5550 NW 61st St #516 · Coconut Creek, FL 33073

$228,950

2 bd · 2.0 ba · 1,130 sqft · Condo public records · 21 Days on market

Built 1998 $642/mo HOA · 29% 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +4.8/10.0
• 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
• DSCR +1.5/10.0

Listing remarks MLS

Great Location right across the street from prestigeous PARKLAND! Condo Conversion surrounded by a lush peserve on one side and an orange grove on the other with resort style amenities including a pool with a water fall, sand bottom volleyball court, tenn is courts, well appointed Gym and a beautiful clubhouse. Carports are available at an additional cost. Agent MUST accompany customer on first showing in order to be paid.

Key facts

• Renovated bathroom
• Community amenities
• Stunning kitchen

Tags

• OPEN-CONCEPT LAYOUT
• STUNNING KITCHEN
• PRIVATE COVERED BALCONY
• RENOVATED BATHROOM
• COMMUNITY AMENITIES
• RESORT-STYLE POOL

Property features AI

Finance

• Other: Building area reported as 1,130 (public records)
• Financial info: No additional financial details provided
• HOA & community: Association: Club Caribe; Monthly HOA fee of $642; HOA covers cable TV, grounds maintenance, security, and recreation facility; Community amenities include basketball court, clubhouse, playground, pool, spa/hot tub, and community room; Pets allowed with size limit

Exterior

• Parking: 1 parking space; Guest parking available
• Security: Gated community with guard
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Condominium; Resale condition; Faces west; 3-story building
• Construction: Block and concrete construction
• Exterior features: Non-waterfront property; Tile roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: No additional interior features listed
• Laundry & utility: Laundry inside the unit

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 $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (2.4% below list).
• Recommended offer: $176k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.7% in Coconut Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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

• It's been on market 21 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $58k; list at $229k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $176,199 (23.0% 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. 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: 0.98% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 8.5

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: -13.2%
• Equity multiple: 0.43×
• Total profit: $-36,570
• Equity at exit: $57,791

10-year hold

• IRR: -8.0%
• Equity multiple: 0.28×
• Total profit: $-45,915
• Equity at exit: $62,864

Cash invested: $64,106 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$95
• HOA: −$642
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-299

Break-even live

Break-even rent $2,612

Max offer price $176,199

Occupancy floor —

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: $57,238
• Closing costs: $6,868
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5570 NW 61st St #902 Coconut Creek, FL	2.0	1.0	1015	$1,900	$1.87	20d	1	0.03mi
5530 NW 61st St #321 Coconut Creek, FL	2.0	2.0	1130	$1,975	$1.75	24d	1	0.06mi
5580 NW 61st St #627 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	0.06mi
5590 NW 61st St #832 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	0.07mi
5520 NW 61st St #205 Coconut Creek, FL	2.0	2.0	1130	$2,250	$1.99	7d	1	0.07mi
5620 NW 61st St #1201 Coconut Creek, FL	2.0	1.0	1015	$2,200	$2.17	24d	1	0.10mi
5500 NW 61st St Unit 04 402 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	20d	1	0.13mi
5500 NW 61st St Unit 13 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	2d	1	0.13mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$2,918	$2.51	2d	34	0.27mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,102	$1.99	22d	1	0.40mi
5400 NW 55th Blvd Coconut Creek, FL	3.0	2.0	1425	$2,586	$1.81	7d	1	0.40mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,120	$2.01	4d	1	0.40mi
5400 NW 55th Blvd Coconut Creek, FL	2.0	2.0	1424	$2,545	$1.79	24d	1	0.40mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	16d	1	0.47mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	0.47mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,384	$2.22	2d	47	0.83mi
4840 N State Road 7 #6101 Coconut Creek, FL	1.0	1.0	703	$1,700	$2.42	24d	1	0.84mi
4836 N State Road 7 #5207 Coconut Creek, FL	1.0	1.0	703	$1,800	$2.56	24d	1	0.87mi
4856 N State Road 7 Coconut Creek, FL	2.0	2.5	967	$2,250	$2.33	24d	1	0.88mi
4856 N State Road 7 #1303 Coconut Creek, FL	2.0	2.0	967	$2,295	$2.37	24d	1	0.91mi
4856 N State Road 7 #1207 Coconut Creek, FL	2.0	2.0	967	$2,350	$2.43	24d	1	0.91mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$2,812	$2.24	3d	32	0.91mi
5011 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,375	$1.91	22d	2	0.93mi
5011 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,250	$1.81	24d	2	0.93mi
5025 Wiles Rd #105 Coconut Creek, FL	3.0	2.0	1299	$2,500	$1.92	20d	1	0.93mi
4828 N State Road 7 #8306 Coconut Creek, FL	2.0	2.0	967	$2,200	$2.28	5d	1	0.94mi
4828 N State Road 7 #8205 Coconut Creek, FL	2.0	2.0	967	$2,250	$2.33	24d	1	0.94mi
4812 N State Road 7 #12202 Coconut Creek, FL	1.0	1.0	703	$1,700	$2.42	7d	1	0.98mi
5045 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,225	$1.79	10d	2	1.01mi
5045 Wiles Rd Coconut Creek, FL	2.0	2.0	1246	$2,312	$1.86	24d	2	1.01mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	14d	1	1.01mi
5051 Wiles Rd #201 Coconut Creek, FL	2.0	2.0	1246	$2,300	$1.85	24d	1	1.05mi
5401 Wiles Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1078	$2,930	$2.72	2d	1	1.07mi
5005 Wiles Rd #108 Coconut Creek, FL	3.0	2.0	1357	$3,000	$2.21	7d	1	1.09mi
5005 Wiles Rd #104 Coconut Creek, FL	3.0	2.0	1299	$2,750	$2.12	24d	1	1.09mi
4720 Mimosa Pl #905 Coconut Creek, FL	2.0	2.0	1188	$3,800	$3.20	24d	1	1.10mi
5001 Wiles Rd #105 Coconut Creek, FL	1.0	1.0	778	$1,800	$2.31	18d	1	1.11mi
5061 Wiles Rd #102 Coconut Creek, FL	2.0	2.0	1246	$2,250	$1.81	24d	1	1.12mi
5065 Wiles Rd Coconut Creek, FL	3.0	2.0	1328	$2,512	$1.89	7d	3	1.14mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,828	$2.64	1d	28	1.16mi

