3024 Coral Ridge Dr Unit 215C · Coral Springs, FL 33065

$165,000

2 bd · 2.0 ba · 800 sqft · Condo public records · 44 Days on market

Built 1984 $450/mo HOA · 22% 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
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT LOCATION, CLOSE TO MAYORS ROADS, MINUTES FROM MALLS & SHOPPING PLAZAS, NO RESTRICTIONS TO RENT, INVESTORS FRIENDLY, ALREADY RENTED FOR $1800 A MO, RENT EXPIRE ON 8-31-2026, LOW HOA FEE.

Key facts

• Great location
• Shopping plazas
• Investors friendly

Tags

• GREAT LOCATION
• CLOSE TO MAYORS ROADS
• MINUTES FROM MALLS
• SHOPPING PLAZAS
• NO RESTRICTIONS TO RENT
• INVESTORS FRIENDLY

Property features AI

Finance

• Financial info: Pets allowed (yes) with size limit — maximum 20 lbs
• HOA & community: Monthly association fee of $450 covering common areas, ground maintenance, structure maintenance, pool(s), trash and water; Association amenities include a pool

Exterior

• Parking: Assigned detached garage with 1 covered space
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: 2-story property; Entry located on level 2
• Construction: Effective year built
• Exterior features: Patio; Faces south; Property attached

Interior

• Kitchen: Electric range; Self-cleaning oven; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Second floor entry; Living/dining room; Other; Unfurnished
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (11.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $146k (11.3% below list) — sets the bar for cash-flow.
• 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.
• Market conditions: Rents soft (-0.0%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $45k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $165k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $146,308 (11.3% 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 44 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 1.23% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 6.8

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: -26.0%
• Equity multiple: 0.15×
• Total profit: $-39,056
• Equity at exit: $24,602

10-year hold

• IRR: -50.6%
• Equity multiple: -0.39×
• Total profit: $-64,176
• Equity at exit: $14,266

Cash invested: $46,200 (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: 365
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$865
• Tax from tax record: −$329 /mo · $3,950/yr
• Insurance: −$69
• HOA: −$450
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-106

Break-even live

Break-even rent $2,169

Max offer price $146,308

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-59	+0% $-106	+5% $-153	+10% $-199
Rent	-10% $-267	-5% $-186	+0% $-106	+5% $-25	+10% $55
Rate	-1.0pp $-23	-0.5pp $-64	base $-106	+0.5pp $-149	+1.0pp $-192

