1200 NW 87th Ave #410 · Coral Springs, FL 33071

$179,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 72 Days on market

Built 1980 $547/mo HOA · 25% 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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity!!! Beautiful, modern and spacious 2 bedrooms, 2 bathrooms unit in the heart of Coral Springs. Location close to Coral Square Mall, shopping plazas, restaurants and excellent schools. This elegant unit features tile and new vinyl floors. Laundry room is in the same floor as well as the storage space. The community offers a pool, tennis courts, picnic area, and a clubhouse. This unit is currently rented, lease expired on May 30, 2026.

Key facts

• Tile floors
• New vinyl floors
• Community pool

Tags

• TILE FLOORS
• NEW VINYL FLOORS
• LAUNDRY ROOM
• STORAGE SPACE
• COMMUNITY POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Association-managed amenities include recreation facilities and security features
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, parking, pest control, pool(s), recreation facilities, sewer and trash; Association amenities: clubhouse, barbecue, picnic area, pool, tennis courts

Exterior

• Parking: Assigned parking; Guest parking
• Security: Closed circuit cameras; Lobby secured
• Home design: Condo/attached property; 5-story building; Entry on 4th floor
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Tennis court(s); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Elevator; Intercom (in-unit and building intercom available)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $157k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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 (-0.6%/yr); 243 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); 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 $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 72 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $179k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $156,684 (12.5% 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 72 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: 1.21% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 6.9

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: -26.4%
• Equity multiple: 0.14×
• Total profit: $-43,014
• Equity at exit: $26,689

10-year hold

• IRR: -52.1%
• Equity multiple: -0.41×
• Total profit: $-70,780
• Equity at exit: $15,477

Cash invested: $50,120 (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: 243
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$939
• Tax from tax record: −$283 /mo · $3,392/yr
• Insurance: −$75
• HOA: −$547
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-126

Break-even live

Break-even rent $2,333

Max offer price $156,684

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: $44,750
• Closing costs: $5,370
• 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	13d	2	0.04mi
1100 NW 87th Ave #208 Coral Springs, FL	2.0	2.0	1100	$1,700	$1.55	16d	1	0.04mi
1075 Riverside Dr #306 Coral Springs, FL	2.0	2.0	990	$1,899	$1.92	24d	1	0.08mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$2,000	$1.90	3d	3	0.08mi
8777 Shadow Wood Blvd #301 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	24d	1	0.13mi
8763 Shadow Wood Blvd #202 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	24d	1	0.15mi
8773 Shadow Wood Blvd #303 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	24d	1	0.15mi
995 Riverside Dr #111 Coral Springs, FL	2.0	2.0	1200	$2,400	$2.00	16d	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	7d	2	0.23mi
799 Riverside Dr #1021 Coral Springs, FL	2.0	2.0	1060	$2,400	$2.26	18d	1	0.24mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	24d	1	0.25mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	3d	1	0.25mi
755 Riverside Dr Coral Springs, FL	1.0	1.0	780	$1,700	$2.18	10d	2	0.27mi
777 Riverside Dr #1512 Coral Springs, FL	1.0	1.0	950	$1,750	$1.84	24d	1	0.28mi
755 Riverside Dr #1335 Coral Springs, FL	1.0	1.0	780	$1,800	$2.31	7d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,655	$2.36	20d	1	0.28mi
9000 Ramblewood Dr Coral Springs, FL	2.0	2.0	1127	$2,675	$2.37	24d	1	0.28mi
1599 NW 91st Ave Coral Springs, FL	1.0–3.0	1.0–2.0	1120	$2,334	$2.08	1d	29	0.41mi
9111 Ramblewood Dr Coral Springs, FL	1.0–3.0	1.0–2.0	1131	$2,416	$2.13	1d	26	0.43mi
1351 NW 94th Way #1351 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	24d	1	0.59mi
1351 NW 94th Way Unit 1 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	1d	1	0.59mi
1357 NW 94th Way #1357 Coral Springs, FL	2.0	1.5	837	$1,875	$2.24	14d	1	0.59mi
9022 W Atlantic Blvd #214 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	4d	1	0.60mi
9066 W Atlantic Blvd #433 Coral Springs, FL	2.0	2.0	986	$1,950	$1.98	24d	1	0.60mi
9288 W Atlantic Blvd #1114 Coral Springs, FL	2.0	2.0	986	$2,250	$2.28	24d	1	0.61mi
9266 W Atlantic Blvd #1026 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	24d	1	0.61mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	7d	1	0.61mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	14d	1	0.61mi
9088 W Atlantic Blvd #523 Coral Springs, FL	2.0	2.0	986	$1,900	$1.93	18d	1	0.64mi
9244 W Atlantic Blvd Coral Springs, FL	3.0	2.0	1263	$2,475	$1.96	24d	1	0.65mi
8509 Shadow Ct Unit 2-11 Coral Springs, FL	3.0	2.5	1320	$2,900	$2.20	24d	1	0.66mi
8509 Shadow Ct Unit 8509 Coral Springs, FL	3.0	2.5	1450	$3,000	$2.07	24d	1	0.66mi
9100 W Atlantic Blvd #636 Coral Springs, FL	3.0	2.0	1263	$2,650	$2.10	14d	1	0.67mi
9100 W Atlantic Blvd #636 Coral Springs, FL	3.0	2.0	1263	$2,650	$2.10	5d	1	0.67mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	12d	1	0.69mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	2d	1	0.69mi
9122 W Atlantic Blvd #724 Coral Springs, FL	2.0	2.0	986	$2,150	$2.18	7d	1	0.69mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	7d	1	0.70mi
9144 W Atlantic Blvd #817 Coral Springs, FL	3.0	2.0	1263	$2,500	$1.98	14d	1	0.71mi

