2405 Antigua Cir Unit M4 · Coconut Creek, FL 33066

$129,999

2 bd · 2.0 ba · 1,155 sqft · Condo public records · 296 Days on market

Built 1979 $789/mo HOA · 38% 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 +8.2/30.0
• 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
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity to purchase this condo with a lovely garden view and make it your way.

Key facts

• Open concept
• Updated condo
• Private large lanai

Tags

• UPDATED CONDO
• ACTIVE ADULT COMMUNITY
• NEWER WHITE CABINETS
• BLACK GRANITE COUNTERTOPS
• OPEN CONCEPT
• PRIVATE LARGE LANAI

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes management, cable TV, insurance, internet, laundry, grounds maintenance, structure maintenance, pest control, pool(s), recreation facilities, roof, security, and water; Association amenities include billiard room, fitness center, hobby room, laundry, barbecue, picnic area, pickleball, pool, shuffleboard court, spa/hot tub, storage, transportation service, vehicle wash area, and elevator(s); Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Complex fenced; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: Attached property; 4 stories; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Patio; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom located on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; Breakfast area; Closet cabinetry; Family/dining room; Living/dining room; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (16.5% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $109k (16.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 soft (-0.9%/yr); 326 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% 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 $899 of loan paydown is wiped out by about $4k 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 296 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $60k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $108,528 (16.5% 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 296 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.59% ✓
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 5.2

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: -29.9%
• Equity multiple: 0.06×
• Total profit: $-34,300
• Equity at exit: $19,383

10-year hold

• IRR: -83.4%
• Equity multiple: -0.67×
• Total profit: $-60,958
• Equity at exit: $11,240

Cash invested: $36,400 (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 33066

• Home prices YoY: -29.3%
• Rents YoY: -0.9%
• Active inventory: 326
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$682
• Tax from tax record: −$228 /mo · $2,730/yr
• Insurance: −$54
• HOA: −$789
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-122

Break-even live

Break-even rent $2,218

Max offer price $108,528

Occupancy floor —

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 Antigua Cir Unit D1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	14d	1	0.07mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$2,375	$2.12	1d	12	0.07mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	24d	1	0.08mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	24d	1	0.09mi
2501 Antigua Ter Unit D2 Coconut Creek, FL	2.0	2.0	1160	$1,900	$1.64	24d	1	0.20mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	1d	1	0.22mi
2304 Lucaya Ln Coconut Creek, FL	2.0	2.0	1156	$2,100	$1.82	14d	1	0.26mi
2304 Lucaya Ln Unit L4 Coconut Creek, FL	2.0	2.0	1156	$2,300	$1.99	5d	1	0.26mi
2202 Lucaya Bnd Unit G4 Coconut Creek, FL	2.0	2.0	1156	$1,600	$1.38	24d	1	0.34mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	7d	1	0.38mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	11d	1	0.38mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	1d	1	0.38mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	14d	1	0.38mi
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	19d	1	0.46mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	24d	1	0.51mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	24d	1	0.51mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	24d	1	0.53mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	3d	1	0.57mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	5d	1	0.57mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	24d	1	0.59mi
2474 NW 49th Ter #766 Coconut Creek, FL	2.0	2.0	974	$2,300	$2.36	11d	1	0.60mi
2486 NW 49th Ter #762 Coconut Creek, FL	3.0	2.0	1116	$2,350	$2.11	7d	1	0.60mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	24d	1	0.61mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	24d	1	0.70mi
3760 NW 19th St Coconut Creek, FL	3.0	2.0	1440	$3,500	$2.43	24d	1	0.72mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	18d	1	0.72mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	24d	1	0.73mi
911 Lyons Rd #2207 Coconut Creek, FL	1.0	1.0	821	$1,600	$1.95	24d	1	0.77mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	24d	1	0.77mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	4d	1	0.77mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	24d	1	0.79mi
841 Lyons Rd #24201 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	24d	1	0.79mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	24d	1	0.79mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	7d	1	0.79mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	22d	1	0.80mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	24d	1	0.80mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	12d	2	0.81mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	24d	2	0.81mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	24d	1	0.82mi
821 Lyons Rd #21102 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	24d	1	0.85mi

