9165 SW 14th St #1304 · Coconut Creek, FL 33428

$215,000

2 bd · 2.0 ba · 1,516 sqft · Condo public records · 294 Days on market

Built 1980 $975/mo HOA · 32% of rent

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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 +15.7/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

Concrete restoration and painting are complete, and all inspections have passed—offering peace of mind in this beautifully updated 55+ condo with serene golf course views. Featuring over 1,500 sq ft of living space, this spacious residence offers tile flooring throughout and a glass-enclosed patio with roll-down shutters, built-in cabinetry, and a sink—perfect for relaxing or entertaining year-round. Abundant storage includes oversized closets, patio storage, and a private storage cage near the elevator. Updated bathrooms feature granite countertops, white cabinetry, and an oversized walk-in shower. Enjoy resort-style amenities including two heated pools, Jacuzzi, tennis courts,

Key facts

• Heated pools
• Glassed patio
• Golf course view

Tags

• GOLF COURSE VIEW
• GLASSED PATIO
• ADDED CABINETS
• UPDATED BATHROOMS
• HEATED POOLS
• JACUZZI

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee; Association amenities include clubhouse, elevators, fitness center, game room, spa/hot tub, storage, tennis courts, trash chute, community room, sidewalks, and street lights; HOA fee covers cable TV, insurance, grounds maintenance, trash, water and common areas; Has association; Senior community

Exterior

• Parking: Assigned covered parking; Detached 1-car carport; Guest parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer connected; Water available
• Home design: Condominium; Resale property; Faces southeast; 4-story building
• Construction: Concrete / CBS construction; Tar/gravel roof
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Built-in features; Entrance foyer; Wet bar; Walk-in closet(s); Split bedroom layout; Closet cabinetry
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 17d 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).

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 294 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; list at $215k implies a 54% gain — meaningful room to come down on a strong offer.

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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.41% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 5.9

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-26,149
• Equity at exit: $32,057

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,703
• Equity at exit: $18,589

Cash invested: $60,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,031 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$90
• HOA: −$975
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $93

