3140 Holiday Springs Blvd Unit 9-210 · Margate, FL 33063

$99,990

1 bd · 2.0 ba · 728 sqft · Condo public records · 42 Days on market

Built 1974 $764/mo HOA · 47% 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).

• 1% rule +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 1 bedroom & 1 and half bath 55+ unit is waiting for you! This unit has an extended living rm that gives you extra living space for you & your guests. This units baths have been updated. The unit has newer air-conditioner & water heater. This unit is in a perfect location w/ in a very active HOA community of Holiday Springs. heated resort style pool & clubhouse, fitness center, sauna, steam rm aerobic classes, library, billiard rm, tiki huts, tennis court, theater & much more. No rentals allowed. Cable, pest control & water are included in the maintenance. Furniture is negotiable HOA REQUIRES CREDIT SCORE OF 650 & IF APPLYING FOR MORTGAGE WILL REQUIRE 20% DOWN, 6 MOS. OF MAINTENANCE FEE TO BE HELD IN ESCROW FOR 18 MONTHS. HOPA COMMUNITY = HOUSING FOR OLDER PERSONS ACT.

Key facts

• Community amenities
• Tennis courts
• Assigned parking

Tags

• ENCLOSED PATIO
• FULLY REFRESHED KITCHEN
• PORCELAIN TILE FLOORING
• COMMUNITY AMENITIES
• ASSIGNED PARKING
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Monthly HOA fee; Community amenities include cabana, clubhouse, pool, and pickleball courts; HOA fee covers cable TV, internet, sewer, trash, and water; Has association; Senior community; Pets allowed with size limit

Exterior

• Parking: Permit required parking; One parking space
• Utilities: Public water; Public sewer; Cable connected; Water connected; Sewer connected
• Home design: Condominium; Resale; Three-story building; North-facing
• Construction: Block construction; Other roof
• Exterior features: Second-floor entry; Non-waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric cooktop; Freezer; Owned water heater
• Bedrooms: One main-level bedroom
• Flooring: Tile flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Furnished negotiable

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (21.3% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $79k (21.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#85 in FL, #1,398 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities 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: Alphabet Land-Margate (8 students, 0% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coral Springs High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,320 students, 59% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% of the median local income ($63k/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 $692 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 47% 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 $78,719 (21.3% 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 42 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.10×
• Total profit: $-25,120
• Equity at exit: $14,909

10-year hold

• IRR: -32.5%
• Equity multiple: -0.31×
• Total profit: $-36,745
• Equity at exit: $8,645

Cash invested: $27,997 (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 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 548
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$524
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$42
• HOA: −$764
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-120

