1902 Bermuda Cir Unit H-2 · Coconut Creek, FL 33066

$99,000

1 bd · 1.0 ba · 800 sqft · Condo public records · 102 Days on market

Built 1986 $706/mo HOA · 39% 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 +8.9/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1/1 LARGE EAT IN KITCHEN WITH UPDATED KITCHEN CABINETS & COUNTERS*PRICED FOR QUICK SALE*TILE ON PATIO WAS REMOVED BUT NOT REPLACED*GLASS ENCLOSED PATIO WATER FOUNTAIN VIEW*A/C 2009*PATIO FACES EAST*

Key facts

• Remodeled bathroom
• Glass enclosed patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOM
• GLASS ENCLOSED PATIO
• LAKE FOUNTAIN VIEW

Property features AI

Finance

• Other: Is a senior community
• HOA & community: Association with monthly HOA fee; HOA amenities include fitness center, golf course, picnic area, pool, sauna, shuffleboard, storage, trash chute, bike storage, bocce ball, cafe/restaurant, pickleball courts, and security; HOA fee covers insurance, grounds maintenance, pest control, sewer, trash, water, elevator, reserve funds, and roof repairs

Exterior

• Parking: Assigned parking, guest parking, and golf cart parking (total parking spaces: 135)
• Security: Security guard; Security fence; Security patrol
• Utilities: Cable available
• Home design: Condominium; 4-story building; Updated lake view model; Faces west; Resale condition
• Construction: Pre-cast concrete construction
• Exterior features: Patio and porch (glass-enclosed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Furnished; Blinds on windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-80 ($-961/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (14.3% below list).
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $85k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $684 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 102 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 39% of rent.

Recommended offer $84,852 (14.3% 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 102 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
10. 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.
11. 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.
12. 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: 1.81% ✓
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 4.6

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: -29.8%
• Equity multiple: 0.07×
• Total profit: $-25,880
• Equity at exit: $14,761

10-year hold

• IRR: -92.3%
• Equity multiple: -0.71×
• Total profit: $-47,304
• Equity at exit: $8,560

Cash invested: $27,720 (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: 332
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$519
• Tax from tax record: −$233 /mo · $2,794/yr
• Insurance: −$41
• HOA: −$706
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-80

Break-even live

Break-even rent $1,898

Max offer price $84,852

Occupancy floor 99%

Sensitivity live

Price	-10% $-24	-5% $-52	+0% $-80	+5% $-108	+10% $-136
Rent	-10% $-222	-5% $-151	+0% $-80	+5% $-9	+10% $62
Rate	-1.0pp $-30	-0.5pp $-55	base $-80	+0.5pp $-106	+1.0pp $-132

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	26d	1	0.02mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	26d	1	0.09mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	20d	1	0.28mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	26d	1	0.29mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.37mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	0d	2	0.37mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	19d	2	0.37mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.40mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	26d	1	0.43mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	26d	1	0.44mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	26d	1	0.47mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	9d	1	0.47mi
1207 Bahama Bnd Unit E2 Coconut Creek, FL	1.0	1.5	819	$1,950	$2.38	26d	1	0.48mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	14d	2	0.58mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	26d	2	0.58mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	4d	1	0.58mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	26d	1	0.65mi
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	26d	1	0.68mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	26d	1	0.81mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	26d	1	0.81mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	7d	1	0.82mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	5d	1	0.82mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	26d	1	0.95mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	26d	1	0.98mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$1,770	$1.58	0d	13	1.06mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	6d	1	1.15mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	24d	1	1.18mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	26d	1	1.18mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	26d	1	1.20mi
2408 NW 8th St Pompano Beach, FL	2.0	1.0	728	$2,300	$3.16	26d	1	1.26mi
1877 Carambola Cir N Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	12d	1	1.27mi
1877 Carambola Cir N Unit 1877 Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	26d	1	1.27mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	3d	15	1.28mi
911 Lyons Rd #2207 Coconut Creek, FL	1.0	1.0	821	$1,600	$1.95	26d	1	1.30mi
2511 Carambola Cir N #18102 Coconut Creek, FL	2.0	2.0	1106	$2,650	$2.40	22d	1	1.32mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	26d	35	1.33mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	0d	19	1.33mi
2676 Carambola Cir N Unit N Coconut Creek, FL	2.0	2.0	978	$2,250	$2.30	4d	1	1.35mi
2678 Carambola Cir N #1762 Coconut Creek, FL	2.0	2.0	1120	$2,600	$2.32	26d	1	1.35mi
2616 Carambola Cir N #1702 Coconut Creek, FL	2.0	2.0	1106	$2,750	$2.49	26d	1	1.35mi

