4116 NW 88th Ave #104 · Coral Springs, FL 33065

$109,900

1 bd · 2.0 ba · 680 sqft · Condo public records · 55 Days on market

Built 1974 $195/mo HOA · 12% of rent

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Why this score? — see what drove the B- 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 +27.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 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

Nice and well maintened ground floor, 1bed /1.5bath bright corner unit in Ramblewood East, Ceramic tile & hardwood Floors, hurricane shutters, Oak cabinets in kitchen, newer appliances, all ages & small pets allowed, this unit is an end unit so extra window & ventilation better. Screened patio, backs to park. VERY LOW maintenance condo association fee ( always is like that in the last 10 years), NO FULL RESERVES. Great for INVESTORS! it brings great income ratio No rent first year of ownership

Key facts

• Screened patio
• Oak cabinets
• End unit

Tags

• BRIGHT CORNER UNIT
• HURRICANE SHUTTERS
• OAK CABINETS
• NEWER APPLIANCES
• END UNIT
• SCREENED PATIO

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee ($195); Association amenities: clubhouse, fitness center, pool; Association fee covers: amenities, insurance, laundry, grounds maintenance, structure maintenance, pool(s), recreation facilities, roof, sewer, security, trash, water

Exterior

• Parking: Assigned parking (one space)
• Security: Security guard; Smoke detectors
• Utilities: Water included in association fees; Sewer included in association fees; Electric cooling and heating
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Effective year built
• Exterior features: Enclosed porch; Porch; Screened porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First floor entry; Living/dining room; Tub/shower; Bedroom on main level
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 370 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 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 $42k; list at $110k implies a 162% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.54% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 5.4

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,029
• Equity at exit: $16,386

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $4,158
• Equity at exit: $9,502

Cash invested: $30,772 (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: 370
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$576
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$46
• HOA: −$195
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $307

Break-even live

Break-even rent $1,302

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $369	-5% $338	+0% $307	+5% $276	+10% $245
Rent	-10% $173	-5% $240	+0% $307	+5% $374	+10% $440
Rate	-1.0pp $362	-0.5pp $335	base $307	+0.5pp $278	+1.0pp $249

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4276 NW 89th Ave #205 Coral Springs, FL	1.0	1.5	690	$1,600	$2.32	25d	1	0.15mi
4135 NW 88th Ave #201 Coral Springs, FL	1.0	1.0	610	$1,550	$2.54	23d	1	0.24mi
4138 NW 88th Ave #104 Coral Springs, FL	1.0	1.5	680	$1,445	$2.12	25d	1	0.25mi
4141 NW 90th Ave #103 Coral Springs, FL	1.0	1.5	690	$1,580	$2.29	25d	1	0.25mi
8871 Wiles Rd #207 Coral Springs, FL	1.0	1.0	733	$1,849	$2.52	20d	1	0.36mi
4109 Riverside Dr Coral Springs, FL	1.0	1.0	705	$1,399	$1.98	5d	1	0.62mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	11d	1	0.64mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	25d	1	0.64mi
3662 N University Dr Unit F7 Coral Springs, FL	2.0	2.0	737	$1,999	$2.71	25d	1	0.69mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	23d	1	0.69mi
3578 N University Dr Unit I5 Coral Springs, FL	1.0	1.0	621	$1,650	$2.66	25d	1	0.69mi
3554 N University Dr Unit 3554 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	25d	1	0.69mi
3664 N University Dr Unit C7 Coral Springs, FL	2.0	2.0	737	$1,800	$2.44	25d	1	0.69mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	25d	1	0.69mi
8604 NW 35th St #103 Coral Springs, FL	1.0	1.0	600	$1,500	$2.50	6d	1	0.69mi
8604 NW 35th St #102 Coral Springs, FL	1.0	1.0	720	$1,500	$2.08	16d	1	0.69mi
4140 Woodside Dr #107 Coral Springs, FL	2.0	1.0	738	$1,700	$2.30	25d	1	0.85mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	6d	1	0.91mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	6d	1	0.92mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	25d	1	0.92mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	25d	1	0.92mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	994	$2,392	$2.40	0d	90	0.99mi
3249 Coral Hills Dr Coral Springs, FL	1.0	1.0	624	$1,725	$2.76	20d	1	1.09mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	12d	1	1.23mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	0d	1	1.23mi
9799 Westview Dr #1015 Coral Springs, FL	1.0	1.0	700	$1,670	$2.39	9d	1	1.34mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	2d	1	1.38mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	16d	1	1.38mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	25d	1	1.38mi
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	25d	1	1.38mi
2771 Riverside Dr Unit 412A Coral Springs, FL	—	1.0	468	$1,250	$2.67	25d	1	1.38mi
2771 Riverside Dr Unit 211-A Coral Springs, FL	1.0	1.0	541	$1,350	$2.50	0d	1	1.38mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	5d	1	1.38mi
9833 Westview Dr Coral Springs, FL	1.0–2.0	1.0–2.0	775	$1,675	$2.16	25d	3	1.40mi
9833 Westview Dr Coral Springs, FL	1.0–2.0	1.0–2.0	775	$1,675	$2.16	19d	3	1.40mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	12d	1	1.43mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	25d	1	1.43mi
9899 Westview Dr #527 Coral Springs, FL	1.0	1.0	700	$1,700	$2.43	6d	1	1.44mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	23d	2	1.45mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	0d	2	1.45mi

