1100 NW 87th Ave #104 · Coral Springs, FL 33071

$150,000

1 bd · 2.0 ba · 1,000 sqft · Condo public records · 317 Days on market

Built 1980 $466/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 +9.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 1/1.5 bedroom first floor condo. Conveniently located just walking distance from the Coral Square Mall. Screened patio with garden view. Large community pool, clubhouse and tennis courts.

Key facts

• Screened patio
• Basic cable included
• Water included

Tags

• SCREENED PATIO
• NEW APPLIANCES
• LAUNDRY ROOM
• WATER INCLUDED
• TRASH INCLUDED
• BASIC CABLE INCLUDED

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, laundry, grounds maintenance, structure maintenance, and water; Community amenities include pool and tennis courts

Exterior

• Parking: Guest parking; One assigned space
• Security: Intercom
• Utilities: Central heating and cooling; Electric water heater
• Home design: Attached property; Entry on level 1; 5-story building
• Construction: Block construction; Resale property
• Exterior features: Association pool; Tennis courts

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet flooring; Intercom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (11.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Market conditions: Rents soft (-0.6%/yr); 246 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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 317 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% 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. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.29% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 6.4

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: -26.1%
• Equity multiple: 0.15×
• Total profit: $-35,652
• Equity at exit: $22,365

10-year hold

• IRR: -53.7%
• Equity multiple: -0.41×
• Total profit: $-59,205
• Equity at exit: $12,969

Cash invested: $42,000 (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 33071

• Home prices YoY: -35.0%
• Rents YoY: -0.6%
• Active inventory: 246
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$787
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$62
• HOA: −$466
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-95

Break-even live

Break-even rent $2,059

Max offer price $133,202

Occupancy floor 100%

Sensitivity live

Price	-10% $-10	-5% $-53	+0% $-95	+5% $-138	+10% $-180
Rent	-10% $-248	-5% $-172	+0% $-95	+5% $-19	+10% $58
Rate	-1.0pp $-20	-0.5pp $-57	base $-95	+0.5pp $-134	+1.0pp $-174

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 NW 87th Ave Coral Springs, FL	2.0	2.0	1045	$1,675	$1.60	16d	2	0.04mi
1100 NW 87th Ave #208 Coral Springs, FL	2.0	2.0	1100	$1,700	$1.55	19d	1	0.04mi
1075 Riverside Dr #306 Coral Springs, FL	2.0	2.0	990	$1,899	$1.92	26d	1	0.08mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$1,750	$1.67	5d	3	0.08mi
995 Riverside Dr #111 Coral Springs, FL	2.0	2.0	1200	$2,400	$2.00	19d	1	0.15mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	10d	2	0.23mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	13d	2	0.23mi
799 Riverside Dr #1021 Coral Springs, FL	2.0	2.0	1060	$2,400	$2.26	21d	1	0.24mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	26d	1	0.25mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	5d	1	0.25mi
755 Riverside Dr Coral Springs, FL	1.0	1.0	780	$1,700	$2.18	13d	2	0.27mi
777 Riverside Dr #1512 Coral Springs, FL	1.0	1.0	950	$1,750	$1.84	26d	1	0.28mi
755 Riverside Dr #1335 Coral Springs, FL	1.0	1.0	780	$1,800	$2.31	10d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,675	$2.37	26d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,655	$2.36	23d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	1.0	1.0	765	$2,228	$2.91	1d	1	0.28mi
1599 NW 91st Ave Coral Springs, FL	1.0–3.0	1.0–2.0	1120	$1,766	$1.58	0d	33	0.41mi
9111 Ramblewood Dr Coral Springs, FL	1.0–3.0	1.0–2.0	1131	$1,883	$1.66	0d	28	0.43mi
1351 NW 94th Way Unit 1 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	4d	1	0.59mi
1351 NW 94th Way #1351 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	26d	1	0.59mi
1357 NW 94th Way #1357 Coral Springs, FL	2.0	1.5	837	$1,875	$2.24	17d	1	0.59mi
9022 W Atlantic Blvd #214 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	6d	1	0.60mi
9066 W Atlantic Blvd #433 Coral Springs, FL	2.0	2.0	986	$1,950	$1.98	26d	1	0.60mi
9288 W Atlantic Blvd #1114 Coral Springs, FL	2.0	2.0	986	$2,250	$2.28	26d	1	0.61mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	10d	1	0.61mi
9266 W Atlantic Blvd #1026 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	26d	1	0.61mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	17d	1	0.61mi
9088 W Atlantic Blvd #523 Coral Springs, FL	2.0	2.0	986	$1,900	$1.93	21d	1	0.64mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.69mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	4d	1	0.69mi
9122 W Atlantic Blvd #724 Coral Springs, FL	2.0	2.0	986	$2,150	$2.18	10d	1	0.69mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	10d	1	0.70mi
7895 Margate Blvd #203 Margate, FL	2.0	2.0	1000	$2,000	$2.00	1d	1	0.73mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	26d	1	0.78mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,390	$1.50	26d	2	0.78mi
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.79mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	24d	2	0.81mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,438	$1.55	1d	2	0.81mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	26d	1	0.84mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	6d	1	0.84mi