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11783 NW 30th St Coral Springs, FL	2.0	2.0	800	$2,000	$2.50	12d	1	0.02mi
3015 NW 118th Dr Unit 124E Coral Springs, FL	2.0	2.0	800	$2,000	$2.50	25d	1	0.02mi
3004 Coral Ridge Dr Unit 110B Coral Springs, FL	2.0	2.0	800	$1,650	$2.06	25d	1	0.02mi
11775 NW 30th St Unit 106A Coral Springs, FL	2.0	2.0	800	$2,900	$3.62	25d	1	0.03mi
11775 NW 30th St Unit 106A Coral Springs, FL	2.0	2.0	800	$1,900	$2.38	5d	1	0.03mi
3139 Coral Ridge Dr #3139 Coral Springs, FL	2.0	2.0	980	$2,100	$2.14	25d	1	0.07mi
3135 Coral Ridge Dr #3135 Coral Springs, FL	2.0	2.5	1100	$2,000	$1.82	22d	1	0.07mi
3129 Coral Ridge Dr #3129 Coral Springs, FL	2.0	2.0	980	$1,950	$1.99	25d	1	0.08mi
3228 Coral Ridge Dr Unit 1 Coral Springs, FL	2.0	2.0	825	$1,890	$2.29	25d	1	0.11mi
3255 Coral Ridge Dr #3255 Coral Springs, FL	3.0	2.0	966	$1,900	$1.97	3d	1	0.12mi
3255 Coral Ridge Dr #3255 Coral Springs, FL	3.0	2.0	966	$1,900	$1.97	18d	1	0.12mi
3211 Coral Ridge Dr #3211 Coral Springs, FL	3.0	2.0	966	$2,000	$2.07	8d	1	0.12mi
11604 NW 29th Ct Unit 2C Coral Springs, FL	2.0	1.5	1100	$1,790	$1.63	25d	1	0.13mi
3248 Coral Ridge Dr #3248 Coral Springs, FL	2.0	2.0	825	$1,835	$2.22	25d	1	0.13mi
3258 Coral Ridge Dr #3258 Coral Springs, FL	2.0	2.0	825	$1,900	$2.30	25d	1	0.14mi
11606 NW 29th St Unit 1A Coral Springs, FL	2.0	1.5	1100	$1,750	$1.59	6d	1	0.16mi
11606 NW 29th St Unit 1A Coral Springs, FL	2.0	1.5	1100	$1,750	$1.59	8d	1	0.16mi
11615 NW 28th St #4 Coral Springs, FL	2.0	2.0	887	$1,900	$2.14	25d	1	0.20mi
12000 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1202	$2,486	$2.07	2d	36	0.33mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	8d	1	0.36mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	17d	1	0.36mi
11632 NW 26th Ct Coral Springs, FL	2.0	2.0	800	$2,000	$2.50	25d	1	0.38mi
3525 NW 114th Ln Coral Springs, FL	2.0	2.0	1032	$2,200	$2.13	14d	1	0.42mi
11627 NW 35th Ct Coral Springs, FL	3.0	2.0	1100	$2,700	$2.45	25d	1	0.42mi
11150 W Sample Rd #50 Coral Springs, FL	3.0	2.0	1080	$2,400	$2.22	25d	1	0.56mi
10890 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1102	$2,534	$2.30	2d	19	0.70mi
12165 Royal Palm Blvd Unit 3C Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	17d	1	0.72mi
11506 Royal Palm Blvd #11506 Coral Springs, FL	2.0	2.0	740	$1,750	$2.36	18d	1	0.74mi
11512 Royal Palm Blvd #11512 Coral Springs, FL	2.0	2.0	740	$1,750	$2.36	25d	1	0.75mi
11352 Royal Palm Blvd #11352 Coral Springs, FL	2.0	1.0	753	$1,600	$2.12	8d	1	0.76mi
11352 Royal Palm Blvd #11352 Coral Springs, FL	2.0	1.0	753	$1,600	$2.12	25d	1	0.76mi
11458 Royal Palm Blvd #11458 Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	25d	1	0.76mi
11458 Royal Palm Blvd Coral Springs, FL	2.0	2.0	1100	$1,850	$1.68	18d	1	0.76mi
11394 Royal Palm Blvd #11394 Coral Springs, FL	2.0	1.0	753	$1,750	$2.32	25d	1	0.77mi
11394 Royal Palm Blvd #11394 Coral Springs, FL	2.0	1.0	753	$1,750	$2.32	3d	1	0.77mi
11453 NW 39th Ct Coral Springs, FL	2.0	2.0	840	$1,700	$2.02	25d	1	0.78mi
11380 Royal Palm Blvd #11380 Coral Springs, FL	2.0	1.0	753	$1,575	$2.09	8d	1	0.78mi
11380 Royal Palm Blvd #11380 Coral Springs, FL	2.0	1.0	753	$1,575	$2.09	25d	1	0.78mi
11350 Royal Palm Blvd #11350 Coral Springs, FL	2.0	1.0	753	$1,675	$2.22	25d	1	0.79mi
11477 NW 39th Ct Unit 306-1 Coral Springs, FL	2.0	2.0	840	$1,900	$2.26	25d	1	0.80mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $165,000 Active 44 DOM
2. 2026-06-17
   days on market $165,000 Active 43 DOM
3. 2026-06-16
   days on market $165,000 Active 42 DOM
4. 2026-06-15
   days on market $165,000 Active 41 DOM
5. 2026-06-13
   pricedays on market $165,000 Active 39 DOM
6. 2026-06-09
   days on market $169,900 Active 35 DOM
7. 2026-06-08
   days on market $169,900 Active 34 DOM
8. 2026-06-07
   days on market $169,900 Active 33 DOM
9. 2026-06-04
   days on market $169,900 Active 30 DOM
10. 2026-06-03
    days on market $169,900 Active 29 DOM
11. 2026-06-02
    days on market $169,900 Active 28 DOM
12. 2026-06-02
    price $169,900 Active 27 DOM
13. 2026-06-01
    days on market $180,000 Active 27 DOM
14. 2026-05-31
    days on market $180,000 Active 26 DOM
15. 2026-05-18
    price $190,000
16. 2026-05-11
    price $205,000
17. 2026-05-05
    listed $210,000 Active
18. 2022-12-31
    historical
19. 2022-12-31
    status Active
20. 2022-11-30
    status Active
21. 2022-07-29
    status Active
22. 2022-07-22
    status Pending
23. 2022-07-13
    listed $200,000 Active
24. 2017-06-09
    historical
25. 2017-01-14
    listed $119,999 Active
26. 2016-12-23
    soldstatus $90,000
27. 2009-09-23
    soldstatus $40,099
28. 2009-07-13
    historical
29. 2009-01-23
    listed $45,200
30. 2004-09-10
    soldstatus $4,347,000
31. 2004-05-01
    soldstatus $3,500,000
32. 1999-02-18
    soldstatus $2,600,000

ⓘ 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: $3,950 · $329/mo
• Projected year-2 tax: $3,950 · $329/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,416
• − Mortgage interest: −$9,243
• − Property taxes: −$3,950
• − Insurance: −$825
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − HOA: −$5,400
• − Depreciation: −$4,800
• Taxable loss: −$3,708
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $-380/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

-92.7% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $190,000 MARMLS
• 2026-05-11 Price Changed $205,000 MARMLS
• 2026-05-05 Listed $210,000 MARMLS
• 2022-12-31 Listing Removed — MARMLS
• 2022-12-31 Relisted — MARMLS
• 2022-11-30 Relisted — MARMLS
• 2022-07-29 Relisted — MARMLS
• 2022-07-22 Pending — MARMLS
• 2022-07-13 Listed $200,000 MARMLS
• 2017-06-09 Listing Removed — MARMLS
• 2017-01-14 Listed $119,999 MARMLS
• 2016-12-23 Sold (Public Records) $90,000 Public Records
• 2009-09-23 Sold (MLS) $40,099 Beaches MLS
• 2009-07-13 Listing Removed — Beaches MLS
• 2009-01-23 Listed $45,200 Beaches MLS
• 2004-09-10 Sold (Public Records) $4,347,000 Public Records
• 2004-05-01 Sold (Public Records) $3,500,000 Public Records
• 1999-02-18 Sold (Public Records) $2,600,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,950 · +5.7% YoY. Source: county tax records.