Break-even live

Break-even rent $1,771

Max offer price $78,719

Occupancy floor —

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2771 Riverside Dr Unit 416A Coral Springs, FL	1.0	1.0	619	$1,600	$2.58	24d	1	0.10mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	15d	1	0.10mi
2771 Riverside Dr Unit 412A Coral Springs, FL	—	1.0	468	$1,250	$2.67	24d	1	0.10mi
2771 Riverside Dr Unit 316A Coral Springs, FL	1.0	1.0	619	$1,475	$2.38	4d	1	0.10mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,565	$2.53	24d	1	0.10mi
2771 Riverside Dr Unit 405A Coral Springs, FL	1.0	1.0	619	$1,540	$2.49	1d	1	0.10mi
2701 Riverside Dr Apt 516 Coral Springs, FL	1.0	1.0	619	$1,500	$2.42	11d	1	0.14mi
2701 Riverside Dr Unit 316B Coral Springs, FL	1.0	1.0	619	$1,400	$2.26	24d	1	0.14mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	13d	1	0.14mi
3031 Holiday Springs Blvd Unit 1APT 201 Margate, FL	1.0	1.5	750	$1,525	$2.03	15d	1	0.14mi
2947 Riverside Dr #129 Coral Springs, FL	1.0	1.0	620	$1,650	$2.66	11d	1	0.16mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	22d	2	0.20mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	18d	1	0.28mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	0.29mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	5d	1	0.29mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	469	$1,425	$3.04	3d	2	0.34mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	22d	1	0.34mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	8d	3	0.34mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	10d	1	0.34mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	3d	1	0.48mi
3204 Coral Lake Ln Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.48mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	5d	1	0.48mi
3188 Coral Lake Way #3188 Coral Springs, FL	1.0	1.0	720	$1,750	$2.43	24d	1	0.48mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	2d	1	0.56mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	22d	2	0.56mi
8770 Royal Palm Blvd #203 Coral Springs, FL	1.0	1.5	620	$1,725	$2.78	24d	1	0.74mi
8604 NW 35th St #102 Coral Springs, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.76mi
8604 NW 35th St #103 Coral Springs, FL	1.0	1.0	600	$1,500	$2.50	5d	1	0.76mi
4109 Riverside Dr Coral Springs, FL	1.0	1.0	705	$1,399	$1.98	4d	1	1.12mi
3225 N University Dr Coral Springs, FL	2.0	2.0	737	$1,900	$2.58	5d	1	1.13mi
6838 W Sample Rd #6838 Coral Springs, FL	1.0	1.0	716	$1,680	$2.35	24d	1	1.14mi
6824 W Sample Rd #6824 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	24d	1	1.16mi
4140 Woodside Dr #107 Coral Springs, FL	2.0	1.0	738	$1,700	$2.30	24d	1	1.17mi
6812 W Sample Rd #6812 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	24d	1	1.17mi
6890 W Sample Rd #6890 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	19d	1	1.19mi
3210 N University Dr Coral Springs, FL	3.0	1.0–2.0	1003	$2,408	$2.40	1d	92	1.20mi
4135 NW 88th Ave #201 Coral Springs, FL	1.0	1.0	610	$1,550	$2.54	22d	1	1.28mi
6674 W Sample Rd #6674 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	15d	1	1.29mi
6660 W Sample Rd #6660 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	24d	1	1.29mi
6650 W Sample Rd Coral Springs, FL	1.0	1.0	716	$1,750	$2.44	24d	1	1.29mi

HOA detail condo

• Monthly dues: $764 · $9,168/yr
• Likely covers: watercablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $99,990 Active 42 DOM
2. 2026-06-17
   days on market $99,990 Active 41 DOM
3. 2026-06-16
   days on market $99,990 Active 40 DOM
4. 2026-06-15
   days on market $99,990 Active 39 DOM
5. 2026-06-13
   days on market $99,990 Active 37 DOM
6. 2026-06-09
   days on market $99,990 Active 33 DOM
7. 2026-06-08
   days on market $99,990 Active 32 DOM
8. 2026-06-07
   days on market $99,990 Active 31 DOM
9. 2026-06-04
   days on market $99,990 Active 28 DOM
10. 2026-06-03
    days on market $99,990 Active 27 DOM
11. 2026-06-02
    days on market $99,990 Active 26 DOM
12. 2026-06-01
    days on market $99,990 Active 25 DOM
13. 2026-05-31
    days on market $99,990 Active 24 DOM
14. 2026-05-03
    listed $99,990 Active
15. 2026-04-30
    historical
16. 2026-04-06
    price $102,000
17. 2025-12-23
    listed $114,500 Active
18. 2023-04-10
    soldstatus $95,000
19. 2023-04-06
    soldstatus $95,000 Closed 831-char remark

    Show marketing remark (831 chars)

    Stunning 1 bedroom & 1 and half bath 55+ unit is waiting for you! This unit has an extended living rm that gives you extra living space for you & your guests. This units baths have been updated. The unit has newer air-conditioner & water heater. This unit is in a perfect location w/ in a very active HOA community of Holiday Springs. heated resort style pool & clubhouse, fitness center, sauna, steam rm aerobic classes, library, billiard rm, tiki huts, tennis court, theater & much more. No rentals allowed. Cable, pest control & water are included in the maintenance. Furniture is negotiable HOA REQUIRES CREDIT SCORE OF 650 & IF APPLYING FOR MORTGAGE WILL REQUIRE 20% DOWN, 6 MOS. OF MAINTENANCE FEE TO BE HELD IN ESCROW FOR 18 MONTHS. HOPA COMMUNITY = HOUSING FOR OLDER PERSONS ACT.

