2703 Nassau Bnd Unit E2 · Coconut Creek, FL 33066

$108,900

1 bd · 2.0 ba · 778 sqft · Condo public records · 71 Days on market

Built 1975 $563/mo HOA · 31% of rent

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Why this score? — see what drove the C- 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 +15.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RESORT STYLE LIVING | Wynmoor is one of the best 55+Active Adult Communities in the area! The benefits and advantages of owning/living in this community are the fabulous amenities! Wynmoor offers a Private Clubhouse, Olympic Size Swimming Pool, Golf, Tennis, Fitness Center, Active Clubs with on-going activities, Theater, Library, Business Center, Daily Transportation to local shopping centers and 24/7 Guard-Gated Security Services! This Unit comes with TWO (2) Assigned Parking Spaces, an Updated Kitchen, brand new Stainless Steel Appliances and all new Granite counters, lovely Ceramic Tile throughout main living areas, expanded enclosed Lanai offers serene views of a lush garden and pool area. Lanai comes equipped with Hurricane Shutters! At least one occupant must be 55+ years of age.

Key facts

• $563 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, insurance, laundry, grounds maintenance, structure maintenance, pest control, pool(s), sewer, security, trash, and water; Community amenities include billiard room, business center, clubhouse, elevators, fitness center, golf course, laundry, library, barbecue/picnic area, tennis courts, trails, trash service, and vehicle wash area; Located in a golf course community; Senior community

Exterior

• Parking: 1-car garage; Guest parking available; 1 covered parking space
• Security: Security guard; Smoke detectors
• Utilities: Electric service with fuses
• Home design: 2-story building; Entry located on level 2; Resale property
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Storm/security shutters

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $36 ($437/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 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 38% of the median local income ($57k/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 $753 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 71 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,366 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.68% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 5.0

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: -20.0%
• Equity multiple: 0.34×
• Total profit: $-20,258
• Equity at exit: $16,237

10-year hold

• IRR: -36.6%
• Equity multiple: -0.10×
• Total profit: $-33,622
• Equity at exit: $9,416

Cash invested: $30,492 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$571
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$45
• HOA: −$563
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $36

Break-even live

Break-even rent $1,783

Max offer price $108,900

Occupancy floor 93%

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	24d	1	0.03mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	24d	1	0.09mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	3d	1	0.14mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	5d	1	0.14mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	24d	1	0.17mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	24d	1	0.17mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	3d	1	0.19mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	13d	2	0.20mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	24d	2	0.20mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	24d	1	0.28mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	24d	1	0.34mi
1207 Bahama Bnd Unit E2 Coconut Creek, FL	1.0	1.5	819	$1,950	$2.38	24d	1	0.36mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	24d	1	0.38mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	24d	1	0.42mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	17d	2	0.44mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	19d	1	0.46mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	24d	1	0.47mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	24d	1	0.58mi
911 Lyons Rd #2207 Coconut Creek, FL	1.0	1.0	821	$1,600	$1.95	24d	1	0.61mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	24d	1	0.66mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$1,770	$1.58	1d	12	0.68mi
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	24d	1	0.68mi
601 Lyons Rd #7105 Coconut Creek, FL	2.0	2.0	975	$2,050	$2.10	24d	1	0.69mi
841 Lyons Rd #24201 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	24d	1	0.70mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	4d	1	0.70mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	24d	2	0.73mi
651 Lyons Rd #10104 Coconut Creek, FL	1.0	1.0	761	$1,780	$2.34	15d	1	0.73mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	24d	1	0.74mi
821 Lyons Rd #21102 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	24d	1	0.75mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.76mi
701 Lyons Rd #13206 Coconut Creek, FL	1.0	1.0	620	$1,750	$2.82	20d	1	0.76mi
641 Lyons Rd #11203 Coconut Creek, FL	1.0	1.0	730	$1,750	$2.40	24d	1	0.76mi
631 Lyons Rd #12205 Coconut Creek, FL	1.0	1.0	620	$1,950	$3.15	22d	1	0.79mi
631 Lyons Rd Coconut Creek, FL	1.0	1.0	620	$1,845	$2.98	7d	2	0.79mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	24d	1	0.85mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	7d	1	0.85mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	2d	15	0.93mi
4303 W Atlantic Blvd Coconut Creek, FL	1.0–2.0	1.0	999	$1,825	$1.83	2d	2	0.95mi
834 Banks Rd Coconut Creek, FL	2.0	1.5	1054	$2,300	$2.18	11d	1	1.04mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,693	$2.43	14d	1	1.06mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $108,900 Active 71 DOM
2. 2026-06-17
   days on market $108,900 Active 70 DOM
3. 2026-06-16
   days on market $108,900 Active 69 DOM
4. 2026-06-15
   days on market $108,900 Active 68 DOM
5. 2026-06-13
   days on market $108,900 Active 66 DOM
6. 2026-06-09
   days on market $108,900 Active 62 DOM
7. 2026-06-08
   days on market $108,900 Active 61 DOM
8. 2026-06-07
   days on market $108,900 Active 60 DOM
9. 2026-06-04
   days on market $108,900 Active 57 DOM
10. 2026-06-03
    days on market $108,900 Active 56 DOM
11. 2026-06-02
    days on market $108,900 Active 55 DOM
12. 2026-06-01
    days on market $108,900 Active 54 DOM
13. 2026-05-31
    days on market $108,900 Active 53 DOM
14. 2026-05-09
    price $108,900
15. 2026-04-06
    listed $119,000 Active
16. 2023-09-29
    soldstatus $128,000
17. 2020-08-17
    soldstatus $80,000
18. 2020-08-14
    soldstatus $80,000 Closed 796-char remark

