3334 NW 64th Ct, Lot K-9 · Coconut Creek, FL 33073

$89,000

3 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 193 Days on market

Built 1993

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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
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

BEAUTIFUL HOME, WELL MAINTAINED WITH 3 BEDROOMS AND 2 BATHS. LOCATED IN A 55+ COMMUNITY, ONLY A FEW MILES TO THE DESIRABLE BEACH OF DEERFIELD, THE WORRY-FREE SOUTH FLORIDA LIFESTYLE, WITH AMENITIES TO GALORE. CALL TODAY! IT WON'T LAST!!! LOT RENTAL $970 MONTLHY

Key facts

• 2 garage spots
• Community pool
• Built 1993

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Senior community; Community amenities: clubhouse, fitness center, pool, spa/hot tub, shuffleboard, pickleball courts, community room, library, manager on site, street lights; Association maintains grounds, pest control, trash, and common areas

Exterior

• Parking: 2-car garage; Attached covered carport (2 covered spaces)
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Manufactured home; Single-story; Faces northwest
• Construction: Vinyl siding; Modular construction; Metal/manufactured roof; Skirted
• Exterior features: Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air (electric)
• Interior features: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.5% 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.
• Market conditions: Rents rising (+1.6%/yr); 150 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% 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 $615 of loan paydown is wiped out by about $686 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 3.38% ✓
• Cap rate: 28.50%
• Cash-on-cash: 79.32%
• DSCR: 4.53
• GRM: 2.5

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: 79.5%
• Equity multiple: 4.82×
• Total profit: $95,184
• Equity at exit: $22,465

10-year hold

• IRR: 81.2%
• Equity multiple: 9.44×
• Total profit: $210,432
• Equity at exit: $24,437

Cash invested: $24,920 (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: 2.5×

Monthly cashflow live

• Estimated rent: $3,009 high
• Mortgage (P&I): −$467
• Tax from tax record: −$226 /mo · $2,718/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,647

Break-even live

Break-even rent $924

Max offer price $89,000

Occupancy floor 40%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	24d	1	0.13mi
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,917	$2.59	1d	13	0.50mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	2d	8	0.59mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$3,295	$3.00	1d	17	0.66mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,409	$2.25	7d	1	0.68mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	3d	1	0.68mi
4453 SW 11th Pl Deerfield Beach, FL	3.0	2.5	1386	$3,150	$2.27	22d	1	0.69mi
1186 SW 44th Ave Deerfield Beach, FL	3.0	2.0	1337	$2,875	$2.15	11d	1	0.78mi
1275 SW 48th Ter Unit 1275 Deerfield Beach, FL	2.0	2.0	1264	$2,600	$2.06	12d	1	0.80mi
1310 SW 48th Ter Unit 1310 Deerfield Beach, FL	3.0	2.0	1495	$3,900	$2.61	24d	1	0.83mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	20d	1	0.90mi
1455 SW 48th Ter Unit 1455 Deerfield Beach, FL	3.0	2.5	1386	$2,790	$2.01	20d	1	0.98mi
65 Centennial Ct Deerfield Beach, FL	3.0	2.0	1466	$3,000	$2.05	5d	1	1.00mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	2d	9	1.01mi
11 Capitol Ct Unit 11 Deerfield Beach, FL	3.0	2.0	1375	$3,400	$2.47	24d	1	1.03mi
206 Congressional Way #206 Deerfield Beach, FL	2.0	2.0	1150	$2,600	$2.26	24d	1	1.06mi
710 Freedom Ct Deerfield Beach, FL	2.0	2.0	1151	$2,400	$2.09	24d	1	1.16mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,011	$2.81	2d	47	1.18mi
206 Lincoln Ct Deerfield Beach, FL	3.0	2.0	1150	$3,500	$3.04	24d	1	1.22mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	17d	1	1.27mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	1.27mi
283 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,500	$2.56	24d	1	1.31mi
315 NW 36th Ave Deerfield Beach, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	1.32mi
51 Tilford S Unit 51 Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	24d	1	1.33mi
299 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,300	$2.36	2d	1	1.33mi
361 Tilford Q Unit Q Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	24d	1	1.37mi
539 NW 36th Ave #539 Deerfield Beach, FL	2.0	2.0	1032	$3,300	$3.20	24d	1	1.43mi

Listing history 6 events

1. 2026-02-12
   price $89,000
2. 2025-11-18
   listed $95,000 Active
3. 2024-04-08
   price $95,000
4. 2009-11-03
   soldstatus $81,000
5. 1999-08-13
   soldstatus $50,000
6. 1992-10-01
   soldstatus $61,300

ⓘ 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: $2,718 · $226/mo
• Projected year-2 tax: $2,718 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 17 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: $36,113
• − Mortgage interest: −$4,985
• − Property taxes: −$2,718
• − Insurance: −$445
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$2,589
• Taxable income: $19,598
• Est. tax owed @ 24.0%: −$4,704
• After-tax cash flow: $15,063/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

+45.2% since first listed

6 events — show timeline

• 2026-02-12 Price Changed $89,000 Beaches MLS
• 2025-11-18 Listed $95,000 Beaches MLS
• 2024-04-08 Price Changed $95,000 FSBO.com
• 2009-11-03 Sold (Public Records) $81,000 Public Records
• 1999-08-13 Sold (Public Records) $50,000 Public Records
• 1992-10-01 Sold (Public Records) $61,300 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,718 · +4.6% YoY. Source: county tax records.