11473 NW 42nd St · Coral Springs, FL 33065

$185,000

2 bd · 2.0 ba · 835 sqft · Condo · 37 Days on market

Built 1988 Good condition $441/mo HOA · 21% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2-bedroom, 2-bath condo in the heart of Coral Springs featuring a bright open layout, split-bedroom floor plan, tile and laminate flooring throughout, and a functional kitchen. Enjoy assigned parking directly outside your front door and a community pool just steps away. Conveniently located near shopping, dining, parks, major highways, and top-rated schools. Great opportunity for homeowners or investors! (MOTIVATED SELLER! ALL OFFERS CONSIDERED!) RENTALS PERMITTED RIGHT AFTER PURCHASE ALL APPLICANTS DO NOT HAVE TO HAVE over 620 CREDIT SCORE BUT ONE MUST BE MORE THAN 620 A/C 2015, Hot Water Heater 2018

Key facts

• Functional kitchen
• Community pool
• Open layout

Tags

• OPEN LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• TILE AND LAMINATE FLOORING
• FUNCTIONAL KITCHEN
• ASSIGNED PARKING
• COMMUNITY POOL

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; breed restrictions may apply)
• Financial info: No land lease
• HOA & community: Association with monthly HOA fee of $441; Community pool; HOA covers grounds and structure maintenance, common areas, and roof repairs

Exterior

• Parking: 2 parking spaces; Assigned parking with guest spots; permit required
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; One level (listed as One); Faces northwest; Resale condition
• Construction: Stucco and concrete block (CBS) construction
• Exterior features: No waterfront; Barrel roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Smoke detectors installed
• Interior features: No special interior features listed; Satellite dish
• Laundry & utility: Laundry closet with washer and electric dryer hookups located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-78 ($-941/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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 Springs Elementary School (math 25% / reading 31%, grade F, #1,951 of 2,144 statewide, top 91%, 466 students, 85% FRL); Coral Springs Middle School (math 46% / reading 53%, grade C, #259 of 571 statewide, top 46%, 1,003 students, 54% FRL); Coral Glades High School (math 24% / reading 46%, grade F, #379 of 667 statewide, top 58%, 2,762 students, 58% 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 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).
• This rent runs 34% 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

• It's been on market 37 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $173,654 (6.1% 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 37 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. 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: 1.12% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 7.4

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-40,757
• Equity at exit: $27,584

10-year hold

• IRR: -37.3%
• Equity multiple: -0.24×
• Total profit: $-64,220
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$441
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-78

Break-even live

Break-even rent $2,177

Max offer price $173,654

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-14	+0% $-78	+5% $-142	+10% $-206
Rent	-10% $-243	-5% $-160	+0% $-78	+5% $4	+10% $86
Rate	-1.0pp $15	-0.5pp $-31	base $-78	+0.5pp $-126	+1.0pp $-175

