3599 NW 35th St #1641 · Coconut Creek, FL 33066

$199,000

2 bd · 2.0 ba · 955 sqft · Condo public records · 93 Days on market

Built 1985 $590/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 +9.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious first-floor corner residence overlooking a peaceful pond! This bright condo is filed with natural light from large windows and features an open living and dining area that flows seamlessly to a private screened patio, perfect for enjoying serene water views. The primary bedroom features a large walk-in closet, and the residence includes the ultimate convenience of an in-unit washer and dryer. Impeccably maintained mostly in its original condition, this home offers a fantastic opportunity for a buyer to customize the space to their personal style. This condo community is part of the popular Township at Coconut Creek, residents enjoy resort-style amenities including a clubhouse, per

Key facts

• Screened patio
• Water views
• Large walk in closet

Tags

• FIRST FLOOR CORNER RESIDENCE
• OVERLOOKING A PEACEFUL POND
• OPEN LIVING AND DINING AREA
• SCREENED PATIO
• WATER VIEWS
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Pets allowed with size limit (more than 20 lbs permitted)
• Financial info: Association fee: $590 monthly; Additional association charge: $189 quarterly
• HOA & community: Monthly association fee; Association fee includes management, common areas, insurance, legal/accounting, ground and structure maintenance, pool(s), recreation facilities, reserve fund, roof and trash; Association amenities include clubhouse, fitness center, hobby room, library, pool, spa/hot tub and trails

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Has cooling; Has heating
• Home design: Single-story; Entry on level 1
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Patio; Screened patio; Tennis courts; Association pool; Exterior lighting; Waterfront; Has a view; Faces west

Interior

• Kitchen: Electric range; Microwave; Dishwasher
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating
• Interior features: Unfurnished; First floor entry; Living/Dining room; Family/Dining room; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $179k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.7% in Coconut Creek — 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 85/100 on livability (#30 in FL, #617 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.
• Market conditions: Rents soft (-0.9%/yr); 326 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,315/mo this rent would consume 49% of the median local household income ($57k/yr) (locally 433% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 93 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $199k implies a 149% 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 $179,313 (9.9% 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 93 days. Have you received any prior offers? Is the seller open to a 10% 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 B-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: 1.16% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 7.2

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: $-47,300
• Equity at exit: $29,672

10-year hold

• IRR: -48.4%
• Equity multiple: -0.38×
• Total profit: $-76,955
• Equity at exit: $17,206

Cash invested: $55,720 (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 33066

• Home prices YoY: -29.3%
• Rents YoY: -0.9%
• Active inventory: 326
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$590
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-136

