9170 SW 14th St #4409 · Coconut Creek, FL 33428

$214,900

2 bd · 2.5 ba · 1,606 sqft · Condo public records · 99 Days on market

Built 1984 $975/mo HOA · 32% of rent

---

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 +14.6/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to Sell!!! Spacious, beautiful and fully remodeled corner unit condo featuring two bedrooms and two bathrooms. Enter into a bright eat in kitchen with modern white quartz countertop, stainless steel appliances and ample cabinetry. The condo offers a large dining area and an open, inviting living room. Both bedrooms are generous suites, each completely remodeled and featuring double-sink bathrooms. Enjoy an enormous patio with large sliding doors, perfect for relaxing and taking in serene golf course views and fresh air. Washer and dryer inside unit. One covered parking space. The association offers tennis court, exercise room, and pool. Building equipped with a backup generator for u

Key facts

• Large dining area
• $975 HOA
• Parking

Tags

• REMODELED CORNER UNIT
• MODERN WHITE QUARTZ COUNTERTOP
• STAINLESS STEEL APPLIANCES
• LARGE DINING AREA
• OPEN INVITING LIVING ROOM
• DOUBLE SINK BATHROOMS

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, pool, security, maintenance; HOA covers water, sewer, common area maintenance, elevator, roof repairs, recreation facility, structure maintenance

Exterior

• Parking: Assigned covered parking; One covered/carport space; Guest parking available
• Security: Security patrol; Other security features
• Utilities: Cable available
• Home design: Condominium; Five-story building; Resale condition; Faces north; Located in a senior community
• Construction: CBS construction
• Exterior features: Screened porch

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds on windows
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $51 ($609/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hammock Pointe Elementary School (math 61% / reading 63%, grade B, #608 of 2,144 statewide, top 29%, 958 students, 42% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 33% FRL vs 52% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 42% of the median local income ($89k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $171k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-28,755
• Equity at exit: $32,042

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-9,129
• Equity at exit: $18,581

Cash invested: $60,172 (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 33428

• Rents YoY: 3.7%
• Active inventory: 267
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,072 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$90
• HOA: −$975
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $51

Break-even live

Break-even rent $3,008

Max offer price $214,900

Occupancy floor 93%

Sensitivity live

Price	-10% $172	-5% $112	+0% $51	+5% $-10	+10% $-71
Rent	-10% $-192	-5% $-71	+0% $51	+5% $172	+10% $293
Rate	-1.0pp $159	-0.5pp $105	base $51	+0.5pp $-5	+1.0pp $-62