20. 2023-03-22
    status Pending 831-char remark

    Show marketing remark (831 chars)

    Stunning 1 bedroom & 1 and half bath 55+ unit is waiting for you! This unit has an extended living rm that gives you extra living space for you & your guests. This units baths have been updated. The unit has newer air-conditioner & water heater. This unit is in a perfect location w/ in a very active HOA community of Holiday Springs. heated resort style pool & clubhouse, fitness center, sauna, steam rm aerobic classes, library, billiard rm, tiki huts, tennis court, theater & much more. No rentals allowed. Cable, pest control & water are included in the maintenance. Furniture is negotiable HOA REQUIRES CREDIT SCORE OF 650 & IF APPLYING FOR MORTGAGE WILL REQUIRE 20% DOWN, 6 MOS. OF MAINTENANCE FEE TO BE HELD IN ESCROW FOR 18 MONTHS. HOPA COMMUNITY = HOUSING FOR OLDER PERSONS ACT.

21. 2023-02-01
    price $119,500 831-char remark

    Show marketing remark (831 chars)

    Stunning 1 bedroom & 1 and half bath 55+ unit is waiting for you! This unit has an extended living rm that gives you extra living space for you & your guests. This units baths have been updated. The unit has newer air-conditioner & water heater. This unit is in a perfect location w/ in a very active HOA community of Holiday Springs. heated resort style pool & clubhouse, fitness center, sauna, steam rm aerobic classes, library, billiard rm, tiki huts, tennis court, theater & much more. No rentals allowed. Cable, pest control & water are included in the maintenance. Furniture is negotiable HOA REQUIRES CREDIT SCORE OF 650 & IF APPLYING FOR MORTGAGE WILL REQUIRE 20% DOWN, 6 MOS. OF MAINTENANCE FEE TO BE HELD IN ESCROW FOR 18 MONTHS. HOPA COMMUNITY = HOUSING FOR OLDER PERSONS ACT.

22. 2023-01-18
    listed $139,500 Active 831-char remark

    Show marketing remark (831 chars)

    Stunning 1 bedroom & 1 and half bath 55+ unit is waiting for you! This unit has an extended living rm that gives you extra living space for you & your guests. This units baths have been updated. The unit has newer air-conditioner & water heater. This unit is in a perfect location w/ in a very active HOA community of Holiday Springs. heated resort style pool & clubhouse, fitness center, sauna, steam rm aerobic classes, library, billiard rm, tiki huts, tennis court, theater & much more. No rentals allowed. Cable, pest control & water are included in the maintenance. Furniture is negotiable HOA REQUIRES CREDIT SCORE OF 650 & IF APPLYING FOR MORTGAGE WILL REQUIRE 20% DOWN, 6 MOS. OF MAINTENANCE FEE TO BE HELD IN ESCROW FOR 18 MONTHS. HOPA COMMUNITY = HOUSING FOR OLDER PERSONS ACT.

23. 2014-10-28
    soldstatus $36,500
24. 1998-07-01
    soldstatus $54,857

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $19,424
• − Mortgage interest: −$5,601
• − Property taxes: −$830
• − Insurance: −$500
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$9,168
• − Depreciation: −$2,909
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $-799/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 — Margate

• Score: 81/100
• State rank: #85
• US rank: #1398

Category grades

Amenities F Commute A+ Cost of living A- Crime B- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margate, FL
• County: Broward County · 1,963,430 people
• City population: 55,466
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 55,466
• Household income: $62,918
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2290.0

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: White 34% Hispanic / Latino 29% Black 28% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 2% Estonian 2%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 24% French/Haitian/Cajun 7% Other Indo-European 4%

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: ▼ -87.17%
• Current HPI: 393.9225
• Rent YoY: ▲ 1.94%
• 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

+82.3% since first listed

11 events — show timeline

• 2026-05-03 Listed $99,990 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-06 Price Changed $102,000 Beaches MLS
• 2025-12-23 Listed $114,500 Beaches MLS
• 2023-04-10 Sold (Public Records) $95,000 Public Records
• 2023-04-06 Sold (MLS) $95,000 MARMLS
• 2023-03-22 Pending — MARMLS
• 2023-02-01 Price Changed $119,500 MARMLS
• 2023-01-18 Listed $139,500 MARMLS
• 2014-10-28 Sold (Public Records) $36,500 Public Records
• 1998-07-01 Sold (Public Records) $54,857 Public Records

Property tax history

+2.1%/yr

Latest (2025): $830 · -36.8% YoY. Source: county tax records.