5051 Wiles Rd #202 · Coconut Creek, FL 33073

$229,000

2 bd · 2.0 ba · 1,246 sqft · Condo public records

Built 2002 $400/mo HOA · 16% 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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

This huge double master two bedroom two bath unit is located on the second floor in the Evergreen Lakes Condominiums. The unit has a walk in closets, full size washer and dryer and lake views. The community has a pool, tennis courts, exercise room and kids play area, assigned parking and many guest parking spots.

Key facts

• $400 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.1% below list).
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $226k (1.1% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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.
• Zoned schools: Winston Park Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 1,033 students, 55% FRL); Lyons Creek Middle School (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,757 students, 60% FRL); Monarch High School (math 26% / reading 50%, grade F, #328 of 667 statewide, top 50%, 2,344 students, 54% 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 24d 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 31% 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 $2k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $226,429 (1.1% 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. 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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.11% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 7.5

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: -6.7%
• Equity multiple: 0.71×
• Total profit: $-18,909
• Equity at exit: $57,804

10-year hold

• IRR: -1.5%
• Equity multiple: 0.86×
• Total profit: $-8,943
• Equity at exit: $62,878

Cash invested: $64,120 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$318 /mo · $3,812/yr
• Insurance: −$95
• HOA: −$400
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-15

Break-even live

Break-even rent $2,549

Max offer price $226,429

Occupancy floor 96%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5051 Wiles Rd #201 Coconut Creek, FL	2.0	2.0	1246	$2,300	$1.85	24d	1	0.01mi
5045 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,225	$1.79	10d	2	0.05mi
5045 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,312	$1.86	24d	2	0.05mi
4720 Mimosa Pl #905 Coconut Creek, FL	2.0	2.0	1188	$3,800	$3.20	24d	1	0.05mi
5061 Wiles Rd #102 Coconut Creek, FL	2.0	2.0	1246	$2,250	$1.81	24d	1	0.07mi
5065 Wiles Rd Coconut Creek, FL	3.0	2.0	1328	$2,512	$1.89	7d	3	0.11mi
4501 Mimosa Ter Coconut Creek, FL	3.0	2.5	1434	$3,250	$2.27	24d	2	0.12mi
5001 Wiles Rd #105 Coconut Creek, FL	1.0	1.0	778	$1,800	$2.31	18d	1	0.19mi
5025 Wiles Rd #105 Coconut Creek, FL	3.0	2.0	1299	$2,500	$1.92	19d	1	0.19mi
5011 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,250	$1.81	24d	2	0.20mi
5011 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,375	$1.91	21d	2	0.20mi
5005 Wiles Rd #104 Coconut Creek, FL	3.0	2.0	1299	$2,750	$2.12	24d	1	0.22mi
5005 Wiles Rd #108 Coconut Creek, FL	3.0	2.0	1357	$3,000	$2.21	7d	1	0.22mi
4680 Mimosa Pl Coconut Creek, FL	2.0	2.0	1240	$2,800	$2.26	24d	1	0.23mi
5401 Wiles Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1078	$2,930	$2.72	2d	1	0.46mi
4840 N State Road 7 #6101 Coconut Creek, FL	1.0	1.0	703	$1,700	$2.42	24d	1	0.53mi
4828 N State Road 7 #8205 Coconut Creek, FL	2.0	2.0	967	$2,250	$2.33	24d	1	0.54mi
4828 N State Road 7 #8306 Coconut Creek, FL	2.0	2.0	967	$2,200	$2.28	5d	1	0.54mi
4836 N State Road 7 #5207 Coconut Creek, FL	1.0	1.0	703	$1,800	$2.56	24d	1	0.58mi
4812 N State Road 7 #12202 Coconut Creek, FL	1.0	1.0	703	$1,700	$2.42	7d	1	0.63mi
4856 N State Road 7 #1207 Coconut Creek, FL	2.0	2.0	967	$2,350	$2.43	24d	1	0.63mi
4856 N State Road 7 #1303 Coconut Creek, FL	2.0	2.0	967	$2,295	$2.37	24d	1	0.63mi
4856 N State Road 7 Coconut Creek, FL	2.0	2.5	967	$2,250	$2.33	24d	1	0.68mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,384	$2.22	2d	47	0.76mi
3848 Lyons Rd Unit 205-1 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	24d	1	0.77mi
3854 Lyons Rd Unit 201-5 Coconut Creek, FL	3.0	2.0	1258	$2,600	$2.07	24d	1	0.79mi
5400 NW 55th Blvd Coconut Creek, FL	3.0	2.0	1425	$2,586	$1.81	7d	1	0.82mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,102	$1.99	21d	1	0.82mi
5400 NW 55th Blvd Coconut Creek, FL	2.0	2.0	1424	$2,545	$1.79	24d	1	0.82mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,120	$2.01	3d	1	0.82mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,227	$2.39	7d	1	0.82mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,263	$2.41	15d	1	0.82mi
3830 Lyons Rd Unit 301-3 Coconut Creek, FL	3.0	2.0	1258	$2,395	$1.90	24d	1	0.84mi
3830 Lyons Rd Unit 110-3 Coconut Creek, FL	1.0	1.0	798	$1,675	$2.10	24d	1	0.84mi
3870 Lyons Rd Unit 209-8 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	24d	1	0.89mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	16d	1	0.97mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	0.97mi
5590 NW 61st St #832 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	0.99mi
5580 NW 61st St #627 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	1.01mi
4854 Fishermans Dr Coconut Creek, FL	1.0–2.0	1.0–2.0	800	$2,400	$3.00	1d	13	1.02mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2021-07-28
   soldstatus $235,000
2. 2021-06-22
   historical
3. 2021-06-18
   listed $229,000

ⓘ 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: $3,812 · $318/mo
• Projected year-2 tax: $3,812 · $318/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: $30,371
• − Mortgage interest: −$12,828
• − Property taxes: −$3,812
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − HOA: −$4,800
• − Depreciation: −$6,662
• Taxable loss: −$3,735
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $722/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

+2.6% since first listed

3 events — show timeline

• 2021-07-28 Sold (Public Records) $235,000 Public Records
• 2021-06-22 Listing Removed — Beaches MLS
• 2021-06-18 Listed $229,000 Beaches MLS

Property tax history

+5.2%/yr

Latest (2025): $3,812 · +3.6% YoY. Source: county tax records.