4278 NW 89th Ave #204 · Coral Springs, FL 33065

$160,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 66 Days on market

Built 1981 $501/mo HOA · 24% 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 +11.4/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 2-bathroom condo located in the desirable all-ages community of Ramblewood. This well-maintained unit features tile flooring throughout, generously sized bedrooms, and updated bathrooms. The kitchen is equipped with stainless steel appliances, and a washer and dryer are conveniently located inside the unit. Residents enjoy a variety of amenities with low HOA fees, including multiple pools, tennis courts, a clubhouse, fitness center, laundry facilities, and ample parking. Ideally situated near top-rated schools, shopping, dining, and entertainment options. Water is included in the maintenance fee.

Key facts

• Clubhouse
• Washer and dryer
• Tennis courts

Tags

• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER
• MULTIPLE POOLS
• TENNIS COURTS
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Association: Ramblewood East; Monthly HOA fee of $501; HOA covers insurance, internet, grounds and structure maintenance, sewer, water, common areas, roof repairs, and pool service; Community amenities include basketball court, billiard room, clubhouse, fitness center, picnic area, playground, parking, pool, community room, kitchen facilities, and maintenance

Exterior

• Parking: Assigned parking; Guest parking (total 1 space)
• Security: Other security features
• Utilities: Public water; Public sewer; Electricity connected; Water available; Sewer available
• Home design: Condominium; Updated / remodeled condition; 2 total stories; Faces east
• Construction: CBS construction
• Exterior features: Not waterfront; Flat roof

Interior

• Kitchen: Disposal; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows; Unfurnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-57 ($-683/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.3% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Coral Park Elementary School (math 40% / reading 62%, grade C-, #1,043 of 2,144 statewide, top 49%, 512 students, 56% 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 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 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 $5k 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 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $160k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,944 (6.3% 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 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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: 1.28% ✓
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 6.5

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-35,175
• Equity at exit: $23,857

10-year hold

• IRR: -42.2%
• Equity multiple: -0.27×
• Total profit: $-56,950
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$839
• Tax from tax record: −$268 /mo · $3,221/yr
• Insurance: −$67
• HOA: −$501
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-57

Break-even live

Break-even rent $2,120

Max offer price $149,944

Occupancy floor 98%

Sensitivity live

Price	-10% $34	-5% $-12	+0% $-57	+5% $-102	+10% $-147
Rent	-10% $-219	-5% $-138	+0% $-57	+5% $24	+10% $105
Rate	-1.0pp $24	-0.5pp $-16	base $-57	+0.5pp $-98	+1.0pp $-141