HOA detail condo

• Monthly dues: $466 · $5,592/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $150,000 Active 317 DOM
2. 2026-06-18
   days on market $150,000 Active 314 DOM
3. 2026-06-17
   days on market $150,000 Active 313 DOM
4. 2026-06-16
   days on market $150,000 Active 312 DOM
5. 2026-06-15
   days on market $150,000 Active 311 DOM
6. 2026-06-13
   days on market $150,000 Active 309 DOM
7. 2026-06-09
   days on market $150,000 Active 305 DOM
8. 2026-06-07
   days on market $150,000 Active 303 DOM
9. 2026-06-04
   days on market $150,000 Active 300 DOM
10. 2026-06-03
    days on market $150,000 Active 299 DOM
11. 2026-06-02
    days on market $150,000 Active 298 DOM
12. 2026-06-01
    days on market $150,000 Active 297 DOM
13. 2026-05-31
    days on market $150,000 Active 296 DOM
14. 2026-04-06
    price $150,000
15. 2025-09-11
    price $160,000
16. 2025-08-08
    listed $170,000 Active
17. 2024-02-02
    historical
18. 2023-08-10
    listed $180,000 Active
19. 2018-09-13
    soldstatus $103,000
20. 2018-09-07
    soldstatus $103,000 Sold 196-char remark

    Show marketing remark (196 chars)

    Spacious 1/1.5 bedroom first floor condo. Conveniently located just walking distance from the Coral Square Mall. Screened patio with garden view. Large community pool, clubhouse and tennis courts.

21. 2018-08-03
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Spacious 1/1.5 bedroom first floor condo. Conveniently located just walking distance from the Coral Square Mall. Screened patio with garden view. Large community pool, clubhouse and tennis courts.

22. 2018-07-30
    price $109,000 196-char remark

    Show marketing remark (196 chars)

    Spacious 1/1.5 bedroom first floor condo. Conveniently located just walking distance from the Coral Square Mall. Screened patio with garden view. Large community pool, clubhouse and tennis courts.

23. 2018-05-11
    listed $110,000 Active 196-char remark

    Show marketing remark (196 chars)

    Spacious 1/1.5 bedroom first floor condo. Conveniently located just walking distance from the Coral Square Mall. Screened patio with garden view. Large community pool, clubhouse and tennis courts.

24. 2016-07-07
    soldstatus $72,100
25. 1990-06-25
    soldstatus $36,000
26. 1980-05-01
    soldstatus $47,500

ⓘ 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: $3,736 · $311/mo
• Projected year-2 tax: $3,736 · $311/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 6 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,261
• − Mortgage interest: −$8,402
• − Property taxes: −$3,736
• − Insurance: −$750
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$5,592
• − Depreciation: −$4,364
• Taxable loss: −$3,305
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $-348/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): 42,255
• Household income: $106,149
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1123.0

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 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 34% Black 22% Two or more races 20% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -203.71%
• Current HPI: 378.3293
• Rent YoY: ▼ -0.56%
• 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

+215.8% since first listed

13 events — show timeline

• 2026-04-06 Price Changed $150,000 MARMLS
• 2025-09-11 Price Changed $160,000 MARMLS
• 2025-08-08 Listed $170,000 MARMLS
• 2024-02-02 Listing Removed — MARMLS
• 2023-08-10 Listed $180,000 MARMLS
• 2018-09-13 Sold (Public Records) $103,000 Public Records
• 2018-09-07 Sold (MLS) $103,000 MARMLS
• 2018-08-03 Pending — MARMLS
• 2018-07-30 Price Changed $109,000 MARMLS
• 2018-05-11 Listed $110,000 MARMLS
• 2016-07-07 Sold (Public Records) $72,100 Public Records
• 1990-06-25 Sold (Public Records) $36,000 Public Records
• 1980-05-01 Sold (Public Records) $47,500 Public Records

Property tax history

+18.8%/yr

Latest (2025): $3,736 · +5.4% YoY. Source: county tax records.