9101 W Sample Rd W #501 · Coral Springs, FL 33065

$197,000

2 bd · 2.0 ba · 900 sqft · Condo public records · 9 Days on market

Built 1974

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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 +7.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

LIGHT AND BRIGHT CORNER UNIT. BEAUTIFUL VIEWS OF GREEN SPACE AND THE CITY. WALK TO DOWNTOWN CORAL SPRINGS- LARGE, UPDATED KITCHEN WITH PULL-OUT DRAWERS, A HUGE PANTRY, AND A WINDOW TO LET IN MORE LIGHT AND AIR WHEN COOKING- UPDATED BATHROOMS, AMPLE BEDROOMS. LOTS OF CLOSET SPACE. BAMBOO FLOORS THROUGHOUT- ALL AGES WELCOME! WALK TO PLACES OF WORSHIP. A/C ONLY 2 YEARS OLD. WELL KEPT COMMUNITY WITH HEALTHY BUDGET. BEAUTIFUL CORNER UNIT. QUITE BUILDING, WELL KEPT. LOW MAINTENANCE FEES. COMMUNITY POOL, BBQ AREA, LAUNDRY FACILITIES AND MUCH MORE.

Key facts

• Community pool
• Secured building
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• BAMBOO FLOORS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• SECURED BUILDING
• COMMUNITY POOL

Property features AI

Finance

• Other: Pets allowed (cats only; pet restrictions possible)
• Financial info: No land lease

Exterior

• Parking: One parking space; Guest parking available; See remarks for additional parking details; No carport
• Security: Key card entry; Security system; Entry phone/intercom
• Utilities: Public water; Public sewer; Water connected; Cable not available
• Home design: Condominium; One level; Faces south; Resale condition; Total building area approximately 900 (public records); 10-story building
• Construction: CBS construction; Concrete roof
• Exterior features: Asphalt road surface; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Other flooring
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Blinds
• Laundry & utility: Laundry in multiple locations

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $197k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Cap rate 4.9% 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: James S. Hunt Elementary School (math 49% / reading 37%, grade F, #1,366 of 2,144 statewide, top 64%, 502 students, 76% FRL); Forest Glen Middle School (math 46% / reading 49%, grade C-, #288 of 571 statewide, top 51%, 1,115 students, 62% FRL); Coral Springs High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,320 students, 59% FRL).
• 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 23d 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 33% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $147k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $197,000

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 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. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 7.9

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: -29.3%
• Equity multiple: 0.06×
• Total profit: $-52,004
• Equity at exit: $29,373

10-year hold

• IRR: -59.9%
• Equity multiple: -0.56×
• Total profit: $-85,840
• Equity at exit: $17,033

Cash invested: $55,160 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$82
• HOA est. from 1 same-building comp: −$546
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-225

Break-even live

Break-even rent $2,356

Max offer price $157,193

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-170	+0% $-225	+5% $-281	+10% $-337
Rent	-10% $-389	-5% $-307	+0% $-225	+5% $-144	+10% $-62
Rate	-1.0pp $-126	-0.5pp $-175	base $-225	+0.5pp $-276	+1.0pp $-328

