55 Boca Chica Rd #68 · Big Coppitt Key, FL 33040

$279,900

1 bd · 1.0 ba · 681 sqft · Manufactured public records · 17 Days on market

Built 1986 2,323 sqft lot Est $357k · 22% under $314/mo HOA · 12% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming unit, bright, cheery and spacious. Corner lot with large concrete patio and space for parking. One Bedroom and One Bath and a side addition that serves as a Florida Room/Living room. 9x10 feet workshop/shed that looks like little house, high ceilings and very neat. This community is very special, it is close to Key West and residents are jovial and friendly. There is a library and exercise room, Laundry area and Mail Room, community center by the boat dock and two pools, one is large and at the same location as the Club House the other is regular size overlooking the ocean with a sandy beach. There are shuffle ball courts. Enjoy walking around the park or just riding you bicycle ar

Key facts

• Large concrete patio
• Workshop shed
• Florida room

Tags

• CORNER LOT
• LARGE CONCRETE PATIO
• FLORIDA ROOM
• WORKSHOP SHED
• TWO POOLS
• SHUFFLE BALL COURTS

Property features AI

Finance

• Other: Located in Seaside Resort; Zoned URM - Urban Res Mobile Home District; Flood zone AE; Lot is less than 1/4 acre (approximately 0.05 acres); Mile marker 10 (US-1 / Boca Chica Rd)
• Financial info: No seller financing
• HOA & community: Mandatory homeowners association; Quarterly association fee; Quarterly HOA fee is $943; Fee covers common area maintenance and security; Rentals allowed with restrictions (minimum 28 days); No pets allowed

Exterior

• Parking: Off-street parking
• Security: Manned gate; Community security included in HOA
• Utilities: Municipal sewer; Public sewer hook-up; Water on separate meter; Electric on separate meter; Cable pre-wired
• Home design: Manufactured single-wide with addition; Built in 1986; Other roof; Deed-restricted; No waterview; Ocean side location
• Construction: Manufactured construction; Unknown above-flood building style
• Exterior features: In-ground concrete lap pool (heated); Patio; Boat ramp; Dock privileges; Community boat ramp; Manager on premises; Other area features

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher
• Flooring: Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central A/C; Ceiling fans
• Interior features: Built-in cabinets; Window treatments; Glass doors; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $-70 ($-839/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (7.9% below list).
• Recommended offer: $258k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.5% in Big Coppitt Key — 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 65/100 on livability (#663 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, health & safety D, amenities F.
• Monroe (town): math 50% / reading 55% proficiency, ranked #23 of 73 in FL (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.5%/yr); 496 active listings in the ZIP; solid renter incomes; 332 units permitted in Monroe County in 2024 (42 in 5+ unit buildings).
• This rent runs 36% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Monroe County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $280k implies a 409% gain — meaningful room to come down on a strong offer.

Recommended offer $257,813 (7.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $356,844
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Boca Chica Rd #36	0.00mi	1/1.0	585 (-14%)	14mo	$315,000	$538	65
10 Dolphin Rd	0.09mi	2/1.0 (+1)	764 (+12%)	7mo	$400,000	$524	65
40 Ed Swift Rd	0.49mi	2/1.0 (+1)	714 (+5%)	16mo	$365,000	$511	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.52% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-45,663
• Equity at exit: $41,734

10-year hold

• IRR: -5.1%
• Equity multiple: 0.64×
• Total profit: $-27,969
• Equity at exit: $24,201

Cash invested: $78,372 (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 33040

• Rents YoY: 4.5%
• Active inventory: 496
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,578 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$208 /mo · $2,499/yr
• Insurance: −$117
• HOA: −$314
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-70

Break-even live

Break-even rent $2,667

Max offer price $267,545

Occupancy floor 98%

Sensitivity live

Price	-10% $89	-5% $9	+0% $-70	+5% $-149	+10% $-228
Rent	-10% $-274	-5% $-172	+0% $-70	+5% $32	+10% $134
Rate	-1.0pp $71	-0.5pp $1	base $-70	+0.5pp $-142	+1.0pp $-216

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $314 · $3,768/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-19
   days on market $279,900 Active 17 DOM
2. 2026-06-18
   days on market $279,900 Active 16 DOM
3. 2026-06-17
   days on market $279,900 Active 15 DOM
4. 2026-06-16
   days on market $279,900 Active 14 DOM
5. 2026-06-15
   days on market $279,900 Active 13 DOM
6. 2026-06-14
   days on market $279,900 Active 11 DOM
7. 2026-06-13
   days on market $279,900 Active 10 DOM
8. 2026-06-10
   days on market $279,900 Active 8 DOM
9. 2026-06-09
   days on market $279,900 Active 7 DOM
10. 2026-06-08
    days on market $279,900 Active 6 DOM
11. 2026-06-07
    days on market $279,900 Active 5 DOM
12. 2026-06-05
    days on market $279,900 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $279,900 Active 1 DOM

ⓘ 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: $2,499 · $208/mo
• Projected year-2 tax: $2,499 · $208/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: $30,938
• − Mortgage interest: −$15,679
• − Property taxes: −$2,499
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − HOA: −$3,768
• − Depreciation: −$8,143
• Taxable loss: −$5,500
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $481/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: Monroe
• NCES district ID: 1201320
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $56,955
• Composite: 45.51/100
• National rank: #2608
• State rank: #23 of 73 in FL

Livability — Big Coppitt Key

• Score: 65/100
• State rank: #663
• US rank: #13457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Coppitt Key, FL
• County: Monroe County · 66,185 people
• Metro: Key West, FL
• Population (ZIP): 35,429
• Household income: $86,586
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2502.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 90,706 people
• By 2030: 96,308 · +6.2%
• By 2040: 106,565 · +17.5%
• By 2050: 116,500 · +28.4%
• By 2075: 141,423 · +55.9%
• By 2100: 151,947 · +67.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 26% Two or more races 16% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 14%
• Common ancestry: Hispanic 6% Romanian 2% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Dominican Republic
• Languages at home: 76% English-only · Spanish 17% French/Haitian/Cajun 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Monroe

• 2024 margin: R (+18.3) · D 40.5% · R 58.8%
• 2008→2024 swing: -23.2pp toward R · 2008: 4.9pp · 2024: -18.3pp
• All cycles: 2024: R+18.3 2020: R+7.9 2016: R+6.9 2012: D+0.4 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -814.48%
• Current HPI: 168.5706
• Rent YoY: ▲ 4.52%
• Metro: Key West, 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

+408.9% since first listed

2 events — show timeline

• 2026-06-01 Listed $279,900 FLKMLS
• 1998-03-02 Sold (Public Records) $55,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,499 · +11.5% YoY. Source: county tax records.