Senior community

Exterior

• Parking: Guest parking available
• Utilities: Standard electric service; Central heating and central air conditioning
• Home design: Condominium; Resale unit; 3-story building; Entry on second floor
• Construction: Block construction
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Zoned schools: Alphabet Land-Margate (8 students, 0% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coral Springs High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,320 students, 59% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($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 $760 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 99 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $100,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.74% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 4.8

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-11,850
• Equity at exit: $16,401

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-6,973
• Equity at exit: $9,511

Cash invested: $30,800 (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: 548
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$577
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$46
• HOA: −$742
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $119

Break-even live

Break-even rent $1,759

Max offer price $109,999

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	22d	1	0.22mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	18d	1	0.28mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	15d	1	0.36mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	12d	1	0.36mi
8393 Royal Palm Blvd #102 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	3d	1	0.36mi
2598 Riverside Dr Unit 2598 Coral Springs, FL	2.0	2.0	820	$1,600	$1.95	24d	1	0.37mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	22d	1	0.38mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	24d	1	0.42mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	11d	1	0.42mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	4d	1	0.43mi
8443 Royal Palm Blvd #8443 Coral Springs, FL	3.0	2.0	1073	$2,500	$2.33	3d	1	0.43mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	4d	1	0.47mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	24d	1	0.47mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	15d	1	0.47mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	24d	1	0.47mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	1d	1	0.47mi
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	24d	1	0.52mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,985	$2.28	22d	2	0.54mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	16d	1	0.56mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	11d	1	0.59mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	5d	1	0.59mi
2701 N Rock Island Rd Margate, FL	1.0	1.0	757	$1,865	$2.46	17d	1	0.59mi
2701 N Rock Island Rd Margate, FL	1.0	1.0	757	$1,907	$2.52	2d	1	0.59mi
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.60mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$2,050	$2.45	7d	3	0.61mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$2,265	$2.24	1d	6	0.61mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	10d	1	0.61mi
2905 Crestwood Ter #3203 Margate, FL	2.0	2.0	1036	$2,500	$2.41	14d	1	0.62mi
2905 Crestwood Ter #3203 Margate, FL	2.0	2.0	1036	$2,300	$2.22	24d	1	0.62mi
2905 Crestwood Ter #3203 Margate, FL	2.0	2.0	1036	$2,300	$2.22	20d	1	0.62mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	11d	1	0.63mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	7d	1	0.64mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	24d	1	0.64mi
3340 Pinewalk Dr N #1518 Margate, FL	2.0	2.0	1027	$2,000	$1.95	24d	1	0.64mi
8770 Royal Palm Blvd #203 Coral Springs, FL	1.0	1.5	620	$1,725	$2.78	24d	1	0.65mi
8750 Royal Palm Blvd Unit 109-3 Coral Springs, FL	2.0	2.0	805	$1,850	$2.30	24d	1	0.67mi
8750 Royal Palm Blvd Unit 208-3 Coral Springs, FL	2.0	2.0	805	$2,195	$2.73	10d	1	0.67mi
8750 Royal Palm Blvd Unit 111 Coral Springs, FL	2.0	2.0	800	$1,900	$2.38	24d	1	0.67mi
8750 Royal Palm Blvd Unit 208-3 Coral Springs, FL	2.0	2.0	805	$2,200	$2.73	15d	1	0.67mi
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	24d	1	0.67mi

HOA detail condo

• Monthly dues: $742 · $8,904/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $109,999 Active 99 DOM
2. 2026-06-17
   days on market $109,999 Active 98 DOM
3. 2026-06-16
   days on market $109,999 Active 97 DOM
4. 2026-06-15
   days on market $109,999 Active 96 DOM
5. 2026-06-13
   days on market $109,999 Active 94 DOM
6. 2026-06-09
   days on market $109,999 Active 90 DOM
7. 2026-06-07
   days on market $109,999 Active 88 DOM
8. 2026-06-04
   days on market $109,999 Active 85 DOM
9. 2026-06-03
   days on market $109,999 Active 84 DOM
10. 2026-06-02
    days on market $109,999 Active 83 DOM
11. 2026-06-01
    days on market $109,999 Active 82 DOM
12. 2026-05-31
    days on market $109,999 Active 81 DOM
13. 2025-08-28
    listed $109,999 Active
14. 2025-04-17
    soldstatus $90,000
15. 1990-07-19
    soldstatus $41,000

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$613/yr (+$51/mo · 204.3%)

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

Taxation est. · year 1

• Rental income: $22,915
• − Mortgage interest: −$6,162
• − Property taxes: −$300
• − Insurance: −$550
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$8,904
• − Depreciation: −$3,200
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,395/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

+168.3% since first listed

3 events — show timeline

• 2025-08-28 Listed $109,999 Beaches MLS
• 2025-04-17 Sold (Public Records) $90,000 Public Records
• 1990-07-19 Sold (Public Records) $41,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $300 · -80.8% YoY. Source: county tax records.