2613 Nassau Bnd Unit C2 · Coconut Creek, FL 33066

$79,900

1 bd · 1.0 ba · 661 sqft · Condo public records · 12 Days on market

Built 1976 $568/mo HOA · 33% of rent

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Why this score? — see what drove the B 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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

MOVE IN CONDITION CONDO WITH NEUTRAL TILE, NEUTRAL NEWER PAINT JOB AND A REMODELED BATHROOM. KITCHEN HAS UPDATES AND A NEWER REFRIGERATOR. HIGH HAT LIGHTING TOO. SPACIOUS SCREENED PATIO WITH LOVELY GARDEN VIEWS TOO. DIRECTLY NEXT DOOR TO THE LAUNDRY AND CLOSE TO YOUR ASSIGNED PARKING SPOT. BUILDING HAS A LIFT/ELEVATOR TOO. YOU WILL BE JUST STEPS TO THE NASSAU POOL, TENNIS AND PICKLEBALL COURTS. WYNMOOR IS THE BEST COMMUNITY FOR ACTIVE ADULTS WITH AMENITIES GALORE INCLUDING A CLUBHOUSE WITH A RESTAURANT, ONSITE MEDICAL OFFICE, GOLF, BILLIARDS, A LIBRARY AND MUCH MORE. A SEPARATE THEATRE OFFERS LIVE SHOWS & MOVIES. THE MAIN POOL COMPLEX BOASTS A WALKING POOL, JACUZZI, SHUFFLEBOARD AND F

Key facts

• Screened patio
• Remodeled bathroom
• Nassau pool

Tags

• REMODELED BATHROOM
• SCREENED PATIO
• GARDEN VIEWS
• LAUNDRY
• NASSAU POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease property; Pets not allowed (per association)
• HOA & community: Association: WYNMOOR COMM COUNCIL; Monthly HOA fee; Association amenities include billiard room, clubhouse, car wash area, fitness center, golf course, jogging path, laundry, management, parking, pool, sauna, shuffleboard court, spa/hot tub, storage, tennis courts, on-site manager, bike storage, cafe/restaurant, courtesy bus, heated pool, library, maintained community, pickleball courts, security, and recreation facilities; HOA fee covers cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, legal/accounting, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking and guest parking (1 open space total)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Condominium; Two-story building; unit entry on level 2; Facing west; Resale property
• Construction: Built with CBS construction; Flat roof
• Exterior features: Screened patio; Patio; Not waterfront; Underground utilities

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Single-hung metal and sliding windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 10.6% 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: Coconut Creek Elementary School (math 31% / reading 40%, grade F, #1,684 of 2,144 statewide, top 79%, 475 students, 66% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 326 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 36% 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 $552 of loan paydown is wiped out by about $2k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $79,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.12% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 3.9

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $872
• Equity at exit: $11,913

10-year hold

• IRR: 5.2%
• Equity multiple: 1.30×
• Total profit: $6,661
• Equity at exit: $6,908

Cash invested: $22,372 (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 33066

• Home prices YoY: -29.3%
• Rents YoY: -0.9%
• Active inventory: 326
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$419
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$33
• HOA: −$568
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $290

Break-even live

Break-even rent $1,330

Max offer price $79,900

Occupancy floor 78%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.07mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	3d	1	0.27mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	24d	2	0.28mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	13d	2	0.28mi
4501 Martinique Way Unit C1 Coconut Creek, FL	1.0	1.0	495	$1,500	$3.03	24d	1	0.49mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	4d	1	0.68mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	24d	2	0.73mi
701 Lyons Rd #13206 Coconut Creek, FL	1.0	1.0	620	$1,750	$2.82	20d	1	0.75mi
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	8d	2	0.79mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	24d	1	0.82mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	2d	15	1.02mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	2d	20	1.19mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	24d	35	1.19mi
412 Lakeside Dr #223 Margate, FL	2.0	1.0	630	$1,800	$2.86	15d	1	1.23mi
5750 Lakeside Dr Margate, FL	1.0–3.0	1.0–2.0	862	$1,897	$2.20	2d	9	1.25mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	24d	1	1.37mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	3d	1	1.37mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $79,900 Active 12 DOM
2. 2026-06-17
   days on market $79,900 Active 11 DOM
3. 2026-06-16
   days on market $79,900 Active 10 DOM
4. 2026-06-15
   days on market $79,900 Active 9 DOM
5. 2026-06-13
   days on market $79,900 Active 7 DOM
6. 2026-06-09
   days on market $79,900 Active 3 DOM
7. 2026-06-08
   days on market $79,900 Active 2 DOM
8. 2026-06-08
   remarks 695-char remark
9. 2026-06-07
   remarks 630-char remark
10. 2026-06-07
    listed $79,900 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: $364 · $30/mo
• Projected year-2 tax: $663 · $55/mo
• Expected delta: +$299/yr (+$25/mo · 82.3%)

ⓘ 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: $20,361
• − Mortgage interest: −$4,476
• − Property taxes: −$364
• − Insurance: −$400
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$6,816
• − Depreciation: −$2,324
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $2,824/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

+271.6% since first listed

6 events — show timeline

• 2026-06-05 Listed $79,900 Beaches MLS
• 2020-10-05 Sold (Public Records) $68,000 Public Records
• 2012-06-15 Sold (Public Records) $27,000 Public Records
• 2005-05-09 Sold (Public Records) $69,900 Public Records
• 1998-05-14 Sold (Public Records) $37,000 Public Records
• 1997-02-11 Sold (Public Records) $21,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $364 · +10.9% YoY. Source: county tax records.