6730 NW 44th Way Lot T-18 · Coconut Creek, FL 33073

$55,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 152 Days on market

Built 1988

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS IS A SINGLE SIZE 2/2 MOBILE HOME LOCATED IN A 55+ GATED COMMUNITY. IT HAS COMPLETED REMODELED, NEW ROOF, 3 MINI SPLIT A/C. THE DRIVEWAY FITS 4 CARS, AND AN OPEN PORCH. STAINLESS STEEL APPLIANCES. THE MONTHLY LOT RENTAL IS $1,177.32, WHICH INCLUDES THE WATER, PEST CONTROL, TRASH AND LANDSCAPING. THE CLUB HOUSE OFFERS LOTS OF ACTIVITIES. THE LOCATION IS CLOSE TO ALL MAJOR HIGHWAY, HOSPITALS, SHOPPING, RESTAURANTS AND ETC. .. PLEASE MAKE AN APPOINTMENT TO SEE IT.

Key facts

• Gated community
• Mini split a/c
• Completed remodeled

Tags

• GATED COMMUNITY
• COMPLETED REMODELED
• NEW ROOF
• MINI SPLIT A/C
• OPEN PORCH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Senior community; Pets allowed with restrictions (breed, number, size limits)

Exterior

• Parking: Garage (covered) with 4 spaces
• Security: Key card entry; Window bars; Gated (no guard)
• Utilities: Three-phase electric
• Home design: Manufactured home (Single wide); 1 story; Faces southwest; Model: MERI; Resale condition; Mobile dimensions approximately 67' x 13'
• Construction: Aluminum siding and vinyl siding with frame construction; Fiberglass and metal roof; Aluminum skirt
• Exterior features: Shed(s); Zero lot line; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric heating; Window/wall units; Central air conditioning; Electric cooling
• Interior features: Walk-in closet(s); Partially furnished; Blinds
• Laundry & utility: Laundry closet with washer hookup; Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.4% 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 rising (+1.6%/yr); 155 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $380 of loan paydown is wiped out by about $424 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.
• At projected returns (-0.8% appreciation + 1.6% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.26% ✓
• Cap rate: 38.36%
• Cash-on-cash: 114.53%
• DSCR: 6.10
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.77% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.64×
• Total profit: $86,916
• Equity at exit: $13,883

10-year hold

• IRR: —
• Equity multiple: 13.26×
• Total profit: $188,822
• Equity at exit: $15,102

Cash invested: $15,400 (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 33073

• Home prices YoY: -0.2%
• Rents YoY: 1.6%
• Active inventory: 155
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,470

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,508	-5% $1,489	+0% $1,470	+5% $1,451	+10% $1,432
Rent	-10% $1,285	-5% $1,377	+0% $1,470	+5% $1,562	+10% $1,655
Rate	-1.0pp $1,498	-0.5pp $1,484	base $1,470	+0.5pp $1,456	+1.0pp $1,441

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,417	$2.14	0d	13	0.62mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	0d	7	0.68mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,835	$2.64	0d	28	0.85mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$2,642	$2.41	0d	17	1.03mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,408	$2.25	0d	44	1.06mi
5500 NW 61st St Unit 04 402 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	21d	1	1.13mi
5500 NW 61st St Unit 13 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	4d	1	1.13mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$2,918	$2.51	4d	34	1.16mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	15d	1	1.17mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	6d	2	1.17mi
5580 NW 61st St #627 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	21d	1	1.19mi
5570 NW 61st St #902 Coconut Creek, FL	2.0	1.0	1015	$1,900	$1.87	21d	1	1.22mi
5590 NW 61st St #832 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	21d	1	1.25mi
9466 Boca Cove Cir #310 Boca Raton, FL	2.0	2.0	770	$2,000	$2.60	25d	1	1.29mi
5620 NW 61st St #1201 Coconut Creek, FL	2.0	1.0	1015	$2,200	$2.17	25d	1	1.30mi
9503 Boca Cove Cir #603 Boca Raton, FL	2.0	2.0	912	$2,200	$2.41	23d	1	1.32mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,564	$2.30	0d	17	1.34mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,387	$2.73	0d	9	1.37mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,409	$2.25	8d	1	1.38mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	4d	1	1.38mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	23d	1	1.38mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$2,776	$2.21	0d	30	1.43mi

Listing history 14 events

1. 2026-06-21
   days on market $55,000 Active 152 DOM
2. 2026-06-18
   days on market $55,000 Active 149 DOM
3. 2026-06-17
   days on market $55,000 Active 148 DOM
4. 2026-06-16
   days on market $55,000 Active 147 DOM
5. 2026-06-15
   days on market $55,000 Active 146 DOM
6. 2026-06-13
   days on market $55,000 Active 144 DOM
7. 2026-06-09
   days on market $55,000 Active 140 DOM
8. 2026-06-07
   days on market $55,000 Active 138 DOM
9. 2026-06-04
   days on market $55,000 Active 135 DOM
10. 2026-06-03
    days on market $55,000 Active 134 DOM
11. 2026-06-02
    days on market $55,000 Active 133 DOM
12. 2026-06-01
    days on market $55,000 Active 132 DOM
13. 2026-05-31
    days on market $55,000 Active 131 DOM
14. 2026-01-20
    listed $55,000 Active

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $28,100
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$1,600
• Taxable income: $17,823
• Est. tax owed @ 24.0%: −$4,278
• After-tax cash flow: $13,360/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): 33,838
• Household income: $97,412
• Rent vs Own: 43.9% rent · 56.1% own
• Severe rent burden: 1109.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 28% Two or more races 18% Black 17% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Estonian 6% Hispanic 3% Romanian 2%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 23% Other Indo-European 11% French/Haitian/Cajun 4%

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: ▼ -0.77%
• Current HPI: 337.0725
• Rent YoY: ▲ 1.64%
• 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

1 event — show timeline

• 2026-01-20 Listed $55,000 Beaches MLS