135 Parkside Ct · Coconut Creek, FL 33073

$149,000

3 bd · 2.0 ba · 1,196 sqft · Manufactured · 63 Days on market

Built 2001 Good condition ↓ 6% 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
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0

Listing remarks

STUNNING WATERFRONT 3BR/2BA LOCATED IN ALL AGES COMMUNITY! THIS MOVE IN READY HOME FEATURES A GORGEOUS CHEF-INSPIRED KITCHEN WITH OVERSIZED GRANITE ISLAND, STAINLESS STEEL APPLIANCES AND OPEN CONCEPT LIVING PERFECT FOR ENTERTAINING. THE WATERFRONT BACKYARD PATIO IS IDEAL FOR MORNING COFFEE OR RELAXING. CENTRAL AIR IS LESS THEN 1 YEAR WITH SMART THERMOSTAT. LOCATED IN COUNTRY LAKES, AN ALL AGES COMMUNITY WITH 2 SWIMMING POOLS, HOT TUB, 2 BASKET BASKETBALL COURTS, 2 PLAYGROUNDS, TENNIS COURT AND LOTS OF FUN ACTIVITIES. ONLY A FEW MILES TO THE DESIRABLE BEACH OF DEERFIELD, THE WORRY-FREE SOUTH FLORIDA LIFESTYLE, WITH AMENITIES TO GALORE. CLOSE TO TRANSPORTATION, SCHOOLS AND MAJOR HIGHWAYS. LO

Key facts

• Smart thermostat
• Central air
• 3 parking spots

Tags

• CENTRAL AIR
• SMART THERMOSTAT
• CLOSE TO TRANSPORTATION
• CLOSE TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Land lease: $1,092 monthly (lease in effect, expires 2026-04-30); Pets allowed with no restrictions

Exterior

• Parking: Concrete driveway; 3 total parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Sewer available; Underground utilities; Water available
• Home design: Manufactured home; Double wide; One story; Faces southeast; Resale condition
• Construction: Vinyl siding; Composition / shingle roof; Skirted
• Exterior features: Shed(s) / storage; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Unfurnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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); 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($140k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.91% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.09%
• DSCR: 2.56
• GRM: 4.4

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: 33.2%
• Equity multiple: 2.54×
• Total profit: $64,227
• Equity at exit: $37,610

10-year hold

• IRR: 36.8%
• Equity multiple: 4.70×
• Total profit: $154,554
• Equity at exit: $40,912

Cash invested: $41,720 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $1,220

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 52%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,917	$2.59	1d	13	0.37mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	2d	8	0.44mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	24d	1	0.63mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$3,295	$3.00	1d	17	0.78mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	15d	1	1.04mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,628	$3.38	2d	28	1.05mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	20d	1	1.06mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	17d	1	1.08mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	1.08mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	24d	1	1.09mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	2d	9	1.12mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	1.13mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	14d	1	1.17mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	5d	2	1.17mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	24d	1	1.18mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,011	$2.81	2d	47	1.18mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,409	$2.25	8d	1	1.19mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	3d	1	1.19mi
4453 SW 11th Pl Deerfield Beach, FL	3.0	2.5	1386	$3,150	$2.27	22d	1	1.20mi
1275 SW 48th Ter Unit 1275 Deerfield Beach, FL	2.0	2.0	1264	$2,600	$2.06	13d	1	1.24mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	17d	1	1.24mi
1310 SW 48th Ter Unit 1310 Deerfield Beach, FL	3.0	2.0	1495	$3,900	$2.61	24d	1	1.26mi
1186 SW 44th Ave Deerfield Beach, FL	3.0	2.0	1337	$2,875	$2.15	11d	1	1.28mi
5500 NW 61st St Unit 04 402 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	21d	1	1.38mi
5500 NW 61st St Unit 13 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	3d	1	1.38mi
9466 Boca Cove Cir #310 Boca Raton, FL	2.0	2.0	770	$2,000	$2.60	24d	1	1.39mi
5520 NW 61st St #205 Coconut Creek, FL	2.0	2.0	1130	$2,250	$1.99	8d	1	1.39mi
1455 SW 48th Ter Unit 1455 Deerfield Beach, FL	3.0	2.5	1386	$2,790	$2.01	21d	1	1.40mi
23106 Oxford Pl Unit D Boca Raton, FL	2.0	2.5	1302	$2,600	$2.00	5d	1	1.41mi
5530 NW 61st St #321 Coconut Creek, FL	2.0	2.0	1130	$1,975	$1.75	24d	1	1.41mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$3,640	$3.13	3d	34	1.42mi
9503 Boca Cove Cir #603 Boca Raton, FL	2.0	2.0	912	$2,200	$2.41	22d	1	1.43mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	24d	1	1.45mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	8d	1	1.45mi
5570 NW 61st St #902 Coconut Creek, FL	2.0	1.0	1015	$1,900	$1.87	21d	1	1.46mi
7773 La Mirada Dr Boca Raton, FL	2.0	2.0	1300	$4,500	$3.46	11d	1	1.48mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $149,000 Pending 63 DOM
2. 2026-06-09
   days on market $149,000 Active 61 DOM
3. 2026-06-08
   days on market $149,000 Active 60 DOM
4. 2026-06-07
   days on market $149,000 Active 59 DOM
5. 2026-06-04
   days on market $149,000 Active 56 DOM
6. 2026-06-03
   days on market $149,000 Active 55 DOM
7. 2026-06-02
   days on market $149,000 Active 54 DOM
8. 2026-06-01
   days on market $149,000 Active 53 DOM
9. 2026-05-31
   days on market $149,000 Active 52 DOM
10. 2026-05-14
    price $149,000
11. 2026-04-09
    listed $159,000 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 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $34,173
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$4,335
• Taxable income: $13,044
• Est. tax owed @ 24.0%: −$3,131
• After-tax cash flow: $11,510/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in Coconut Creek, FL, features a chef-inspired kitchen, modern bathrooms, and a well-maintained exterior. With a good condition score and minimal repairs needed, it's an excellent investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace patio cover — Improves outdoor living space and adds value
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace patio cover — Improves outdoor living space and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.3% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $149,000 Beaches MLS
• 2026-04-09 Listed $159,000 Beaches MLS