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8958 W Sample Rd #8958 Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	25d	1	0.10mi
8958 W Sample Rd Coral Springs, FL	2.0	1.5	970	$2,250	$2.32	3d	1	0.10mi
3591 NW 88th Dr Coral Springs, FL	1.0–3.0	1.0–2.5	1244	$2,845	$2.29	2d	6	0.16mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	5d	1	0.21mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	25d	2	0.23mi
8801 W Sample Rd Coral Springs, FL	2.0	1.5–2.0	1099	$2,125	$1.93	20d	2	0.23mi
8704 NW 35th St #208 Coral Springs, FL	2.0	2.0	945	$1,800	$1.90	23d	1	0.26mi
8703 W Sample Rd Unit 103 Charleston Coral Springs, FL	1.0	1.0	856	$1,603	$1.87	23d	1	0.27mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,200	$2.32	3d	2	0.28mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,280	$2.40	25d	2	0.28mi
8705 NW 38th Dr Unit 7B Coral Springs, FL	2.0	2.0	1054	$1,900	$1.80	25d	1	0.30mi
3664 N University Dr Unit C7 Coral Springs, FL	2.0	2.0	737	$1,800	$2.44	25d	1	0.30mi
3596 N University Dr Coral Springs, FL	2.0	2.0	731	$2,000	$2.74	25d	1	0.30mi
3554 N University Dr Unit 3554 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	25d	1	0.30mi
3578 N University Dr Unit I5 Coral Springs, FL	1.0	1.0	621	$1,650	$2.66	25d	1	0.30mi
3662 N University Dr Unit F7 Coral Springs, FL	2.0	2.0	737	$1,999	$2.71	25d	1	0.30mi
3712 N University Dr #3712 Coral Springs, FL	2.0	2.0	737	$1,700	$2.31	23d	1	0.30mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	1003	$2,867	$2.86	2d	92	0.31mi
8903 NW 28th Dr Unit B Coral Springs, FL	1.0	1.5	850	$1,700	$2.00	25d	1	0.34mi
8903 NW 28th Dr Unit B Coral Springs, FL	1.0	1.5	950	$1,700	$1.79	18d	1	0.34mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	25d	1	0.34mi
3748 N University Dr Unit A8 Coral Springs, FL	2.0	2.0	737	$1,650	$2.24	11d	1	0.34mi
8604 NW 35th St #103 Coral Springs, FL	1.0	1.0	600	$1,500	$2.50	6d	1	0.35mi
8604 NW 35th St #102 Coral Springs, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.35mi
9203 NW 38th Dr #2 Coral Springs, FL	2.0	1.0	950	$1,850	$1.95	6d	1	0.35mi
9022 NW 28th Dr Unit 2-312 Coral Springs, FL	3.0	2.0	1054	$2,495	$2.37	11d	1	0.36mi
8605 W Sample Rd #111 Coral Springs, FL	2.0	2.0	1000	$1,910	$1.91	23d	1	0.36mi
2801 NW 91st Ave Coral Springs, FL	1.0–2.0	1.0–1.5	987	$2,085	$2.11	3d	11	0.37mi
9000 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	934	$1,995	$2.13	3d	4	0.38mi
2933 NW 89th Ter Unit 6-4 Coral Springs, FL	2.0	1.0	800	$1,700	$2.12	25d	1	0.40mi
9022 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	952	$1,975	$2.07	25d	2	0.40mi
9022 NW 28th Dr Coral Springs, FL	2.0–3.0	2.0	934	$1,995	$2.13	3d	2	0.40mi
9044 NW 28th Dr Unit 3-106 Coral Springs, FL	3.0	2.0	1025	$2,500	$2.44	8d	1	0.41mi
3351 NW 86th Ave Coral Springs, FL	2.0	2.0	1050	$2,125	$2.02	25d	1	0.43mi
9120 NW 40th St #18 Coral Springs, FL	2.0	2.5	1010	$2,095	$2.07	17d	1	0.44mi
8811 NW 28th Dr Unit 1-2 Coral Springs, FL	2.0	1.5	800	$1,950	$2.44	25d	1	0.44mi
3249 Coral Hills Dr Coral Springs, FL	1.0	1.0	624	$1,725	$2.76	19d	1	0.45mi
2940 Forest Hills Blvd Unit C3C Coral Springs, FL	1.0	1.5	900	$1,795	$1.99	25d	1	0.45mi
2930 Forest Hills Blvd Coral Springs, FL	2.0	2.0	1100	$2,095	$1.90	6d	1	0.45mi
9286 NW 40th St Coral Springs, FL	2.0	1.5	910	$1,725	$1.90	25d	1	0.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $197,000 Active 9 DOM
2. 2026-06-18
   days on market $197,000 Active 6 DOM
3. 2026-06-17
   days on market $197,000 Active 5 DOM
4. 2026-06-16
   days on market $197,000 Active 4 DOM
5. 2026-06-15
   days on market $197,000 Active 3 DOM
6. 2026-06-13
   remarks 546-char remark
7. 2026-06-13
   listed $197,000 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: $2,398 · $200/mo
• Projected year-2 tax: $2,398 · $200/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 ≥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: $24,846
• − Mortgage interest: −$11,035
• − Property taxes: −$2,398
• − Insurance: −$985
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$6,552
• − Depreciation: −$5,731
• Taxable loss: −$5,831
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $-1,305/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

+467.7% since first listed

6 events — show timeline

• 2026-06-11 Listed $197,000 Beaches MLS
• 2020-06-26 Sold (Public Records) $147,000 Public Records
• 2013-06-04 Sold (Public Records) $75,000 Public Records
• 2005-06-10 Sold (Public Records) $147,000 Public Records
• 1982-06-01 Sold (Public Records) $69,900 Public Records
• 1974-02-01 Sold (Public Records) $34,700 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,398 · +3.8% YoY. Source: county tax records.