HOA detail condo

• Monthly dues: $547 · $6,564/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $179,000 Active 72 DOM
2. 2026-06-17
   pricedays on market $179,000 Active 71 DOM
3. 2026-06-16
   days on market $187,000 Active 70 DOM
4. 2026-06-15
   days on market $187,000 Active 69 DOM
5. 2026-06-13
   days on market $187,000 Active 67 DOM
6. 2026-06-09
   days on market $187,000 Active 63 DOM
7. 2026-06-08
   days on market $187,000 Active 62 DOM
8. 2026-06-07
   days on market $187,000 Active 61 DOM
9. 2026-06-04
   days on market $187,000 Active 58 DOM
10. 2026-06-03
    days on market $187,000 Active 57 DOM
11. 2026-06-02
    days on market $187,000 Active 56 DOM
12. 2026-06-01
    days on market $187,000 Active 55 DOM
13. 2026-05-31
    days on market $187,000 Active 54 DOM
14. 2026-05-15
    price $187,000
15. 2026-04-07
    listed $193,000 Active
16. 2025-12-19
    historical
17. 2025-11-23
    price $205,000
18. 2025-10-18
    historical $1,700
19. 2025-09-18
    price $1,700
20. 2025-09-17
    price $1,750
21. 2025-09-06
    price $1,775
22. 2025-08-12
    price $215,000
23. 2025-07-15
    listed $1,800
24. 2025-06-06
    price $200,000
25. 2025-03-25
    price $217,000
26. 2025-03-18
    price $223,000
27. 2025-01-29
    listed $230,000 Active
28. 2024-09-06
    historical
29. 2024-06-20
    price $217,000
30. 2024-06-20
    status Active
31. 2024-04-29
    historical Active Under Contract
32. 2024-03-28
    historical $1,800
33. 2024-03-07
    listed $1,800
34. 2024-02-23
    price $229,000
35. 2024-02-08
    price $239,000
36. 2024-01-31
    status Active
37. 2024-01-31
    price $247,000
38. 2024-01-09
    historical $1,800
39. 2024-01-05
    listed $1,800
40. 2023-12-26
    historical
41. 2023-12-11
    historical $1,800
42. 2023-12-06
    status Active
43. 2023-11-30
    listed $1,800
44. 2023-11-02
    historical $1,950
45. 2023-10-17
    price $1,950
46. 2023-10-04
    listed $2,100
47. 2023-04-04
    historical
48. 2023-04-04
    price $240,000
49. 2023-02-10
    listed $210,000 Active
50. 2011-09-07
    soldstatus $58,000

ⓘ 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: $3,392 · $283/mo
• Projected year-2 tax: $3,392 · $283/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: $26,075
• − Mortgage interest: −$10,027
• − Property taxes: −$3,392
• − Insurance: −$895
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − HOA: −$6,564
• − Depreciation: −$5,207
• Taxable loss: −$4,182
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $-512/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

+240.6% since first listed

42 events — show timeline

• 2026-05-15 Price Changed $187,000 MARMLS
• 2026-04-07 Listed $193,000 MARMLS
• 2025-12-19 Listing Removed — MARMLS
• 2025-11-23 Price Changed $205,000 MARMLS
• 2025-10-18 Rental Removed $1,700 MARMLS
• 2025-09-18 Price Changed $1,700 MARMLS
• 2025-09-17 Price Changed $1,750 MARMLS
• 2025-09-06 Price Changed $1,775 MARMLS
• 2025-08-12 Price Changed $215,000 MARMLS
• 2025-07-15 Listed for Rent $1,800 MARMLS
• 2025-06-06 Price Changed $200,000 MARMLS
• 2025-03-25 Price Changed $217,000 MARMLS
• 2025-03-18 Price Changed $223,000 MARMLS
• 2025-01-29 Listed $230,000 MARMLS
• 2024-09-06 Listing Removed — MARMLS
• 2024-06-20 Price Changed $217,000 MARMLS
• 2024-06-20 Relisted — MARMLS
• 2024-04-29 Contingent — MARMLS
• 2024-03-28 Rental Removed $1,800 MARMLS
• 2024-03-07 Listed for Rent $1,800 MARMLS
• 2024-02-23 Price Changed $229,000 MARMLS
• 2024-02-08 Price Changed $239,000 MARMLS
• 2024-01-31 Relisted — MARMLS
• 2024-01-31 Price Changed $247,000 MARMLS
• 2024-01-09 Rental Removed $1,800 MARMLS
• 2024-01-05 Listed for Rent $1,800 MARMLS
• 2023-12-26 Listing Removed — MARMLS
• 2023-12-11 Rental Removed $1,800 MARMLS
• 2023-12-06 Relisted — MARMLS
• 2023-11-30 Listed for Rent $1,800 MARMLS
• 2023-11-02 Rental Removed $1,950 MARMLS
• 2023-10-17 Price Changed $1,950 MARMLS
• 2023-10-04 Listed for Rent $2,100 MARMLS
• 2023-04-04 Price Changed $240,000 MARMLS
• 2023-04-04 Listing Removed — MARMLS
• 2023-02-10 Listed $210,000 MARMLS
• 2011-09-07 Sold (MLS) $58,000 MARMLS
• 2006-05-19 Sold (Public Records) $186,000 Public Records
• 2004-01-05 Sold (Public Records) $95,000 Public Records
• 1998-01-08 Sold (Public Records) $51,000 Public Records
• 1980-08-01 Sold (Public Records) $54,900 Public Records
• 1980-08-01 Sold (Public Records) $54,900 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,392 · +7.6% YoY. Source: county tax records.