3090 Holiday Springs Blvd #306 · Margate, FL 33063

$89,900

1 bd · 1.0 ba · 725 sqft · Condo public records · 99 Days on market

Built 1974 $576/mo HOA · 36% of rent

---

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 +18.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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 MLS

Great condo, 1 bedroom and 1 bath, high gloss kitchen cabinets and onyx countertops, laminate floors in the living room and bedroom, very spacious unit with enclosed patio being used as an extra room. (New a/c and water heater). Holiday Springs is a 55+ community with great amenities, clubhouse, pool and much more. Association requires minimum 650 credit score, 20% down, 6 months of maintenance in advance for 18 months, no rentals allowed.

Key facts

• Onyx countertops
• Fitness center
• Clubhouse

Tags

• HIGH-GLOSS KITCHEN CABINETS
• ONYX COUNTERTOPS
• ENCLOSED PATIO
• CLUBHOUSE
• POOL
• FITNESS CENTER

Property features AI

Finance

• Other: No land lease
• Financial info: Property taxes listed (financial details provided separately)
• HOA & community: Has association; Monthly association fee; Association amenities include clubhouse, fitness center, picnic area, pool, sauna, shuffleboard court, storage, community room, library; HOA covers maintenance of grounds and structure, sewer, trash, water, common areas, elevator, and pool service; Senior community

Exterior

• Parking: Assigned parking
• Security: Other security features
• Utilities: Water service included in association; Sewer service included in association; Trash service included in association
• Home design: Condominium; Resale property; 3 stories total; Unit in a multi-story building
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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).
• This rent runs 30% 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 $622 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 ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (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: 1.78% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 4.7

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-10,406
• Equity at exit: $13,404

10-year hold

• IRR: -4.7%
• Equity multiple: 0.71×
• Total profit: $-7,290
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$471
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$37
• HOA: −$576
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $86

Break-even live

Break-even rent $1,487

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	24d	1	0.06mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	11d	1	0.06mi
2771 Riverside Dr Unit 412A Coral Springs, FL	—	1.0	468	$1,250	$2.67	24d	1	0.10mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	4d	1	0.10mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	15d	1	0.10mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	24d	1	0.10mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	24d	1	0.10mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	1d	1	0.10mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	18d	1	0.12mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	15d	1	0.14mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	12d	1	0.14mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	469	$1,425	$3.04	3d	2	0.19mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	22d	1	0.19mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	11d	1	0.26mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	22d	2	0.31mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	5d	1	0.40mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	11d	1	0.40mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	7d	3	0.45mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	10d	1	0.45mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	3d	1	0.57mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.57mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.57mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	5d	1	0.57mi
8770 Royal Palm Blvd #203 Coral Springs, FL	1.0	1.5	620	$1,725	$2.78	24d	1	0.61mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	2d	1	0.66mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	22d	2	0.67mi
8604 NW 35th St #103 Coral Springs, FL	1.0	1.0	600	$1,500	$2.50	5d	1	0.83mi
8604 NW 35th St #102 Coral Springs, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.83mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	5d	1	1.13mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	1003	$2,408	$2.40	1d	92	1.19mi
4109 Riverside Dr Coral Springs, FL	1.0	1.0	705	$1,399	$1.98	4d	1	1.25mi
6838 W Sample Rd #6838 Coral Springs, FL	1.0	1.0	716	$1,680	$2.35	24d	1	1.26mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	1.28mi
6824 W Sample Rd #6824 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	24d	1	1.28mi
6812 W Sample Rd #6812 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	24d	1	1.29mi
6890 W Sample Rd #6890 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	18d	1	1.31mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	10d	2	1.32mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	20d	2	1.32mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	14d	1	1.32mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	14d	1	1.32mi

HOA detail condo

• Monthly dues: $576 · $6,912/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 99 DOM
2. 2026-06-17
   days on market $89,900 Active 98 DOM
3. 2026-06-16
   days on market $89,900 Active 97 DOM
4. 2026-06-15
   days on market $89,900 Active 96 DOM
5. 2026-06-13
   days on market $89,900 Active 94 DOM
6. 2026-06-09
   days on market $89,900 Active 90 DOM
7. 2026-06-07
   days on market $89,900 Active 88 DOM
8. 2026-06-04
   days on market $89,900 Active 85 DOM
9. 2026-06-03
   days on market $89,900 Active 84 DOM
10. 2026-06-02
    days on market $89,900 Active 83 DOM
11. 2026-06-01
    days on market $89,900 Active 82 DOM
12. 2026-05-31
    days on market $89,900 Active 81 DOM
13. 2026-04-15
    price $89,900
14. 2025-10-23
    listed $99,900 Active
15. 2023-06-16
    soldstatus $100,000 Closed 443-char remark

    Show marketing remark (443 chars)

    Great condo, 1 bedroom and 1 bath, high gloss kitchen cabinets and onyx countertops, laminate floors in the living room and bedroom, very spacious unit with enclosed patio being used as an extra room. (New a/c and water heater). Holiday Springs is a 55+ community with great amenities, clubhouse, pool and much more. Association requires minimum 650 credit score, 20% down, 6 months of maintenance in advance for 18 months, no rentals allowed.