HOA detail condo

• Monthly dues: $642 · $7,704/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $228,950 Active 21 DOM
2. 2026-06-17
   price $228,950 Active 20 DOM
3. 2026-06-17
   days on market $239,000 Active 20 DOM
4. 2026-06-16
   days on market $239,000 Active 19 DOM
5. 2026-06-15
   days on market $239,000 Active 18 DOM
6. 2026-06-13
   days on market $239,000 Active 16 DOM
7. 2026-06-09
   days on market $239,000 Active 12 DOM
8. 2026-06-08
   days on market $239,000 Active 11 DOM
9. 2026-06-07
   days on market $239,000 Active 10 DOM
10. 2026-06-04
    days on market $239,000 Active 7 DOM
11. 2026-06-03
    days on market $239,000 Active 6 DOM
12. 2026-06-02
    days on market $239,000 Active 5 DOM
13. 2026-06-01
    days on market $239,000 Active 4 DOM
14. 2026-05-31
    days on market $239,000 Active 3 DOM
15. 2026-05-28
    listed $239,000 Active
16. 2025-09-19
    historical
17. 2025-05-13
    price $246,000
18. 2025-05-01
    status Active
19. 2025-04-07
    historical Active Under Contract
20. 2025-03-24
    listed $249,000 Active
21. 2025-03-24
    historical
22. 2009-12-07
    soldstatus $58,000
23. 2006-09-22
    soldstatus $219,900 426-char remark

    Show marketing remark (426 chars)

    Great Location right across the street from prestigeous PARKLAND! Condo Conversion surrounded by a lush peserve on one side and an orange grove on the other with resort style amenities including a pool with a water fall, sand bottom volleyball court, tenn is courts, well appointed Gym and a beautiful clubhouse. Carports are available at an additional cost. Agent MUST accompany customer on first showing in order to be paid.

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$397/yr (+$33/mo · 26.4%)

ⓘ 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 (shaded) · 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: $26,805
• − Mortgage interest: −$12,825
• − Property taxes: −$1,503
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$7,704
• − Depreciation: −$6,660
• Taxable loss: −$7,321
• Est. tax savings @ 24.0%: +$1,757
• After-tax cash flow: $-1,826/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

+8.7% since first listed

9 events — show timeline

• 2026-05-28 Listed $239,000 Beaches MLS
• 2025-09-19 Listing Removed — Beaches MLS
• 2025-05-13 Price Changed $246,000 Beaches MLS
• 2025-05-01 Relisted — Beaches MLS
• 2025-04-07 Contingent — Beaches MLS
• 2025-03-24 Listed $249,000 Beaches MLS
• 2025-03-24 Coming Soon — Beaches MLS
• 2009-12-07 Sold (Public Records) $58,000 Public Records
• 2006-09-22 Sold (MLS) $219,900 MARMLS

Property tax history

+1.1%/yr

Latest (2025): $1,503 · +5.1% YoY. Source: county tax records.