HOA detail condo

• Monthly dues: $789 · $9,468/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $129,999 Active 296 DOM
2. 2026-06-17
   days on market $129,999 Active 295 DOM
3. 2026-06-16
   days on market $129,999 Active 294 DOM
4. 2026-06-15
   days on market $129,999 Active 293 DOM
5. 2026-06-13
   remarks 696-char remark
6. 2026-06-13
   days on market $129,999 Active 291 DOM
7. 2026-06-09
   days on market $129,999 Active 287 DOM
8. 2026-06-07
   days on market $129,999 Active 285 DOM
9. 2026-06-04
   days on market $129,999 Active 282 DOM
10. 2026-06-03
    days on market $129,999 Active 281 DOM
11. 2026-06-02
    days on market $129,999 Active 280 DOM
12. 2026-06-01
    days on market $129,999 Active 279 DOM
13. 2026-05-31
    days on market $129,999 Active 278 DOM
14. 2026-04-14
    price $129,999
15. 2026-02-26
    price $139,900
16. 2025-12-11
    price $154,900
17. 2025-09-27
    price $169,999
18. 2025-09-10
    price $179,000
19. 2025-08-25
    listed $189,999 Active
20. 2021-10-21
    soldstatus $175,000
21. 2021-01-15
    soldstatus $85,000
22. 2021-01-11
    soldstatus $85,000 Closed 82-char remark

    Show marketing remark (82 chars)

    Opportunity to purchase this condo with a lovely garden view and make it your way.

23. 2020-09-15
    status Pending 82-char remark

    Show marketing remark (82 chars)

    Opportunity to purchase this condo with a lovely garden view and make it your way.

24. 2020-08-06
    price $85,000 82-char remark

    Show marketing remark (82 chars)

    Opportunity to purchase this condo with a lovely garden view and make it your way.

25. 2020-07-06
    price $90,000 82-char remark

    Show marketing remark (82 chars)

    Opportunity to purchase this condo with a lovely garden view and make it your way.

26. 2020-06-18
    listed $100,000 Active 82-char remark

    Show marketing remark (82 chars)

    Opportunity to purchase this condo with a lovely garden view and make it your way.

27. 2010-08-04
    soldstatus $47,000
28. 2005-08-19
    soldstatus $146,900
29. 1999-05-10
    soldstatus $60,000
30. 1980-10-01
    soldstatus $61,500

ⓘ 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: $2,730 · $228/mo
• Projected year-2 tax: $2,730 · $228/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: $24,773
• − Mortgage interest: −$7,282
• − Property taxes: −$2,730
• − Insurance: −$650
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$9,468
• − Depreciation: −$3,782
• Taxable loss: −$3,103
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $-714/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

+111.4% since first listed

17 events — show timeline

• 2026-04-14 Price Changed $129,999 MARMLS
• 2026-02-26 Price Changed $139,900 MARMLS
• 2025-12-11 Price Changed $154,900 MARMLS
• 2025-09-27 Price Changed $169,999 MARMLS
• 2025-09-10 Price Changed $179,000 MARMLS
• 2025-08-25 Listed $189,999 MARMLS
• 2021-10-21 Sold (Public Records) $175,000 Public Records
• 2021-01-15 Sold (Public Records) $85,000 Public Records
• 2021-01-11 Sold (MLS) $85,000 Beaches MLS
• 2020-09-15 Pending — Beaches MLS
• 2020-08-06 Price Changed $85,000 Beaches MLS
• 2020-07-06 Price Changed $90,000 Beaches MLS
• 2020-06-18 Listed $100,000 Beaches MLS
• 2010-08-04 Sold (Public Records) $47,000 Public Records
• 2005-08-19 Sold (Public Records) $146,900 Public Records
• 1999-05-10 Sold (Public Records) $60,000 Public Records
• 1980-10-01 Sold (Public Records) $61,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,730 · -5.8% YoY. Source: county tax records.