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4279 NW 89th Ave #106 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	26d	1	0.04mi
4279 NW 89th Ave #106 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	22d	1	0.04mi
4129 NW 88th Ave #202 Coral Springs, FL	2.0	2.0	1085	$1,850	$1.71	26d	1	0.09mi
4133 NW 88th Ave Coral Springs, FL	2.0	2.0	1085	$1,860	$1.71	22d	2	0.09mi
4133 NW 88th Ave #102 Coral Springs, FL	2.0	2.0	1085	$1,950	$1.80	17d	1	0.09mi
4273 NW 89th Ave #107 Coral Springs, FL	2.0	1.0	850	$1,790	$2.11	24d	1	0.09mi
4141 NW 90th Ave #102 Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	1d	1	0.11mi
4109 NW 88th Ave #207 Coral Springs, FL	2.0	1.0	825	$1,700	$2.06	1d	1	0.14mi
4147 NW 90th Ave Coral Springs, FL	2.0	1.0	850	$1,850	$2.18	17d	2	0.16mi
4147 NW 90th Ave Coral Springs, FL	2.0	1.0	850	$1,862	$2.19	26d	2	0.16mi
4117 NW 88th Ave #103 Coral Springs, FL	2.0	2.0	1085	$1,800	$1.66	19d	1	0.16mi
4150 NW 90th Ave #202 Coral Springs, FL	2.0	1.0	850	$1,750	$2.06	26d	1	0.19mi
9120 NW 40th St #18 Coral Springs, FL	2.0	2.5	1010	$2,095	$2.07	19d	1	0.26mi
4167 NW 90th Ave #202 Coral Springs, FL	2.0	1.0	850	$1,800	$2.12	26d	1	0.30mi
9270 NW 40th St Coral Springs, FL	2.0	1.5	988	$2,200	$2.23	16d	1	0.33mi
9286 NW 40th St Coral Springs, FL	2.0	1.5	910	$1,725	$1.90	26d	1	0.34mi
8851 Wiles Rd #108 Coral Springs, FL	2.0	2.0	984	$2,300	$2.34	13d	1	0.37mi
8955 Wiles Rd Coral Springs, FL	2.0	2.0	984	$2,138	$2.17	26d	2	0.39mi
8955 Wiles Rd Coral Springs, FL	2.0–3.0	2.0	1075	$2,300	$2.14	4d	2	0.39mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,280	$2.40	26d	2	0.40mi
9150 NW 38th Dr Coral Springs, FL	1.0–2.0	1.5–2.0	950	$2,200	$2.32	5d	2	0.40mi
8871 Wiles Rd #207 Coral Springs, FL	1.0	1.0	733	$1,849	$2.52	20d	1	0.40mi
8721 Wiles Rd #103 Coral Springs, FL	2.0	2.0	984	$2,300	$2.34	22d	1	0.41mi
8721 Wiles Rd #103 Coral Springs, FL	2.0	2.0	984	$2,300	$2.34	26d	1	0.41mi
8801 Wiles Rd #305 Coral Springs, FL	2.0	2.0	984	$2,000	$2.03	26d	1	0.42mi
9203 NW 38th Dr #2 Coral Springs, FL	2.0	1.0	950	$1,850	$1.95	7d	1	0.42mi
8781 Wiles Rd #103 Coral Springs, FL	2.0	2.0	984	$1,950	$1.98	22d	1	0.42mi
8891 Wiles Rd #303 Coral Springs, FL	2.0	2.0	984	$1,950	$1.98	1d	1	0.43mi
8430 NW 40th St Apt 10 Coral Springs, FL	2.0	1.0	846	$1,850	$2.19	9d	1	0.44mi
8741 Wiles Rd Coral Springs, FL	2.0	2.0	984	$2,012	$2.05	26d	2	0.44mi
8761 Wiles Rd Coral Springs, FL	3.0	2.0	1166	$2,600	$2.23	1d	2	0.44mi
8761 Wiles Rd #301 Coral Springs, FL	3.0	2.0	1166	$2,650	$2.27	6d	1	0.44mi
8761 Wiles Rd Coral Springs, FL	3.0	2.0	1166	$2,600	$2.23	7d	2	0.44mi
8761 Wiles Rd Coral Springs, FL	2.0–3.0	2.0	1075	$1,990	$1.85	17d	4	0.44mi
8761 Wiles Rd Coral Springs, FL	3.0	2.0	1166	$2,600	$2.23	9d	3	0.44mi
9033 Wiles Rd #102 Coral Springs, FL	3.0	2.0	1166	$2,600	$2.23	26d	1	0.45mi
9033 Wiles Rd Coral Springs, FL	3.0	2.0	1166	$2,550	$2.19	7d	2	0.45mi
8705 NW 38th Dr Unit 7B Coral Springs, FL	2.0	2.0	1054	$1,900	$1.80	26d	1	0.45mi
8804 NW 38th Dr Unit 3 Coral Springs, FL	3.0	2.0	1300	$2,650	$2.04	26d	1	0.48mi
3591 NW 88th Dr Coral Springs, FL	1.0–3.0	1.0–2.5	1244	$2,845	$2.29	3d	6	0.50mi

HOA detail condo

• Monthly dues: $501 · $6,012/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $160,000 Active 66 DOM
2. 2026-06-18
   days on market $160,000 Active 63 DOM
3. 2026-06-17
   days on market $160,000 Active 62 DOM
4. 2026-06-16
   days on market $160,000 Active 61 DOM
5. 2026-06-15
   days on market $160,000 Active 60 DOM
6. 2026-06-13
   days on market $160,000 Active 58 DOM
7. 2026-06-09
   days on market $160,000 Active 54 DOM
8. 2026-06-08
   days on market $160,000 Active 53 DOM
9. 2026-06-07
   days on market $160,000 Active 52 DOM
10. 2026-06-04
    days on market $160,000 Active 49 DOM
11. 2026-06-03
    days on market $160,000 Active 48 DOM
12. 2026-06-02
    days on market $160,000 Active 47 DOM
13. 2026-06-01
    days on market $160,000 Active 46 DOM
14. 2026-05-31
    days on market $160,000 Active 45 DOM
15. 2026-04-16
    listed $160,000 Active
16. 2015-06-16
    soldstatus $50,000
17. 2001-01-26
    soldstatus $59,000
18. 2000-06-22
    soldstatus $48,000
19. 1990-05-17
    soldstatus $45,000

ⓘ 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: $3,221 · $268/mo
• Projected year-2 tax: $3,221 · $268/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 · 29 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: $24,581
• − Mortgage interest: −$8,962
• − Property taxes: −$3,221
• − Insurance: −$800
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$6,012
• − Depreciation: −$4,655
• Taxable loss: −$3,002
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $37/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

+255.6% since first listed

5 events — show timeline

• 2026-04-16 Listed $160,000 Beaches MLS
• 2015-06-16 Sold (Public Records) $50,000 Public Records
• 2001-01-26 Sold (Public Records) $59,000 Public Records
• 2000-06-22 Sold (Public Records) $48,000 Public Records
• 1990-05-17 Sold (Public Records) $45,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $3,221 · +6.5% YoY. Source: county tax records.