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10098 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,500	$2.11	6d	1	0.26mi
10106 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,600	$2.16	25d	1	0.27mi
10111 Akenside Dr Unit 10111 Boca Raton, FL	3.0	2.5	1728	$3,600	$2.08	15d	1	0.28mi
10111 Akenside Dr Unit 10111 Boca Raton, FL	3.0	2.5	1728	$3,600	$2.08	4d	1	0.28mi
9235 SW 8th St Boca Raton, FL	2.0	2.0	1045	$2,175	$2.08	11d	4	0.33mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	17d	1	0.36mi
22800 SW 54th Way Boca Raton, FL	3.0	2.0	1554	$3,400	$2.19	17d	1	0.36mi
10199 Akenside Dr Boca Raton, FL	3.0	2.5	2020	$4,850	$2.40	8d	1	0.36mi
10222 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,975	$2.33	25d	1	0.37mi
9330 SW 61st Way Unit D Boca Raton, FL	2.0	2.5	1593	$2,600	$1.63	17d	1	0.37mi
9260 Boca Vue Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1052	$3,306	$3.14	0d	32	0.38mi
9380 SW 61st Way Unit B Boca Raton, FL	3.0	2.5	1593	$2,900	$1.82	25d	1	0.43mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	25d	1	0.45mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	25d	1	0.48mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	25d	1	0.49mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	25d	1	0.49mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	8d	1	0.49mi
22447 SW 56th Ave Boca Raton, FL	3.0	2.0	1831	$3,400	$1.86	25d	1	0.52mi
9460 SW 61st Way Unit D Boca Raton, FL	3.0	2.5	1600	$2,900	$1.81	25d	1	0.53mi
22465 SW 61st Way #247 Boca Raton, FL	3.0	2.0	1407	$2,600	$1.85	4d	1	0.58mi
22465 SW 61st Way #247 Boca Raton, FL	3.0	2.0	1407	$2,700	$1.92	25d	1	0.58mi
22745 SW 65th Way Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	3d	1	0.63mi
22682 Family Cir Unit 22682 Boca Raton, FL	3.0	2.0	1425	$3,400	$2.39	14d	1	0.68mi
9500 SW 3rd St #259 Boca Raton, FL	2.0	2.5	1336	$2,350	$1.76	25d	1	0.70mi
23816 SW 65th Way Boca Raton, FL	2.0	2.0	1954	$900	$0.46	6d	1	0.72mi
8361 Trent Ct Unit A Boca Raton, FL	2.0	2.5	1302	$2,475	$1.90	6d	1	0.75mi
22765 SW 66th Ave #204 Boca Raton, FL	2.0	2.0	1170	$3,000	$2.56	25d	1	0.76mi
8353 Trent Ct Unit C Boca Raton, FL	2.0	2.5	1312	$2,400	$1.83	25d	1	0.76mi
9244 SW 2nd St Boca Raton, FL	3.0	2.0	1480	$3,300	$2.23	25d	1	0.77mi
22735 SW 66th Ave Boca Raton, FL	2.0	2.0	1170	$2,300	$1.97	6d	1	0.78mi
22217 SW 61st Ave Boca Raton, FL	2.0	2.0	1318	$3,200	$2.43	15d	1	0.82mi
22217 SW 61st Ave Boca Raton, FL	2.0	2.0	1318	$3,200	$2.43	22d	1	0.82mi
22217 SW 61st Ave Boca Raton, FL	2.0	2.0	1318	$3,200	$2.43	2d	1	0.82mi
22201 Majestic Woods Way Boca Raton, FL	2.0	2.5	1280	$2,800	$2.19	25d	1	0.91mi
8273 Severn Dr Unit D Boca Raton, FL	2.0	2.5	1302	$2,450	$1.88	4d	1	0.91mi
8254 Severn Dr Unit A Boca Raton, FL	3.0	3.0	1364	$2,700	$1.98	8d	1	0.92mi
8285 Severn Dr Unit B Boca Raton, FL	2.0	2.5	1302	$2,500	$1.92	25d	1	0.93mi
10110 Boca Entrada Blvd Boca Raton, FL	2.0	2.0	1155	$2,338	$2.02	4d	2	0.98mi
10110 Boca Entrada Blvd Boca Raton, FL	2.0	2.0	1155	$2,338	$2.02	3d	2	0.98mi
10110 Boca Entrada Blvd #305 Boca Raton, FL	2.0	2.0	1155	$2,350	$2.03	4d	1	0.99mi

HOA detail condo

• Monthly dues: $975 · $11,700/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $214,900 Active 99 DOM
2. 2026-06-17
   days on market $214,900 Active 98 DOM
3. 2026-06-16
   days on market $214,900 Active 97 DOM
4. 2026-06-15
   days on market $214,900 Active 96 DOM
5. 2026-06-13
   days on market $214,900 Active 94 DOM
6. 2026-06-09
   days on market $214,900 Active 90 DOM
7. 2026-06-08
   days on market $214,900 Active 89 DOM
8. 2026-06-07
   days on market $214,900 Active 88 DOM
9. 2026-06-04
   days on market $214,900 Active 85 DOM
10. 2026-06-03
    days on market $214,900 Active 84 DOM
11. 2026-06-02
    days on market $214,900 Active 83 DOM
12. 2026-06-01
    days on market $214,900 Active 82 DOM
13. 2026-05-31
    days on market $214,900 Active 81 DOM
14. 2026-05-08
    price $214,900
15. 2026-04-17
    price $239,900
16. 2026-03-30
    price $254,500
17. 2026-03-30
    price $254,900
18. 2026-02-02
    listed $259,900 Active
19. 2018-04-03
    soldstatus $171,000
20. 1988-05-19
    soldstatus $106,000

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,220 · $185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $36,870
• − Mortgage interest: −$12,038
• − Property taxes: −$2,220
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − HOA: −$11,700
• − Depreciation: −$6,252
• Taxable loss: −$2,313
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $1,164/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: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 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

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% French/Haitian/Cajun 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

+102.7% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $214,900 Beaches MLS
• 2026-04-17 Price Changed $239,900 Beaches MLS
• 2026-03-30 Price Changed $254,500 Beaches MLS
• 2026-03-30 Price Changed $254,900 Beaches MLS
• 2026-02-02 Listed $259,900 Beaches MLS
• 2018-04-03 Sold (Public Records) $171,000 Public Records
• 1988-05-19 Sold (Public Records) $106,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,220 · +3.5% YoY. Source: county tax records.