2905 Victoria Pl Unit G4 · Coconut Creek, FL 33066

$83,000

1 bd · 1.0 ba · 690 sqft · Condo public records · 39 Days on market

Built 1978 $590/mo HOA · 35% of rent

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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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Welcome to Wynmoor a thriving 55 + community. Once you drive into the two gated entrances you will see the beautiful lush landscaping, manicured golf courses and lakes with fountains. Amenities included: pools, club rooms, classes, pickle ball, golf, tennis, car wash, car chargers, on site doctor office, A plus restaurant, theater and so much more to mention. Step into this pristine penthouse unit (735 sq. ft. ). This unit has: tile and laminate flooring throughout , walk in pantry, extra large walk in closest, spacious bedroom and covered balcony. The best view in Wynmoor! The unit has plenty of natural light. Airy & bright unit overlooking the lake and golf course. Unit is loca

Key facts

• Gated entrances
• Club rooms
• Lush landscaping

Tags

• GATED ENTRANCES
• LUSH LANDSCAPING
• MANICURED GOLF COURSES
• LAKES WITH FOUNTAINS
• POOLS
• CLUB ROOMS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with possible restrictions (call for details)
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevators, fitness center, golf course, laundry, management, parking, pool, storage, on-site manager, trash chute, community room, heated pool, security, and recreation facilities; Association fee covers maintenance of grounds, sewer, trash, common areas, and elevator

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (1 total parking)
• Security: Security guard; Security patrol; Gated community
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Condominium; One level; Resale property; Faces northeast; 4-story building
• Construction: Block construction
• Exterior features: No waterfront; Other roof

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $83k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Coconut Creek Elementary School (math 31% / reading 40%, grade F, #1,684 of 2,144 statewide, top 79%, 475 students, 66% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 326 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 36% 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 $574 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

• It's been on market 39 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 2.05% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 4.1

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: -3.7%
• Equity multiple: 0.87×
• Total profit: $-3,095
• Equity at exit: $12,376

10-year hold

• IRR: -1.0%
• Equity multiple: 0.95×
• Total profit: $-1,243
• Equity at exit: $7,176

Cash invested: $23,240 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$435
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$35
• HOA: −$590
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $235

Break-even live

Break-even rent $1,406

Max offer price $83,000

Occupancy floor 81%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	24d	1	0.34mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	3d	1	0.54mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	24d	2	0.54mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	12d	2	0.54mi
4501 Martinique Way Unit C1 Coconut Creek, FL	1.0	1.0	495	$1,500	$3.03	24d	1	0.65mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	4d	1	0.70mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	24d	2	0.80mi
701 Lyons Rd #13206 Coconut Creek, FL	1.0	1.0	620	$1,750	$2.82	20d	1	0.80mi
641 Lyons Rd #11203 Coconut Creek, FL	1.0	1.0	730	$1,750	$2.40	24d	1	0.82mi
631 Lyons Rd #12205 Coconut Creek, FL	1.0	1.0	620	$1,950	$3.15	22d	1	0.85mi
631 Lyons Rd Coconut Creek, FL	1.0	1.0	620	$1,845	$2.98	7d	2	0.85mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	24d	1	1.07mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	3d	1	1.09mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	24d	1	1.09mi
5750 Lakeside Dr Margate, FL	1.0–3.0	1.0–2.0	862	$1,897	$2.20	2d	9	1.15mi
412 Lakeside Dr #223 Margate, FL	2.0	1.0	630	$1,800	$2.86	15d	1	1.24mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	2d	15	1.29mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	1d	20	1.47mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	24d	35	1.47mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $83,000 Active 39 DOM
2. 2026-06-17
   days on market $83,000 Active 38 DOM
3. 2026-06-16
   days on market $83,000 Active 37 DOM
4. 2026-06-15
   days on market $83,000 Active 36 DOM
5. 2026-06-13
   days on market $83,000 Active 34 DOM
6. 2026-06-09
   days on market $83,000 Active 30 DOM
7. 2026-06-08
   days on market $83,000 Active 29 DOM
8. 2026-06-07
   days on market $83,000 Active 28 DOM
9. 2026-06-04
   days on market $83,000 Active 25 DOM
10. 2026-06-03
    days on market $83,000 Active 24 DOM
11. 2026-06-02
    days on market $83,000 Active 23 DOM
12. 2026-06-01
    days on market $83,000 Active 22 DOM
13. 2026-05-31
    days on market $83,000 Active 21 DOM
14. 2026-05-10
    listed $83,000 Active
15. 2018-11-15
    soldstatus $73,000
16. 2017-03-13
    soldstatus $30,000
17. 2010-03-03
    soldstatus $45,000
18. 2004-09-23
    soldstatus $68,000
19. 1995-12-28
    soldstatus $41,000
20. 1989-05-22
    soldstatus $47,000

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $689 · $57/mo
• Expected delta: +$77/yr (+$6/mo · 12.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,449
• − Mortgage interest: −$4,649
• − Property taxes: −$612
• − Insurance: −$415
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − HOA: −$7,080
• − Depreciation: −$2,415
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,343/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

+76.6% since first listed

7 events — show timeline

• 2026-05-10 Listed $83,000 Beaches MLS
• 2018-11-15 Sold (Public Records) $73,000 Public Records
• 2017-03-13 Sold (Public Records) $30,000 Public Records
• 2010-03-03 Sold (Public Records) $45,000 Public Records
• 2004-09-23 Sold (Public Records) $68,000 Public Records
• 1995-12-28 Sold (Public Records) $41,000 Public Records
• 1989-05-22 Sold (Public Records) $47,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $612 · +6.6% YoY. Source: county tax records.