16. 2023-06-16
    soldstatus $100,000

    Show marketing remark (443 chars)

    Great condo, 1 bedroom and 1 bath, high gloss kitchen cabinets and onyx countertops, laminate floors in the living room and bedroom, very spacious unit with enclosed patio being used as an extra room. (New a/c and water heater). Holiday Springs is a 55+ community with great amenities, clubhouse, pool and much more. Association requires minimum 650 credit score, 20% down, 6 months of maintenance in advance for 18 months, no rentals allowed.

17. 2023-05-06
    status Pending 443-char remark

    Show marketing remark (443 chars)

    Great condo, 1 bedroom and 1 bath, high gloss kitchen cabinets and onyx countertops, laminate floors in the living room and bedroom, very spacious unit with enclosed patio being used as an extra room. (New a/c and water heater). Holiday Springs is a 55+ community with great amenities, clubhouse, pool and much more. Association requires minimum 650 credit score, 20% down, 6 months of maintenance in advance for 18 months, no rentals allowed.

18. 2023-05-01
    price $104,900 443-char remark

    Show marketing remark (443 chars)

    Great condo, 1 bedroom and 1 bath, high gloss kitchen cabinets and onyx countertops, laminate floors in the living room and bedroom, very spacious unit with enclosed patio being used as an extra room. (New a/c and water heater). Holiday Springs is a 55+ community with great amenities, clubhouse, pool and much more. Association requires minimum 650 credit score, 20% down, 6 months of maintenance in advance for 18 months, no rentals allowed.

19. 2023-04-12
    listed $110,000 Active 443-char remark

    Show marketing remark (443 chars)

    Great condo, 1 bedroom and 1 bath, high gloss kitchen cabinets and onyx countertops, laminate floors in the living room and bedroom, very spacious unit with enclosed patio being used as an extra room. (New a/c and water heater). Holiday Springs is a 55+ community with great amenities, clubhouse, pool and much more. Association requires minimum 650 credit score, 20% down, 6 months of maintenance in advance for 18 months, no rentals allowed.

20. 2013-12-22
    soldstatus $23,000 Sold 187-char remark

    Show marketing remark (187 chars)

    ENJOY ALL THE RESORT STYLE AMMENITIES THAT HOLIDAY SPRINGS HAS TO OFFER. THIS CONDO UNIT IS THE PERFECT FOR YEAR ROUND OR SEASONAL RESIDENCE. THE ASSOCIATION REPRESENTS AS A 55+COMMUNITY.

21. 2013-12-17
    soldstatus $23,000
22. 2013-11-10
    status Pending 187-char remark

    Show marketing remark (187 chars)

    ENJOY ALL THE RESORT STYLE AMMENITIES THAT HOLIDAY SPRINGS HAS TO OFFER. THIS CONDO UNIT IS THE PERFECT FOR YEAR ROUND OR SEASONAL RESIDENCE. THE ASSOCIATION REPRESENTS AS A 55+COMMUNITY.

23. 2013-10-28
    listed $26,000 Active 187-char remark

    Show marketing remark (187 chars)

    ENJOY ALL THE RESORT STYLE AMMENITIES THAT HOLIDAY SPRINGS HAS TO OFFER. THIS CONDO UNIT IS THE PERFECT FOR YEAR ROUND OR SEASONAL RESIDENCE. THE ASSOCIATION REPRESENTS AS A 55+COMMUNITY.

24. 2013-10-27
    historical
25. 2013-09-09
    listed $26,000 Active
26. 1978-03-01
    soldstatus $25,300

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,081 · $90/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $19,155
• − Mortgage interest: −$5,036
• − Property taxes: −$1,081
• − Insurance: −$450
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − HOA: −$6,912
• − Depreciation: −$2,615
• Taxable loss: −$3
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $1,034/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

+255.3% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $89,900 Beaches MLS
• 2025-10-23 Listed $99,900 Beaches MLS
• 2023-06-16 Sold (Public Records) $100,000 Public Records
• 2023-06-16 Sold (MLS) $100,000 MARMLS
• 2023-05-06 Pending — MARMLS
• 2023-05-01 Price Changed $104,900 MARMLS
• 2023-04-12 Listed $110,000 MARMLS
• 2013-12-22 Sold (MLS) $23,000 MARMLS
• 2013-12-17 Sold (Public Records) $23,000 Public Records
• 2013-11-10 Pending — MARMLS
• 2013-10-28 Listed $26,000 MARMLS
• 2013-10-27 Listing Removed — MARMLS
• 2013-09-09 Listed $26,000 MARMLS
• 1978-03-01 Sold (Public Records) $25,300 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,081 · -16.5% YoY. Source: county tax records.