    Show marketing remark (796 chars)

    RESORT STYLE LIVING | Wynmoor is one of the best 55+Active Adult Communities in the area! The benefits and advantages of owning/living in this community are the fabulous amenities! Wynmoor offers a Private Clubhouse, Olympic Size Swimming Pool, Golf, Tennis, Fitness Center, Active Clubs with on-going activities, Theater, Library, Business Center, Daily Transportation to local shopping centers and 24/7 Guard-Gated Security Services! This Unit comes with TWO (2) Assigned Parking Spaces, an Updated Kitchen, brand new Stainless Steel Appliances and all new Granite counters, lovely Ceramic Tile throughout main living areas, expanded enclosed Lanai offers serene views of a lush garden and pool area. Lanai comes equipped with Hurricane Shutters! At least one occupant must be 55+ years of age.

19. 2020-07-18
    status Pending 796-char remark

    Show marketing remark (796 chars)

    RESORT STYLE LIVING | Wynmoor is one of the best 55+Active Adult Communities in the area! The benefits and advantages of owning/living in this community are the fabulous amenities! Wynmoor offers a Private Clubhouse, Olympic Size Swimming Pool, Golf, Tennis, Fitness Center, Active Clubs with on-going activities, Theater, Library, Business Center, Daily Transportation to local shopping centers and 24/7 Guard-Gated Security Services! This Unit comes with TWO (2) Assigned Parking Spaces, an Updated Kitchen, brand new Stainless Steel Appliances and all new Granite counters, lovely Ceramic Tile throughout main living areas, expanded enclosed Lanai offers serene views of a lush garden and pool area. Lanai comes equipped with Hurricane Shutters! At least one occupant must be 55+ years of age.

20. 2020-06-29
    listed $84,000 Active 796-char remark

    Show marketing remark (796 chars)

    RESORT STYLE LIVING | Wynmoor is one of the best 55+Active Adult Communities in the area! The benefits and advantages of owning/living in this community are the fabulous amenities! Wynmoor offers a Private Clubhouse, Olympic Size Swimming Pool, Golf, Tennis, Fitness Center, Active Clubs with on-going activities, Theater, Library, Business Center, Daily Transportation to local shopping centers and 24/7 Guard-Gated Security Services! This Unit comes with TWO (2) Assigned Parking Spaces, an Updated Kitchen, brand new Stainless Steel Appliances and all new Granite counters, lovely Ceramic Tile throughout main living areas, expanded enclosed Lanai offers serene views of a lush garden and pool area. Lanai comes equipped with Hurricane Shutters! At least one occupant must be 55+ years of age.

21. 2017-07-11
    soldstatus $65,000
22. 2014-10-21
    historical
23. 2014-10-17
    historical
24. 2006-04-08
    listed $79,000
25. 2005-04-07
    listed $121,500
26. 1982-03-01
    soldstatus $51,000
27. 1982-03-01
    soldstatus $51,000
28. 1976-01-01
    soldstatus $29,900

ⓘ 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: $2,750 · $229/mo
• Projected year-2 tax: $2,750 · $229/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
• 💨 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: $21,949
• − Mortgage interest: −$6,100
• − Property taxes: −$2,750
• − Insurance: −$544
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$6,756
• − Depreciation: −$3,168
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $648/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

+264.2% since first listed

15 events — show timeline

• 2026-05-09 Price Changed $108,900 MARMLS
• 2026-04-06 Listed $119,000 MARMLS
• 2023-09-29 Sold (Public Records) $128,000 Public Records
• 2020-08-17 Sold (Public Records) $80,000 Public Records
• 2020-08-14 Sold (MLS) $80,000 MARMLS
• 2020-07-18 Pending — MARMLS
• 2020-06-29 Listed $84,000 MARMLS
• 2017-07-11 Sold (Public Records) $65,000 Public Records
• 2014-10-21 Listing Removed — Beaches MLS
• 2014-10-17 Listing Removed — Beaches MLS
• 2006-04-08 Listed $79,000 Beaches MLS
• 2005-04-07 Listed $121,500 Beaches MLS
• 1982-03-01 Sold (Public Records) $51,000 Public Records
• 1982-03-01 Sold (Public Records) $51,000 Public Records
• 1976-01-01 Sold (Public Records) $29,900 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,750 · +6.4% YoY. Source: county tax records.