Break-even live

Break-even rent $2,488

Max offer price $179,313

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2649 Carambola Cir N Coral Springs, FL	3.0	2.0	1120	$2,900	$2.59	8d	1	0.10mi
2649 Carambola Cir N Unit 1735 Coral Springs, FL	3.0	2.0	1120	$3,000	$2.68	24d	1	0.10mi
2616 Carambola Cir N #1702 Coconut Creek, FL	2.0	2.0	1106	$2,750	$2.49	24d	1	0.10mi
4484 Carambola Cir S #27321 Coconut Creek, FL	2.0	2.0	962	$2,000	$2.08	24d	1	0.13mi
2923 Carambola Cir N Unit 2923 Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	11d	1	0.13mi
2902 Carambola Cir N Unit 2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	24d	1	0.16mi
2676 Carambola Cir N Unit N Coconut Creek, FL	2.0	2.0	978	$2,250	$2.30	3d	1	0.19mi
2678 Carambola Cir N #1762 Coconut Creek, FL	2.0	2.0	1120	$2,600	$2.32	24d	1	0.19mi
3929 Carambola Cir N #2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	24d	1	0.23mi
4467 Carambola Cir S Coconut Creek, FL	3.0	2.0	1115	$2,375	$2.13	8d	1	0.23mi
1877 Carambola Cir N Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	10d	1	0.27mi
1877 Carambola Cir N Unit 1877 Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	24d	1	0.27mi
2511 Carambola Cir N #18102 Coconut Creek, FL	2.0	2.0	1106	$2,650	$2.40	21d	1	0.29mi
2923 Carambola Cir S Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	2d	1	0.35mi
3800 Coral Tree Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1124	$2,298	$2.04	1d	6	0.36mi
2738 Carambola Cir S #1913 Coconut Creek, FL	3.0	2.0	1120	$2,300	$2.05	24d	1	0.39mi
3857 Coral Tree Cir #204 Coconut Creek, FL	1.0	1.0	764	$1,850	$2.42	24d	1	0.47mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	8d	1	0.49mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	22d	1	0.49mi
3858 Coral Tree Cir #205 Coconut Creek, FL	1.0	1.0	764	$1,850	$2.42	3d	1	0.50mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	22d	1	0.50mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	24d	1	0.50mi
3859 Coral Tree Cir #308 Coconut Creek, FL	1.0	1.0	764	$1,700	$2.23	24d	1	0.50mi
3870 Lyons Rd Unit 209-8 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	24d	1	0.50mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	5d	1	0.52mi
4142 Cocoplum Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1129	$2,223	$1.97	1d	17	0.52mi
3830 Lyons Rd Unit 110-3 Coconut Creek, FL	1.0	1.0	798	$1,675	$2.10	24d	1	0.53mi
3848 Lyons Rd Unit 205-1 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	24d	1	0.58mi
3933 Cocoplum Cir #3518 Coconut Creek, FL	2.0	2.0	982	$2,200	$2.24	19d	1	0.62mi
3831 Cocoplum Cir #3592 Coconut Creek, FL	3.0	2.0	1115	$2,450	$2.20	15d	1	0.67mi
3757 Cocoplum Cir #3567 Coconut Creek, FL	2.0	2.0	982	$2,100	$2.14	24d	1	0.69mi
4854 Fishermans Dr Coconut Creek, FL	1.0–2.0	1.0–2.0	800	$2,400	$3.00	2d	13	0.69mi
3287 Cocoplum Cir #3321 Coconut Creek, FL	3.0	2.0	1100	$2,500	$2.27	18d	1	0.75mi
3439 Cocoplum Cir #3420 Coconut Creek, FL	2.0	2.0	982	$2,250	$2.29	8d	1	0.77mi
3781 Cocoplum Cir #3579 Coconut Creek, FL	2.0	2.0	982	$2,300	$2.34	19d	1	0.78mi
5100 W Sample Rd Margate, FL	1.0–2.0	1.0–2.0	975	$2,321	$2.38	4d	16	0.80mi
5295 Jamboree Pl Margate, FL	2.0	2.5	1110	$2,500	$2.25	24d	1	0.98mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	24d	1	0.99mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	8d	1	0.99mi
2486 NW 49th Ter #762 Coconut Creek, FL	3.0	2.0	1116	$2,350	$2.11	8d	1	1.03mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $199,000 Active 93 DOM
2. 2026-06-17
   days on market $199,000 Active 92 DOM
3. 2026-06-16
   days on market $199,000 Active 91 DOM
4. 2026-06-15
   days on market $199,000 Active 90 DOM
5. 2026-06-13
   days on market $199,000 Active 88 DOM
6. 2026-06-10
   price $199,000 Active 84 DOM
7. 2026-06-09
   days on market $210,000 Active 84 DOM
8. 2026-06-08
   days on market $210,000 Active 83 DOM
9. 2026-06-07
   days on market $210,000 Active 82 DOM
10. 2026-06-04
    days on market $210,000 Active 79 DOM
11. 2026-06-03
    days on market $210,000 Active 78 DOM
12. 2026-06-02
    days on market $210,000 Active 77 DOM
13. 2026-06-01
    days on market $210,000 Active 76 DOM
14. 2026-05-31
    days on market $210,000 Active 75 DOM
15. 2026-05-18
    price $210,000
16. 2026-03-31
    status Active
17. 2026-03-30
    historical Active Under Contract
18. 2026-03-17
    listed $220,000 Active
19. 2009-03-09
    soldstatus $80,000

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

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 6 d/yr ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,785
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − HOA: −$7,080
• − Depreciation: −$5,789
• Taxable loss: −$4,657
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-515/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 — Coconut Creek

• Score: 85/100
• State rank: #30
• US rank: #617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coconut Creek, FL
• County: Broward County · 1,963,430 people
• City population: 50,557
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 16,719
• Household income: $57,051
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 433.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 23% Two or more races 20% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 3%
• Common ancestry: Scotch-Irish 4% Romanian 4% Italian 2%
• Foreign-born: 33% · Canada, Jamaica, Vietnam
• Languages at home: 65% English-only · Spanish 19% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -121.75%
• Current HPI: 293.3769
• Rent YoY: ▼ -0.95%
• 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

+162.5% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $210,000 MARMLS
• 2026-03-31 Relisted — MARMLS
• 2026-03-30 Contingent — MARMLS
• 2026-03-17 Listed $220,000 MARMLS
• 2009-03-09 Sold (Public Records) $80,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $366 · +14.6% YoY. Source: county tax records.