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11450 NW 43rd St #11450 Coral Springs, FL	2.0	2.0	835	$1,745	$2.09	6d	1	0.02mi
11441 NW 42nd St #11441 Coral Springs, FL	2.0	2.0	835	$1,750	$2.10	23d	1	0.02mi
11450 NW 43rd St #11450 Coral Springs, FL	2.0	2.0	835	$1,800	$2.16	12d	1	0.02mi
11472 NW 42nd St #11472 Coral Springs, FL	2.0	2.0	835	$1,750	$2.10	23d	1	0.03mi
11432 NW 43rd St Unit TOP Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	0d	1	0.07mi
11461 NW 43rd St Unit A Coral Springs, FL	2.0	1.5	1091	$2,150	$1.97	0d	1	0.08mi
11461 NW 43rd St Unit A Coral Springs, FL	2.0	1.5	1091	$2,250	$2.06	26d	1	0.08mi
4104 NW 114th Ave Coral Springs, FL	2.0	2.0	979	$2,250	$2.30	26d	1	0.12mi
11575 NW 42nd St Coral Springs, FL	3.0	2.0	1058	$1,950	$1.84	26d	1	0.13mi
11576 NW 42nd St #11576 Coral Springs, FL	3.0	2.0	1058	$2,500	$2.36	3d	1	0.13mi
11453 NW 39th Ct Unit 210-2 Coral Springs, FL	2.0	2.0	840	$1,950	$2.32	26d	1	0.16mi
4053 NW 114th Ave Unit 4053 Coral Springs, FL	3.0	2.0	1100	$2,200	$2.00	3d	1	0.17mi
11477 NW 39th Ct Unit 104-1 Coral Springs, FL	2.0	2.0	840	$2,150	$2.56	26d	1	0.17mi
11477 NW 39th Ct Unit 306-1 Coral Springs, FL	2.0	2.0	840	$1,900	$2.26	26d	1	0.19mi
11477 NW 39th Ct Unit 105-1 Coral Springs, FL	2.0	2.0	840	$1,975	$2.35	0d	1	0.19mi
11453 NW 39th Ct Coral Springs, FL	2.0	2.0	840	$1,700	$2.02	26d	1	0.22mi
11680 NW 45th St Coral Springs, FL	2.0	2.0	900	$2,000	$2.22	26d	1	0.23mi
11627 NW 35th Ct Coral Springs, FL	3.0	2.0	1100	$2,700	$2.45	26d	1	0.56mi
3525 NW 114th Ln Coral Springs, FL	2.0	2.0	1032	$2,200	$2.13	15d	1	0.59mi
10851 NW 45th St Unit 10857 Coral Springs, FL	3.0	2.0	1090	$2,800	$2.57	0d	1	0.60mi
10817 NW 45th St Coral Springs, FL	2.0	2.0	980	$1,850	$1.89	3d	1	0.62mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	9d	1	0.63mi
3500 NW 116th Ter Unit 3500 Coral Springs, FL	2.0	2.0	1000	$1,945	$1.95	18d	1	0.63mi
11150 W Sample Rd #50 Coral Springs, FL	3.0	2.0	1080	$2,400	$2.22	26d	1	0.80mi
3258 Coral Ridge Dr #3258 Coral Springs, FL	2.0	2.0	825	$1,900	$2.30	26d	1	0.84mi
12000 W Sample Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1202	$2,486	$2.07	0d	36	0.85mi
10722 La Placida Dr S Unit 9-B2 Coral Springs, FL	2.0	2.0	1000	$2,050	$2.05	26d	1	0.85mi
3248 Coral Ridge Dr #3248 Coral Springs, FL	2.0	2.0	825	$1,835	$2.22	26d	1	0.85mi
3228 Coral Ridge Dr Unit 1 Coral Springs, FL	2.0	2.0	825	$1,890	$2.29	26d	1	0.87mi
3255 Coral Ridge Dr #3255 Coral Springs, FL	3.0	2.0	966	$1,900	$1.97	19d	1	0.88mi
3255 Coral Ridge Dr #3255 Coral Springs, FL	3.0	2.0	966	$1,900	$1.97	4d	1	0.88mi
3211 Coral Ridge Dr #3211 Coral Springs, FL	3.0	2.0	966	$2,000	$2.07	9d	1	0.88mi
3139 Coral Ridge Dr #3139 Coral Springs, FL	2.0	2.0	980	$2,100	$2.14	26d	1	0.95mi
3129 Coral Ridge Dr #3129 Coral Springs, FL	2.0	2.0	980	$1,950	$1.99	26d	1	0.95mi
3135 Coral Ridge Dr #3135 Coral Springs, FL	2.0	2.5	1100	$2,000	$1.82	23d	1	0.95mi
11783 NW 30th St Coral Springs, FL	2.0	2.0	800	$2,000	$2.50	13d	1	1.00mi
3004 Coral Ridge Dr Unit 110B Coral Springs, FL	2.0	2.0	800	$1,650	$2.06	26d	1	1.00mi
3015 NW 118th Dr Unit 124E Coral Springs, FL	2.0	2.0	800	$2,000	$2.50	26d	1	1.00mi
11775 NW 30th St Unit 106A Coral Springs, FL	2.0	2.0	800	$2,900	$3.62	26d	1	1.01mi
11775 NW 30th St Unit 106A Coral Springs, FL	2.0	2.0	800	$1,900	$2.38	6d	1	1.01mi

HOA detail condo

• Monthly dues: $441 · $5,292/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 37 DOM
2. 2026-06-18
   days on market $185,000 Active 34 DOM
3. 2026-06-17
   days on market $185,000 Active 33 DOM
4. 2026-06-16
   days on market $185,000 Active 32 DOM
5. 2026-06-15
   days on market $185,000 Active 31 DOM
6. 2026-06-13
   pricestatusdays on market $185,000 Active 29 DOM
7. 2026-06-09
   days on market $189,999 Active Under Contract 25 DOM
8. 2026-06-08
   days on market $189,999 Active Under Contract 24 DOM
9. 2026-06-07
   days on market $189,999 Active Under Contract 23 DOM
10. 2026-06-04
    days on market $189,999 Active Under Contract 20 DOM
11. 2026-06-03
    days on market $189,999 Active Under Contract 19 DOM
12. 2026-06-02
    days on market $189,999 Active Under Contract 18 DOM
13. 2026-06-02
    status $189,999 Active Under Contract 17 DOM
14. 2026-06-01
    days on market $189,999 Active 17 DOM
15. 2026-05-31
    days on market $189,999 Active 16 DOM
16. 2026-05-15
    listed $199,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,928
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$5,292
• − Depreciation: −$5,382
• Taxable loss: −$3,797
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $-30/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.

Condition & rehab AI · 21 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath condo in Coral Springs is ready for a fresh coat of paint and new kitchen appliances to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace kitchen faucet — Improves functionality and aesthetics
• Both Replace kitchen appliances — Modernizes the kitchen and adds value
• Both Replace bathroom fixtures — Modernizes the bathrooms and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace kitchen faucet — Improves functionality and aesthetics ↑
• Both Replace kitchen appliances — Modernizes the kitchen and adds value ↑
• Both Replace bathroom fixtures — Modernizes the bathrooms and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-15 Listed $199,999 Beaches MLS