3251 Holiday Springs Blvd #302 · Margate, FL 33063

$114,900

1 bd · 2.0 ba · 868 sqft · Condo public records · 2 Days on market

Built 1975 $595/mo HOA · 33% 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 +12.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Spacious, 1 bedroom, 1.5 bath unit with a large enclosed balcony. This unit is one of the largest in the community. large kitchen with stainless steel appliances, laminated wood floors through. This is an age 55+ community, well kept complex with resort style amenities, including two large pools, tennis court, barbeque area and Gym. Close to shopping, restaurants, public transportation and major highways. Shows very nice and clean ready for a new owner easy to show. Beautiful Spacious, 1 bedroom, 1.5 bath unit with a large enclosed balcony. This unit is one of the largest in the community. large kitchen with stainless steel appliances, laminated wood floors through. This is an age

Key facts

• Enclosed balcony
• Two large pools
• Tennis court

Tags

• ENCLOSED BALCONY
• STAINLESS STEEL APPLIANCES
• RESORT STYLE AMENITIES
• TWO LARGE POOLS
• TENNIS COURT
• BARBEQUE AREA

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Has HOA; Monthly HOA fee; HOA amenities: clubhouse, indoor pool, pool, picnic area, parking, recreation facilities, elevator; HOA covers water, sewer, trash, common areas, elevator, roof repairs, pool service and contributes to reserve funds

Exterior

• Parking: Assigned parking; Guest parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water available
• Home design: Condominium; 4-story building; Entry on third floor; Faces northwest; Resale property
• Construction: Block construction; Other roof
• Exterior features: Third-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible approach with ramp; Disposal; Tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (2.0% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (2.0% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $45k; list at $115k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $112,626 (2.0% 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. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.55% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 5.4

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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-20,906
• Equity at exit: $17,132

10-year hold

• IRR: -14.6%
• Equity multiple: 0.22×
• Total profit: $-25,138
• Equity at exit: $9,934

Cash invested: $32,172 (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 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 548
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$603
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$48
• HOA: −$595
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-13

Break-even live

Break-even rent $1,797

Max offer price $112,626

Occupancy floor 96%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	22d	2	0.24mi
3310 Pinewalk Dr N #1812 Margate, FL	2.0	2.0	963	$1,875	$1.95	16d	1	0.24mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.27mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	5d	1	0.27mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	11d	1	0.28mi
3340 Pinewalk Dr N #1518 Margate, FL	2.0	2.0	1027	$2,000	$1.95	24d	1	0.29mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	10d	1	0.30mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	8d	3	0.30mi
2980 Riverside Dr #228 Coral Springs, FL	1.0	1.5	1060	$1,525	$1.44	24d	1	0.37mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	1d	1	0.38mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	15d	1	0.38mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	4d	1	0.38mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	24d	1	0.38mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	24d	1	0.38mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	24d	1	0.40mi
3380 Pinewalk Dr N #1113 Margate, FL	2.0	1.0	912	$1,850	$2.03	8d	1	0.40mi
3420 Pinewalk Dr N #717 Margate, FL	2.0	1.0	912	$1,900	$2.08	24d	1	0.40mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	13d	1	0.40mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	15d	1	0.40mi
2710 Riverside Dr Unit 102A Coral Springs, FL	1.0	1.5	795	$1,650	$2.08	24d	1	0.41mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	3d	1	0.42mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,175	$2.39	11d	1	0.42mi
3222 Coral Lake Ln Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	24d	1	0.42mi
3226 Coral Lake Ln Unit 3226 Coral Springs, FL	2.0	2.0	910	$2,100	$2.31	3d	1	0.42mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.42mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.42mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	5d	1	0.42mi
3187 Coral Lake Dr Unit 3187 Coral Springs, FL	2.0	2.0	910	$1,900	$2.09	8d	1	0.42mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	24d	1	0.43mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	11d	1	0.43mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	2d	1	0.44mi
3430 Pinewalk Dr N #627 Margate, FL	2.0	2.0	963	$1,850	$1.92	14d	1	0.44mi
3430 Pinewalk Dr N #627 Margate, FL	2.0	2.0	963	$1,850	$1.92	8d	1	0.44mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	22d	2	0.44mi
2733 Forest Hills Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	1009	$1,835	$1.82	2d	6	0.45mi
3495 Pinewalk Dr N Margate, FL	1.0	1.0	866	$2,135	$2.47	5d	1	0.46mi
8409 Forest Hills Dr #204 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	8d	1	0.48mi
2671 Riverside Dr #6 Coral Springs, FL	2.0	1.0	800	$1,725	$2.16	22d	1	0.48mi
8429 Forest Hills Dr Unit 111 Coral Springs, FL	2.0	2.0	1068	$2,000	$1.87	24d	1	0.49mi
8429 Forest Hills Dr Coral Springs, FL	2.0	2.0	1061	$2,050	$1.93	24d	2	0.49mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $114,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $114,900 Active 1 DOM

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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 9/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,365
• − Mortgage interest: −$6,436
• − Property taxes: −$2,087
• − Insurance: −$574
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − HOA: −$7,140
• − Depreciation: −$3,343
• Taxable loss: −$1,634
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $238/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

+14.9% since first listed

7 events — show timeline

• 2026-06-16 Listed $114,900 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-01-30 Listed $139,900 Beaches MLS
• 2018-07-27 Sold (Public Records) $45,000 Public Records
• 2007-12-31 Sold (Public Records) $60,000 Public Records
• 2004-04-28 Sold (Public Records) $48,000 Public Records
• 1978-07-01 Sold (Public Records) $100,000 Public Records

Property tax history

+17.2%/yr

Latest (2025): $2,087 · +3.2% YoY. Source: county tax records.