1501 Cayman Way Unit A4 · Coconut Creek, FL 33066

$275,900

2 bd · 2.0 ba · 1,425 sqft · Condo public records · 92 Days on market

Built 1987

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Cash flow +3.8/30.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Unique to Wynmoor, this unit’s privacy, seclusion, and spaciousness is one-of-a-kind. Entirely surrounded by trees, immersed in natural light (windows in every room), this 2x2 corner unit is 1425 sq. ft on 4th floor. Evergreen model w/ primary bedroom adjoined by 10x9 ft enclosed patio. Updated newer SS appliances, bathroom vanities & SPC luxury flooring. Many upgrades. Trane AC unit/Moody’s water heater (both 7 y/o) Cayman pool directly behind unit. Amazing location. Steps to main pool, gym, admin offices, movie theatre. Amenities: private 18-hole golf course, restaurant, billiards hall, tennis/pickleball court complex. On-site full-service doctor’s office w/ cardio

Key facts

• Updated appliances
• Luxury flooring
• Natural light

Tags

• NATURAL LIGHT
• ENCLOSED PATIO
• UPDATED APPLIANCES
• LUXURY FLOORING
• CAYMAN POOL
• PRIVATE GOLF COURSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee (includes common areas, cable TV, electricity, grounds & structure maintenance, pest control, pool(s), recreation facilities, reserve fund, roof, sewer, security); Association amenities: clubhouse, fitness center, billiard room, hobby room, storage, pool, pickleball, shuffleboard, transportation service, vehicle wash area, elevators; Located in a golf course community

Exterior

• Parking: Assigned parking (one space)
• Security: Phone entry; Security guard
• Utilities: Electric with fuses
• Home design: Condominium (attached property); 4-story building; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Patio; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Refrigerator; Freezer; Water purifier
• Bedrooms: Bedroom 2 — 14 x 13; Second room — 18 x 15
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Handicap access; Pantry; Walk-in closet(s); Elevator
• Laundry & utility: Washer hookup; Dryer hookup; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $276k.

Deal economics

• At list price, monthly cash flow is $-793 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (20.7% below list).
• Recommended offer: $219k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 3.7% in Coconut Creek — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 331 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).
• At $2,189/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $8k 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 92 days — a 9% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $182k; list at $276k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,901 (20.7% 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 92 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 2.85%
• Cash-on-cash: -12.31%
• DSCR: 0.45
• GRM: 10.5

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: -43.9%
• Equity multiple: -0.31×
• Total profit: $-101,193
• Equity at exit: $41,138

10-year hold

• IRR: —
• Equity multiple: -1.28×
• Total profit: $-176,241
• Equity at exit: $23,855

Cash invested: $77,252 (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: 331
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,447
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$115
• HOA est. from 1 same-building comp: −$810
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-793

Break-even live

Break-even rent $3,192

Max offer price $135,884

Occupancy floor —

Sensitivity live

Price	-10% $-636	-5% $-715	+0% $-793	+5% $-871	+10% $-949
Rent	-10% $-966	-5% $-879	+0% $-793	+5% $-706	+10% $-620
Rate	-1.0pp $-654	-0.5pp $-722	base $-793	+0.5pp $-864	+1.0pp $-937

