6741 NW 44th Way Lot T-11 · Coconut Creek, FL 33073

$145,000

2 bd · 2.0 ba · 1,650 sqft · Manufactured · 166 Days on market

Built 1980 ↓ 15% since listing

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

LOCATION, LOCATION, LOCATION! DON'T MISS THIS OPPORTUNITY. THIS IS A 2/2 LOCATED IN A 55+ GATED COMMUNITY. TOTALLY REMODELED: NEW FLOOR, NEW WALLS, NEW ELECTRICAL SYSTEM, NEW A/C. THE KITCHEN IS OPEN THROUGH WITH A LARGE GRANITE COUNTER TOP THAT CAN BE SEATED 12 PEOPLE, NEW STAINLESS STEEL APPLIANCES. CUSTOMER'S MADE CABINETS THROUGHOUT THE HOUSE. THE LOT RENTAL IS $1,160.00 PER MONTH WHICH INCLUDES TRASH REMOVAL, WATER, LANDSCAPING, TAXES AND PEST CONTROL. THE CLUB HOUSE OFFERS LOTS OF ACTIVITIES AND CLOSED TO ALL MAJOR HIGHWAYS, HOSPITALS, SHOPPING, AND RESTAURANTS. AS AN INCENTIVE SELLER IS OFFERING TO PAY THREE(3) MONTHS OF LOT RENTAL.

Key facts

• Gated community
• Totally remodeled
• Club house

Tags

• GATED COMMUNITY
• TOTALLY REMODELED
• LARGE GRANITE COUNTER TOP
• NEW STAINLESS STEEL APPLIANCES
• CUSTOMER'S MADE CABINETS
• CLUB HOUSE

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number, size)
• HOA & community: Senior community; Land lease: $1,170 monthly (lease expires 2026-03-12)

Exterior

• Parking: Covered attached carport (3 spaces total, 3 covered); Asphalt parking surface
• Security: Key card entry; Window bars; Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity connected (Three Phase); Phone service not available
• Home design: Manufactured home (double wide); One story; Faces southeast; Resale
• Construction: Aluminum siding and vinyl siding with frame construction; Metal roof; Block, brick/mortar and concrete perimeter foundation; Aluminum skirting; Mobile home dimensions approximately 50' x 33'
• Exterior features: Shed(s); Zero lot line; Asphalt road frontage; Private maintained road; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Walk-in closets; Closet cabinetry; Partially furnished; Blinds; Storm windows
• Laundry & utility: Washer hookup inside (in kitchen); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: Tradewinds Elementary School (math 49% / reading 55%, grade C-, #990 of 2,144 statewide, top 48%, 972 students, 60% FRL).
• Market conditions: Rents rising (+1.6%/yr); 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($128k) 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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: 2.08% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.67%
• DSCR: 2.81
• GRM: 4.0

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: 39.2%
• Equity multiple: 2.83×
• Total profit: $74,197
• Equity at exit: $36,601

10-year hold

• IRR: 42.4%
• Equity multiple: 5.31×
• Total profit: $174,784
• Equity at exit: $39,814

Cash invested: $40,600 (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: 150
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,010 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,376

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 49%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	24d	1	0.45mi
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	4d	1	0.45mi
6956 Julia Gardens Dr Coconut Creek, FL	3.0	2.5	1888	$3,500	$1.85	24d	1	0.58mi
6132 Grand Cypress Cir E Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	24d	1	0.59mi
4755 Cypress St Unit 4755 Coconut Creek, FL	3.0	2.5	1935	$3,375	$1.74	14d	1	0.66mi
6979 Pines Cir Unit 35 Coconut Creek, FL	3.0	2.5	1734	$3,550	$2.05	11d	1	0.66mi
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,440	$2.16	1d	13	0.67mi
5952 NW 47th Ter Unit 5952 Coconut Creek, FL	3.0	2.5	1573	$3,150	$2.00	24d	1	0.68mi
6077 Grand Cypress Cir W Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	2d	1	0.69mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	2d	8	0.73mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	15d	1	0.76mi
4752 NW 59th Mnr Coconut Creek, FL	3.0	2.5	1573	$3,000	$1.91	24d	1	0.78mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,828	$2.64	2d	28	0.79mi
6343 NW 36th Ave Coconut Creek, FL	3.0	2.5	2151	$4,000	$1.86	24d	1	0.85mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	0.85mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	17d	1	0.85mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	24d	1	0.87mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	20d	1	1.03mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,384	$2.22	2d	47	1.05mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	24d	1	1.08mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$2,645	$2.41	1d	17	1.09mi
5520 NW 61st St #205 Coconut Creek, FL	2.0	2.0	1130	$2,250	$1.99	8d	1	1.10mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$2,918	$2.51	3d	34	1.11mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	1.12mi
5530 NW 61st St #321 Coconut Creek, FL	2.0	2.0	1130	$1,975	$1.75	24d	1	1.12mi
243 NW 45th Ave #243 Deerfield Beach, FL	2.0	2.5	1748	$2,600	$1.49	8d	1	1.22mi
5460 NW 38th Ter Coconut Creek, FL	3.0	2.0	1667	$4,100	$2.46	24d	1	1.22mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	24d	1	1.23mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	17d	1	1.25mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	2d	17	1.29mi
6310 NW 58th Way Unit 1 Parkland, FL	3.0	2.0	1842	$4,299	$2.33	11d	1	1.31mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	8d	1	1.33mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	24d	1	1.33mi
1245 SW 46th Way Deerfield Beach, FL	3.0	2.0	1558	$3,600	$2.31	24d	1	1.34mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$2,812	$2.24	3d	32	1.36mi
1275 SW 48th Ter Unit 1275 Deerfield Beach, FL	2.0	2.0	1264	$2,600	$2.06	13d	1	1.37mi
1310 SW 48th Ter Unit 1310 Deerfield Beach, FL	3.0	2.0	1495	$3,900	$2.61	24d	1	1.40mi
4453 SW 11th Pl Deerfield Beach, FL	3.0	2.5	1386	$3,150	$2.27	22d	1	1.41mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	2d	9	1.42mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	3d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 166 DOM
2. 2026-06-17
   days on market $145,000 Active 165 DOM
3. 2026-06-16
   days on market $145,000 Active 164 DOM
4. 2026-06-15
   days on market $145,000 Active 163 DOM
5. 2026-06-13
   days on market $145,000 Active 161 DOM
6. 2026-06-09
   days on market $145,000 Active 157 DOM
7. 2026-06-07
   days on market $145,000 Active 155 DOM
8. 2026-06-04
   days on market $145,000 Active 152 DOM
9. 2026-06-03
   days on market $145,000 Active 151 DOM
10. 2026-06-02
    days on market $145,000 Active 150 DOM
11. 2026-06-01
    days on market $145,000 Active 149 DOM
12. 2026-05-31
    days on market $145,000 Active 148 DOM
13. 2026-05-19
    price $145,000
14. 2026-04-30
    price $150,000
15. 2026-01-03
    listed $170,000 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 (unshaded) · 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: $36,121
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,890
• − Management: −$2,890
• − Depreciation: −$4,218
• Taxable income: $15,101
• Est. tax owed @ 24.0%: −$3,624
• After-tax cash flow: $12,886/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

-14.7% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $145,000 Beaches MLS
• 2026-04-30 Price Changed $150,000 Beaches MLS
• 2026-01-03 Listed $170,000 Beaches MLS