HOA detail condo

• Monthly dues: $195 · $2,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $109,900 Active 55 DOM
2. 2026-06-18
   days on market $109,900 Active 52 DOM
3. 2026-06-17
   days on market $109,900 Active 51 DOM
4. 2026-06-16
   days on market $109,900 Active 50 DOM
5. 2026-06-15
   days on market $109,900 Active 49 DOM
6. 2026-06-13
   days on market $109,900 Active 47 DOM
7. 2026-06-09
   days on market $109,900 Active 43 DOM
8. 2026-06-08
   days on market $109,900 Active 42 DOM
9. 2026-06-07
   days on market $109,900 Active 41 DOM
10. 2026-06-04
    days on market $109,900 Active 38 DOM
11. 2026-06-03
    days on market $109,900 Active 37 DOM
12. 2026-06-02
    days on market $109,900 Active 36 DOM
13. 2026-06-01
    days on market $109,900 Active 35 DOM
14. 2026-05-31
    days on market $109,900 Active 34 DOM
15. 2026-04-28
    historical $1,540
16. 2026-04-27
    listed $109,900 Active
17. 2026-04-21
    listed $1,540
18. 2025-09-02
    status Pending
19. 2025-08-28
    historical
20. 2025-07-06
    price $118,000
21. 2025-07-03
    price $125,000
22. 2025-06-03
    price $128,000
23. 2025-04-08
    price $132,000
24. 2025-02-26
    listed $135,000 Active
25. 2014-12-09
    soldstatus $42,000
26. 1993-09-23
    soldstatus $24,000
27. 1974-06-01
    soldstatus $17,500

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/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 ≥107°F today · 28 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: $20,282
• − Mortgage interest: −$6,156
• − Property taxes: −$2,536
• − Insurance: −$550
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$2,340
• − Depreciation: −$3,197
• Taxable income: $2,259
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,140/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

-91.2% since first listed

13 events — show timeline

• 2026-04-28 Rental Removed $1,540 MARMLS
• 2026-04-27 Listed $109,900 MARMLS
• 2026-04-21 Listed for Rent $1,540 MARMLS
• 2025-09-02 Pending — MARMLS
• 2025-08-28 Listing Removed — MARMLS
• 2025-07-06 Price Changed $118,000 MARMLS
• 2025-07-03 Price Changed $125,000 MARMLS
• 2025-06-03 Price Changed $128,000 MARMLS
• 2025-04-08 Price Changed $132,000 MARMLS
• 2025-02-26 Listed $135,000 MARMLS
• 2014-12-09 Sold (Public Records) $42,000 Public Records
• 1993-09-23 Sold (Public Records) $24,000 Public Records
• 1974-06-01 Sold (Public Records) $17,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,536 · +6.4% YoY. Source: county tax records.