3751 NW 115th Ave Unit 4-3 · Coral Springs, FL 33065

$189,900

3 bd · 3.0 ba · 1,440 sqft · Condo public records · 52 Days on market

Built 1975 $750/mo HOA · 29% of rent

---

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 +9.7/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 BEDROOM 2.5 BATH INCOME PRODUCING PROPERTY IN DESIRABLE CORAL SPRINGS. 2023 IMPACT WINDOWS AND SLIDING GLASS DOOR. FIRST FLOOR FEATURES LARGE LIVING AREA, DINING ROOM, KITCHEN, DEN/OFFICE AND A 1/2 BATH. UPSTAIRS FEATURES 3 BEDROOMS AND 2 FULL BATHS. MASTER BEDROOM OFFERS WALK IN CLOSET AND PARTIALLY RENOVATED BATH. WASHER/DRYER HOOK UP. CORAL SPRINGS ESTATE TOWNHOMES IS LOCATED NEXT TO CASTLEWOOD PARK. INVESTORS WELCOME. NO RENTAL RESTRICTION. LONG TERM TENANT IS MONTH TO MONTH PAYING $2400. NOTE: UNIT 4 ENTRANCE IS LOCATED ON THE 2ND FLOOR

Key facts

• Large living area
• Kitchen
• Sliding glass door

Tags

• IMPACT WINDOWS
• SLIDING GLASS DOOR
• LARGE LIVING AREA
• DINING ROOM
• KITCHEN
• DEN OFFICE

Property features AI

Finance

• HOA & community: Community pool; Monthly association fee (paid monthly); Association fee includes insurance, grounds maintenance, sewer, trash, and water; Association: CORAL SPRINGS ESTATE TOWNHOMES; Pets allowed with possible restrictions

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Two levels; Three-story building; Faces west; Resale property
• Construction: Concrete block with stucco and stucco exterior; Mixed and tile roof; Built with other materials
• Exterior features: No waterfront; Entry on level 2

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: No main level bedrooms (units are on upper levels)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); One main level bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Storm windows
• Laundry & utility: Washer hookup in unit; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (11.7% below list).
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $168k (11.7% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Coral Springs Elementary School (math 25% / reading 31%, grade F, #1,951 of 2,144 statewide, top 91%, 466 students, 85% FRL); Coral Springs Middle School (math 46% / reading 53%, grade C, #259 of 571 statewide, top 46%, 1,003 students, 54% 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 21d 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 42% 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 52 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $133k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $167,718 (11.7% 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 52 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 6.1

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: -26.6%
• Equity multiple: 0.14×
• Total profit: $-45,793
• Equity at exit: $28,315

10-year hold

• IRR: -59.0%
• Equity multiple: -0.45×
• Total profit: $-77,207
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$996
• Tax from tax record: −$347 /mo · $4,164/yr
• Insurance: −$79
• HOA: −$750
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-126