HOA detail condo

• Monthly dues: $706 · $8,472/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $99,000 Active 102 DOM
2. 2026-06-18
   days on market $99,000 Active 99 DOM
3. 2026-06-17
   days on market $99,000 Active 98 DOM
4. 2026-06-16
   days on market $99,000 Active 97 DOM
5. 2026-06-15
   days on market $99,000 Active 96 DOM
6. 2026-06-13
   days on market $99,000 Active 94 DOM
7. 2026-06-09
   days on market $99,000 Active 90 DOM
8. 2026-06-07
   days on market $99,000 Active 88 DOM
9. 2026-06-04
   days on market $99,000 Active 85 DOM
10. 2026-06-03
    days on market $99,000 Active 84 DOM
11. 2026-06-02
    days on market $99,000 Active 83 DOM
12. 2026-06-01
    days on market $99,000 Active 82 DOM
13. 2026-05-31
    days on market $99,000 Active 81 DOM
14. 2026-03-13
    price $99,000
15. 2025-11-27
    listed $109,000 Active
16. 2025-09-01
    historical
17. 2025-04-02
    status Active
18. 2025-03-27
    historical
19. 2025-02-25
    price $130,000
20. 2024-09-23
    listed $140,000 Active
21. 2024-09-15
    historical $1,700
22. 2024-08-29
    historical $1,700
23. 2024-08-28
    listed $1,700
24. 2024-08-13
    listed $1,700
25. 2022-11-04
    soldstatus $99,000 202-char remark

    Show marketing remark (202 chars)

    1/1 LARGE EAT IN KITCHEN WITH UPDATED KITCHEN CABINETS & COUNTERS*PRICED FOR QUICK SALE*TILE ON PATIO WAS REMOVED BUT NOT REPLACED*GLASS ENCLOSED PATIO WATER FOUNTAIN VIEW*A/C 2009*PATIO FACES EAST*

26. 2022-11-04
    soldstatus $100,000

    Show marketing remark (202 chars)

    1/1 LARGE EAT IN KITCHEN WITH UPDATED KITCHEN CABINETS & COUNTERS*PRICED FOR QUICK SALE*TILE ON PATIO WAS REMOVED BUT NOT REPLACED*GLASS ENCLOSED PATIO WATER FOUNTAIN VIEW*A/C 2009*PATIO FACES EAST*

27. 2022-08-22
    listed $99,000 202-char remark

    Show marketing remark (202 chars)

    1/1 LARGE EAT IN KITCHEN WITH UPDATED KITCHEN CABINETS & COUNTERS*PRICED FOR QUICK SALE*TILE ON PATIO WAS REMOVED BUT NOT REPLACED*GLASS ENCLOSED PATIO WATER FOUNTAIN VIEW*A/C 2009*PATIO FACES EAST*

28. 2012-11-14
    soldstatus $34,000
29. 2005-08-10
    soldstatus $95,000
30. 1998-03-11
    soldstatus $35,000

ⓘ 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: $2,794 · $233/mo
• Projected year-2 tax: $2,794 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,557
• − Mortgage interest: −$5,546
• − Property taxes: −$2,794
• − Insurance: −$495
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$8,472
• − Depreciation: −$2,880
• Taxable loss: −$2,079
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $-462/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

+182.9% since first listed

17 events — show timeline

• 2026-03-13 Price Changed $99,000 Beaches MLS
• 2025-11-27 Listed $109,000 Beaches MLS
• 2025-09-01 Listing Removed — Beaches MLS
• 2025-04-02 Relisted — Beaches MLS
• 2025-03-27 Listing Removed — Beaches MLS
• 2025-02-25 Price Changed $130,000 Beaches MLS
• 2024-09-23 Listed $140,000 Beaches MLS
• 2024-09-15 Rental Removed $1,700 RMLSFL
• 2024-08-29 Rental Removed $1,700 GFLMLS
• 2024-08-28 Listed for Rent $1,700 GFLMLS
• 2024-08-13 Listed for Rent $1,700 RMLSFL
• 2022-11-04 Sold (Public Records) $100,000 Public Records
• 2022-11-04 Sold (MLS) $99,000 Beaches MLS
• 2022-08-22 Listed $99,000 Beaches MLS
• 2012-11-14 Sold (Public Records) $34,000 Public Records
• 2005-08-10 Sold (Public Records) $95,000 Public Records
• 1998-03-11 Sold (Public Records) $35,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,794 · +7.9% YoY. Source: county tax records.