Break-even live

Break-even rent $2,913

Max offer price $215,000

Occupancy floor 92%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9235 SW 8th St Boca Raton, FL	2.0	2.0	1045	$2,175	$2.08	10d	4	0.19mi
9260 Boca Vue Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1052	$3,304	$3.14	1d	33	0.24mi
9330 SW 61st Way Unit D Boca Raton, FL	2.0	2.5	1593	$2,600	$1.63	16d	1	0.26mi
22800 SW 54th Way Boca Raton, FL	3.0	2.0	1554	$3,400	$2.19	16d	1	0.32mi
10098 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,500	$2.11	5d	1	0.32mi
9380 SW 61st Way Unit B Boca Raton, FL	3.0	2.5	1593	$2,900	$1.82	24d	1	0.33mi
10106 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,600	$2.16	24d	1	0.33mi
10111 Akenside Dr Unit 10111 Boca Raton, FL	3.0	2.5	1728	$3,600	$2.08	3d	1	0.34mi
10111 Akenside Dr Unit 10111 Boca Raton, FL	3.0	2.5	1728	$3,600	$2.08	15d	1	0.34mi
22447 SW 56th Ave Boca Raton, FL	3.0	2.0	1831	$3,400	$1.86	24d	1	0.38mi
9460 SW 61st Way Unit D Boca Raton, FL	3.0	2.5	1600	$2,900	$1.81	24d	1	0.42mi
10199 Akenside Dr Boca Raton, FL	3.0	2.5	2020	$4,850	$2.40	7d	1	0.44mi
10222 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,975	$2.33	24d	1	0.45mi
22465 SW 61st Way #247 Boca Raton, FL	3.0	2.0	1407	$2,600	$1.85	3d	1	0.46mi
22465 SW 61st Way #247 Boca Raton, FL	3.0	2.0	1407	$2,700	$1.92	24d	1	0.46mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	16d	1	0.47mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	0.57mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	24d	1	0.58mi
9500 SW 3rd St #259 Boca Raton, FL	2.0	2.5	1336	$2,350	$1.76	24d	1	0.58mi
22745 SW 65th Way Boca Raton, FL	3.0	2.0	1477	$3,500	$2.37	3d	1	0.60mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	7d	1	0.60mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	24d	1	0.60mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	24d	1	0.61mi
9244 SW 2nd St Boca Raton, FL	3.0	2.0	1480	$3,300	$2.23	24d	1	0.63mi
22682 Family Cir Unit 22682 Boca Raton, FL	3.0	2.0	1425	$3,400	$2.39	14d	1	0.63mi
22217 SW 61st Ave Boca Raton, FL	2.0	2.0	1318	$3,200	$2.43	22d	1	0.69mi
22217 SW 61st Ave Boca Raton, FL	2.0	2.0	1318	$3,200	$2.43	1d	1	0.69mi
22217 SW 61st Ave Boca Raton, FL	2.0	2.0	1318	$3,200	$2.43	15d	1	0.69mi
8361 Trent Ct Unit A Boca Raton, FL	2.0	2.5	1302	$2,475	$1.90	5d	1	0.73mi
23816 SW 65th Way Boca Raton, FL	2.0	2.0	1954	$900	$0.46	5d	1	0.73mi
22765 SW 66th Ave #204 Boca Raton, FL	2.0	2.0	1170	$3,000	$2.56	24d	1	0.74mi
8353 Trent Ct Unit C Boca Raton, FL	2.0	2.5	1312	$2,400	$1.83	24d	1	0.75mi
22735 SW 66th Ave Boca Raton, FL	2.0	2.0	1170	$2,300	$1.97	5d	1	0.76mi
22201 Majestic Woods Way Boca Raton, FL	2.0	2.5	1280	$2,800	$2.19	24d	1	0.77mi
8273 Severn Dr Unit D Boca Raton, FL	2.0	2.5	1302	$2,450	$1.88	4d	1	0.88mi
8254 Severn Dr Unit A Boca Raton, FL	3.0	3.0	1364	$2,700	$1.98	7d	1	0.89mi
8285 Severn Dr Unit B Boca Raton, FL	2.0	2.5	1302	$2,500	$1.92	24d	1	0.90mi
9860 SW 3rd St Boca Raton, FL	1.0–3.0	1.5–2.5	1222	$2,631	$2.15	2d	36	0.93mi
8895 Old Pine Rd Boca Raton, FL	3.0	2.0	1488	$4,500	$3.02	10d	1	0.98mi
8206 Severn Dr Unit C Boca Raton, FL	3.0	3.0	1364	$2,950	$2.16	24d	1	0.98mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 294 DOM
2. 2026-06-17
   days on market $215,000 Active 293 DOM
3. 2026-06-16
   days on market $215,000 Active 292 DOM
4. 2026-06-15
   days on market $215,000 Active 291 DOM
5. 2026-06-13
   days on market $215,000 Active 289 DOM
6. 2026-06-09
   days on market $215,000 Active 285 DOM
7. 2026-06-07
   days on market $215,000 Active 283 DOM
8. 2026-06-04
   days on market $215,000 Active 280 DOM
9. 2026-06-03
   days on market $215,000 Active 279 DOM
10. 2026-06-01
    days on market $215,000 Active 277 DOM
11. 2026-05-31
    days on market $215,000 Active 276 DOM
12. 2026-01-27
    price $220,000
13. 2025-08-28
    listed $225,000 Active
14. 2025-08-13
    historical
15. 2025-03-25
    price $214,900
16. 2025-02-20
    listed $235,000 Active
17. 2025-02-12
    historical
18. 2024-08-12
    listed $265,000 Active
19. 2016-08-16
    soldstatus $140,000
20. 2002-06-07
    soldstatus $120,000
21. 1998-10-30
    soldstatus $81,000
22. 1985-10-01
    soldstatus $75,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$477/yr (+$40/mo · 36.5%)

ⓘ 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: $36,367
• − Mortgage interest: −$12,043
• − Property taxes: −$1,307
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − HOA: −$11,700
• − Depreciation: −$6,255
• Taxable loss: −$1,832
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,557/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
• City population: 50,557
• 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

+193.3% since first listed

11 events — show timeline

• 2026-01-27 Price Changed $220,000 Beaches MLS
• 2025-08-28 Listed $225,000 Beaches MLS
• 2025-08-13 Listing Removed — Beaches MLS
• 2025-03-25 Price Changed $214,900 Beaches MLS
• 2025-02-20 Listed $235,000 Beaches MLS
• 2025-02-12 Listing Removed — Beaches MLS
• 2024-08-12 Listed $265,000 Beaches MLS
• 2016-08-16 Sold (Public Records) $140,000 Public Records
• 2002-06-07 Sold (Public Records) $120,000 Public Records
• 1998-10-30 Sold (Public Records) $81,000 Public Records
• 1985-10-01 Sold (Public Records) $75,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,307 · +3.9% YoY. Source: county tax records.