Break-even live

Break-even rent $2,749

Max offer price $167,718

Occupancy floor 100%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3750 NW 115th Ave Unit 6 Coral Springs, FL	3.0	2.5	1440	$2,100	$1.46	24d	1	0.05mi
11640 NW 39th St #8 Coral Springs, FL	3.0	2.5	1300	$2,500	$1.92	24d	1	0.10mi
11511 NW 36th St Coral Springs, FL	3.0	2.0	1510	$2,800	$1.85	24d	1	0.13mi
11461 NW 38th St Coral Springs, FL	3.0	2.0	1800	$2,800	$1.56	24d	1	0.13mi
11627 NW 35th Ct Coral Springs, FL	3.0	2.0	1100	$2,700	$2.45	24d	1	0.14mi
3525 NW 114th Ln Coral Springs, FL	2.0	2.0	1032	$2,200	$2.13	13d	1	0.19mi
3731 NW 114th Ave Coral Springs, FL	3.0	2.0	1609	$3,380	$2.10	17d	1	0.19mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	7d	1	0.21mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	16d	1	0.21mi
11403 NW 35th St Coral Springs, FL	3.0	2.0	1217	$2,200	$1.81	19d	1	0.28mi
11403 NW 35th St Coral Springs, FL	3.0	2.0	1217	$2,200	$1.81	24d	1	0.28mi
4053 NW 114th Ave Unit 4053 Coral Springs, FL	3.0	2.0	1100	$2,200	$2.00	1d	1	0.36mi
4104 NW 114th Ave Coral Springs, FL	2.0	2.0	979	$2,250	$2.30	24d	1	0.39mi
11576 NW 42nd St #11576 Coral Springs, FL	3.0	2.0	1058	$2,500	$2.36	1d	1	0.42mi
11575 NW 42nd St Coral Springs, FL	3.0	2.0	1058	$1,950	$1.84	24d	1	0.43mi
3255 Coral Ridge Dr #3255 Coral Springs, FL	3.0	2.0	966	$1,900	$1.97	2d	1	0.46mi
3211 Coral Ridge Dr #3211 Coral Springs, FL	3.0	2.0	966	$2,000	$2.07	7d	1	0.46mi
3255 Coral Ridge Dr #3255 Coral Springs, FL	3.0	2.0	966	$1,900	$1.97	17d	1	0.46mi
4260 NW 114th Ter #60 Coral Springs, FL	3.0	2.5	1600	$2,990	$1.87	5d	1	0.47mi
4170 NW 114th Ave Unit 4174 Coral Springs, FL	2.0	2.0	1151	$1,809	$1.57	24d	1	0.47mi
3165 NW 116th Ave Unit 3165 Coral Springs, FL	3.0	2.0	1696	$3,500	$2.06	24d	1	0.47mi
12000 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1202	$2,938	$2.44	1d	36	0.48mi
3134 Coral Ridge Dr #3136 Coral Springs, FL	3.0	2.5	1250	$3,000	$2.40	10d	1	0.49mi
4315 NW 115th Ave Coral Springs, FL	3.0	2.5	1650	$3,200	$1.94	10d	1	0.49mi
11461 NW 43rd St Unit A Coral Springs, FL	2.0	1.5	1091	$2,250	$2.06	24d	1	0.49mi
11150 W Sample Rd #50 Coral Springs, FL	3.0	2.0	1080	$2,400	$2.22	24d	1	0.50mi
3912 NW 110th Ave Coral Springs, FL	3.0	2.0	1200	$2,500	$2.08	14d	1	0.51mi
3139 Coral Ridge Dr #3139 Coral Springs, FL	2.0	2.0	980	$2,100	$2.14	24d	1	0.53mi
3129 Coral Ridge Dr #3129 Coral Springs, FL	2.0	2.0	980	$1,950	$1.99	24d	1	0.53mi
3135 Coral Ridge Dr #3135 Coral Springs, FL	2.0	2.5	1100	$2,000	$1.82	21d	1	0.53mi
3117 Coral Ridge Dr #3117 Coral Springs, FL	2.0	2.5	1150	$2,000	$1.74	24d	1	0.55mi
4100 NW 110th Ave Unit S Coral Springs, FL	3.0	2.0	1800	$3,450	$1.92	7d	1	0.59mi
11543 NW 44th St #2 Coral Springs, FL	3.0	2.5	1742	$2,590	$1.49	3d	1	0.59mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	20d	1	0.59mi
11282 NW 44th St Coral Springs, FL	4.0	2.0	1874	$4,500	$2.40	24d	1	0.59mi
11680 NW 45th St Coral Springs, FL	2.0	2.0	900	$2,000	$2.22	24d	1	0.61mi
11569 NW 45th St Unit 11569-A2 Westmount Coral Springs, FL	2.0	2.0	1155	$1,776	$1.54	10d	1	0.64mi
11235 NW 43rd Pl Coral Springs, FL	4.0	2.0	1826	$4,075	$2.23	1d	1	0.65mi
11604 NW 29th Ct Unit 2C Coral Springs, FL	2.0	1.5	1100	$1,790	$1.63	24d	1	0.67mi
11606 NW 29th St Unit 1A Coral Springs, FL	2.0	1.5	1100	$1,750	$1.59	5d	1	0.70mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $189,900 Active 52 DOM
2. 2026-06-17
   days on market $189,900 Active 51 DOM
3. 2026-06-16
   days on market $189,900 Active 50 DOM
4. 2026-06-15
   days on market $189,900 Active 49 DOM
5. 2026-06-13
   days on market $189,900 Active 47 DOM
6. 2026-06-09
   days on market $189,900 Active 43 DOM
7. 2026-06-08
   days on market $189,900 Active 42 DOM
8. 2026-06-07
   days on market $189,900 Active 41 DOM
9. 2026-06-04
   days on market $189,900 Active 38 DOM
10. 2026-06-03
    days on market $189,900 Active 37 DOM
11. 2026-06-02
    days on market $189,900 Active 36 DOM
12. 2026-06-01
    days on market $189,900 Active 35 DOM
13. 2026-05-31
    days on market $189,900 Active 34 DOM
14. 2026-04-27
    listed $189,900 Active
15. 2025-06-30
    historical
16. 2025-04-17
    listed $239,999 Active
17. 2024-03-27
    historical $2,400
18. 2024-02-22
    price $2,400
19. 2024-02-14
    listed $2,500
20. 2024-01-29
    historical $2,500
21. 2024-01-08
    listed $2,500
22. 2020-10-27
    soldstatus $133,000
23. 2004-09-01
    soldstatus $154,900

ⓘ 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: $4,164 · $347/mo
• Projected year-2 tax: $4,164 · $347/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 6/10 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: $31,085
• − Mortgage interest: −$10,637
• − Property taxes: −$4,164
• − Insurance: −$950
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − HOA: −$9,000
• − Depreciation: −$5,524
• Taxable loss: −$4,164
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $-507/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

+22.6% since first listed

10 events — show timeline

• 2026-04-27 Listed $189,900 Beaches MLS
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Listed $239,999 Stellar MLS as Distributed by MLS Grid
• 2024-03-27 Rental Removed $2,400 MARMLS
• 2024-02-22 Price Changed $2,400 MARMLS
• 2024-02-14 Listed for Rent $2,500 MARMLS
• 2024-01-29 Rental Removed $2,500 MARMLS
• 2024-01-08 Listed for Rent $2,500 MARMLS
• 2020-10-27 Sold (Public Records) $133,000 Public Records
• 2004-09-01 Sold (Public Records) $154,900 Public Records

Property tax history

+15.6%/yr

Latest (2025): $4,164 · +3.1% YoY. Source: county tax records.