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: $68,975
• Closing costs: $8,277
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Cayman Way Unit C4 Coconut Creek, FL	2.0	2.0	1225	$1,850	$1.51	25d	1	0.02mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	25d	1	0.03mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	18d	2	0.09mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	25d	1	0.19mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	25d	1	0.23mi
4301 Martinique Cir Unit K1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	25d	1	0.24mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	25d	1	0.26mi
1605 Abaco Dr Coconut Creek, FL	2.0	2.0	1362	$2,200	$1.61	25d	2	0.26mi
1601 Abaco Dr Unit F2 Coconut Creek, FL	2.0	2.0	1275	$2,099	$1.65	12d	1	0.29mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	13d	2	0.31mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	25d	2	0.31mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	25d	1	0.33mi
3850 NW 11th St Coconut Creek, FL	2.0	2.0	1403	$1,750	$1.25	21d	1	0.34mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.37mi
4101 NW 10th St Unit 4101 Coconut Creek, FL	3.0	2.0	1772	$4,500	$2.54	25d	1	0.40mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	25d	1	0.41mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	0.42mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.48mi
3760 NW 19th St Coconut Creek, FL	3.0	2.0	1440	$3,500	$2.43	25d	1	0.49mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	25d	1	0.54mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	25d	1	0.59mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	4d	1	0.64mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	6d	1	0.64mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.66mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	25d	1	0.66mi
650 NW 30th Ave Pompano Beach, FL	3.0	2.5	1428	$3,087	$2.16	2d	7	0.69mi
3392 NW 5th St Pompano Beach, FL	3.0	2.5	1446	$3,550	$2.46	3d	1	0.69mi
1313 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$3,200	$2.37	25d	1	0.71mi
1305 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	25d	1	0.71mi
635 NW 30th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	3d	1	0.72mi
455 NW 33rd Ln Pompano Beach, FL	3.0	3.0	1800	$3,700	$2.06	25d	1	0.74mi
2900 NW 8th St Pompano Beach, FL	3.0	2.0	1144	$2,600	$2.27	25d	1	0.75mi
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	20d	1	0.77mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	25d	1	0.82mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	8d	1	0.82mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	25d	1	0.83mi
374 NW 31st Ave Pompano Beach, FL	3.0	1.0	1066	$2,600	$2.44	25d	1	0.86mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$2,420	$2.75	2d	15	0.87mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	2d	1	0.87mi
2202 Lucaya Bnd Unit G4 Coconut Creek, FL	2.0	2.0	1156	$1,600	$1.38	25d	1	0.88mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $275,900 Active 92 DOM
2. 2026-06-18
   days on market $275,900 Active 89 DOM
3. 2026-06-17
   days on market $275,900 Active 88 DOM
4. 2026-06-16
   days on market $275,900 Active 87 DOM
5. 2026-06-15
   days on market $275,900 Active 86 DOM
6. 2026-06-13
   days on market $275,900 Active 84 DOM
7. 2026-06-09
   days on market $275,900 Active 80 DOM
8. 2026-06-08
   days on market $275,900 Active 79 DOM
9. 2026-06-07
   days on market $275,900 Active 78 DOM
10. 2026-06-04
    days on market $275,900 Active 75 DOM
11. 2026-06-03
    days on market $275,900 Active 74 DOM
12. 2026-06-02
    days on market $275,900 Active 73 DOM
13. 2026-06-01
    days on market $275,900 Active 72 DOM
14. 2026-05-31
    days on market $275,900 Active 71 DOM
15. 2026-03-21
    listed $275,900 Active
16. 2023-09-12
    historical
17. 2023-06-12
    listed $285,000 Active
18. 2023-06-04
    historical
19. 2023-04-21
    status Active
20. 2023-04-19
    historical
21. 2023-04-11
    price $285,000
22. 2023-01-24
    listed $290,000 Active
23. 2005-06-30
    soldstatus $182,500
24. 1990-08-03
    soldstatus $93,000

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $2,290 · $191/mo
• Expected delta: +$489/yr (+$41/mo · 27.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 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: $26,268
• − Mortgage interest: −$15,455
• − Property taxes: −$1,801
• − Insurance: −$1,380
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$9,720
• − Depreciation: −$8,026
• Taxable loss: −$14,316
• Est. tax savings @ 24.0%: +$3,436
• After-tax cash flow: $-6,075/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

+196.7% since first listed

10 events — show timeline

• 2026-03-21 Listed $275,900 MARMLS
• 2023-09-12 Listing Removed — MARMLS
• 2023-06-12 Listed $285,000 MARMLS
• 2023-06-04 Listing Removed — MARMLS
• 2023-04-21 Relisted — MARMLS
• 2023-04-19 Listing Removed — MARMLS
• 2023-04-11 Price Changed $285,000 MARMLS
• 2023-01-24 Listed $290,000 MARMLS
• 2005-06-30 Sold (Public Records) $182,500 Public Records
• 1990-08-03 Sold (Public Records) $93,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,801 · -23.0% YoY. Source: county tax records.