4301 Martinique Cir Unit K1 · Coconut Creek, FL 33066

$135,000

2 bd · 2.0 ba · 1,162 sqft · Condo public records · 25 Days on market

Built 1978 $700/mo HOA · 34% of rent

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Why this score? — see what drove the C 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 +18.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Beautifully remodeled 55+ first floor condo with breathtaking panoramic lake views! The open entry leads to the kitchen with custom cabinets, granite countertops, and stainless steel appliances. Features include 14" diagonal porcelain tile and wood laminate flooring, remodeled bathrooms, a walk-in shower in the guest bath, and a walk-in closet. THE IMPACT GLASS ENCLOSED LANAI is RAISED and has NEW WINDOWS with no direct sun exposure. Additional upgrades: 5-year-old A/C and roof, newer water heater, Kirsch blinds, and freshly painted interior. Parking by stairs and full-size storage unit included. Walk to the theater, fitness center, jacuzzi, lazy river, main pool, BBQ area, and on-site

Key facts

• Custom cabinets
• Panoramic lake views
• Walk in closet

Tags

• PANORAMIC LAKE VIEWS
• CUSTOM CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN SHOWER
• WALK IN CLOSET

Property features AI

Finance

• Financial info: Pets not allowed; Association fee frequency: monthly
• HOA & community: Monthly association fee (listed) — includes cable TV and water; Association amenities: pool, fitness center, clubhouse, tennis courts, basketball court, pickleball courts, billiard room, golf course, cafe/restaurant, picnic area, courtesy bus, storage, maintenance, security

Exterior

• Parking: Open/guest parking (1 open parking space, total parking listed as 1)
• Security: Closed-circuit cameras; Gated community with guard; Security fence; Security patrol
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Condominium; One level (entry on first floor); Faces west; Resale property
• Construction: CBS construction; Built-up roof; 2-story building (unit is one-level); Built area source: public records
• Exterior features: Screened porch; Porch; Glass-enclosed porch; Fenced; Waterfront: yes (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; French doors; Blinds on windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% 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 $933 of loan paydown is wiped out by about $4k 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 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 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 $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 5.4

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: -14.7%
• Equity multiple: 0.50×
• Total profit: $-18,974
• Equity at exit: $20,129

10-year hold

• IRR: -16.6%
• Equity multiple: 0.27×
• Total profit: $-27,422
• Equity at exit: $11,672

Cash invested: $37,800 (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: 332
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$708
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$56
• HOA: −$700
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $135

Break-even live

Break-even rent $1,908

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $212	-5% $173	+0% $135	+5% $97	+10% $59
Rent	-10% $-29	-5% $53	+0% $135	+5% $217	+10% $299
Rate	-1.0pp $203	-0.5pp $170	base $135	+0.5pp $100	+1.0pp $65

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Martinique Cir Unit K1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	25d	1	0.03mi
1601 Abaco Dr Unit F2 Coconut Creek, FL	2.0	2.0	1275	$2,099	$1.65	13d	1	0.09mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	25d	1	0.09mi
1605 Abaco Dr Coconut Creek, FL	2.0	2.0	1362	$2,200	$1.61	25d	2	0.11mi
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	25d	1	0.18mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	25d	1	0.19mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	19d	2	0.19mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	0d	2	0.19mi
1501 Cayman Way Unit C4 Coconut Creek, FL	2.0	2.0	1225	$1,850	$1.51	25d	1	0.20mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	0.21mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	25d	1	0.22mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	25d	1	0.24mi
1207 Bahama Bnd Unit E2 Coconut Creek, FL	1.0	1.5	819	$1,950	$2.38	25d	1	0.31mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	25d	1	0.32mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	20d	1	0.32mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.34mi
3760 NW 19th St Coconut Creek, FL	3.0	2.0	1440	$3,500	$2.43	25d	1	0.37mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.42mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	14d	2	0.44mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	25d	2	0.44mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	25d	1	0.46mi
3850 NW 11th St Coconut Creek, FL	2.0	2.0	1403	$1,750	$1.25	22d	1	0.52mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	25d	1	0.53mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	25d	1	0.65mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	9d	1	0.65mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	25d	1	0.66mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	25d	1	0.66mi
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	20d	1	0.67mi
2901 Victoria Cir Unit H4 Coconut Creek, FL	2.0	2.0	1156	$1,700	$1.47	0d	1	0.67mi
1313 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$3,200	$2.37	25d	1	0.72mi
1305 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	25d	1	0.73mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	4d	1	0.73mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	6d	1	0.73mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.74mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	25d	1	0.74mi
2202 Lucaya Bnd Unit G4 Coconut Creek, FL	2.0	2.0	1156	$1,600	$1.38	25d	1	0.80mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	3d	1	0.83mi
650 NW 30th Ave Pompano Beach, FL	3.0	2.5	1428	$3,087	$2.16	0d	8	0.84mi
2304 Lucaya Ln Coconut Creek, FL	2.0	2.0	1156	$2,100	$1.82	16d	1	0.85mi
2304 Lucaya Ln Unit L4 Coconut Creek, FL	2.0	2.0	1156	$2,300	$1.99	6d	1	0.85mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $135,000 Active 25 DOM
2. 2026-06-18
   days on market $135,000 Active 22 DOM
3. 2026-06-17
   days on market $135,000 Active 21 DOM
4. 2026-06-16
   days on market $135,000 Active 20 DOM
5. 2026-06-15
   days on market $135,000 Active 19 DOM
6. 2026-06-13
   days on market $135,000 Active 17 DOM
7. 2026-06-09
   days on market $135,000 Active 13 DOM
8. 2026-06-08
   remarks 694-char remark
9. 2026-06-08
   listed $135,000 Active 12 DOM

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$601/yr (+$50/mo · 115.7%)

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

Taxation est. · year 1

• Rental income: $24,952
• − Mortgage interest: −$7,562
• − Property taxes: −$519
• − Insurance: −$675
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$8,400
• − Depreciation: −$3,927
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,652/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

+107.7% since first listed

13 events — show timeline

• 2026-06-08 Relisted — Beaches MLS
• 2026-04-28 Listing Removed — Beaches MLS
• 2026-04-16 Listed $135,000 Beaches MLS
• 2026-03-24 Listed for Rent $2,000 RMLSFL
• 2026-03-24 Rental Removed $2,000 GFLMLS
• 2026-03-23 Listing Removed — Beaches MLS
• 2026-01-01 Listed for Rent $2,000 GFLMLS
• 2025-12-21 Rental Removed $2,000 GFLMLS
• 2025-12-18 Listed for Rent $2,000 GFLMLS
• 2025-12-07 Rental Removed $2,000 GFLMLS
• 2025-11-26 Listed for Rent $2,000 GFLMLS
• 2025-09-25 Listed $140,000 Beaches MLS
• 1988-05-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $519 · +7.2% YoY. Source: county tax records.