4101 Coral Tree Cir #116 · Coconut Creek, FL 33073

$199,500

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 99 Days on market

Built 1993 $675/mo HOA · 29% 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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +4.6/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Exceptionally well-priced, spacious condo with a spectacular lake view from living room and each bedroom. Spilt bedroom layout, large walk-in closet, renovated floors, open and bright with an enclosed patio. Full size washer and dryer, air conditioning unit replaced in late 2020. Exterior: newer roof, freshly painted building with ample parking. VA loans qualify. Association requires 10% down. Residents get to enjoy a beautiful heated pool. As well as full access to Township amenities which include a gym, olympic sized pool, spa, clubhouse, a movie theater, a library, tennis and basketball courts and shuffle board. Maintenance fee provides: cable, internet, water, trash, sewer, pest control

Key facts

• Walk-in closet
• Newer roof
• Lake view

Tags

• LAKE VIEW
• WALK-IN CLOSET
• RENOVATED FLOORS
• ENCLOSED PATIO
• NEWER ROOF
• HEATED POOL

Property features AI

Finance

• HOA & community: Community association with monthly HOA fee; HOA includes grounds maintenance, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facility, pool service, and internet included; Association amenities include parking and pool

Exterior

• Parking: Assigned parking; 1 open parking space
• Security: Smoke detectors
• Utilities: Cable available
• Home design: Condominium; Resale property; 3-story building; Entry level: 1
• Construction: Block construction
• Exterior features: First-floor entry; Split bedroom entry configuration; Walk-in closets noted in entry details; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Sliding windows; Furnished negotiable
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $7 ($86/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Winston Park Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 1,033 students, 55% 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 25d 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 $1k 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 99 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $200k implies a 85% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.19% ✓
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 7.0

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: -6.3%
• Equity multiple: 0.73×
• Total profit: $-15,356
• Equity at exit: $50,358

10-year hold

• IRR: -1.1%
• Equity multiple: 0.90×
• Total profit: $-5,773
• Equity at exit: $54,778

Cash invested: $55,860 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$83
• HOA: −$675
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $7

Break-even live

Break-even rent $2,355

Max offer price $199,500

Occupancy floor 95%

Sensitivity live

Price	-10% $120	-5% $64	+0% $7	+5% $-49	+10% $-106
Rent	-10% $-180	-5% $-86	+0% $7	+5% $101	+10% $194
Rate	-1.0pp $108	-0.5pp $58	base $7	+0.5pp $-45	+1.0pp $-97

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Coral Tree Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1124	$2,298	$2.04	2d	6	0.11mi
3859 Coral Tree Cir #308 Coconut Creek, FL	1.0	1.0	764	$1,700	$2.23	25d	1	0.19mi
3858 Coral Tree Cir #205 Coconut Creek, FL	1.0	1.0	764	$1,850	$2.42	3d	1	0.21mi
3857 Coral Tree Cir #204 Coconut Creek, FL	1.0	1.0	764	$1,850	$2.42	25d	1	0.23mi
3854 Lyons Rd Unit 201-5 Coconut Creek, FL	3.0	2.0	1258	$2,600	$2.07	25d	1	0.23mi
3830 Lyons Rd Unit 301-3 Coconut Creek, FL	3.0	2.0	1258	$2,395	$1.90	25d	1	0.26mi
3830 Lyons Rd Unit 110-3 Coconut Creek, FL	1.0	1.0	798	$1,675	$2.10	25d	1	0.26mi
3848 Lyons Rd Unit 205-1 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	25d	1	0.27mi
3870 Lyons Rd Unit 209-8 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	25d	1	0.31mi
3929 Carambola Cir N #2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	25d	1	0.43mi
2902 Carambola Cir N Unit 2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	25d	1	0.43mi
2923 Carambola Cir N Unit 2923 Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	11d	1	0.44mi
2649 Carambola Cir N Unit 1735 Coral Springs, FL	3.0	2.0	1120	$3,000	$2.68	25d	1	0.51mi
2649 Carambola Cir N Coral Springs, FL	3.0	2.0	1120	$2,900	$2.59	8d	1	0.51mi
2616 Carambola Cir N #1702 Coconut Creek, FL	2.0	2.0	1106	$2,750	$2.49	25d	1	0.51mi
2676 Carambola Cir N Unit N Coconut Creek, FL	2.0	2.0	978	$2,250	$2.30	3d	1	0.51mi
2678 Carambola Cir N #1762 Coconut Creek, FL	2.0	2.0	1120	$2,600	$2.32	25d	1	0.51mi
4484 Carambola Cir S #27321 Coconut Creek, FL	2.0	2.0	962	$2,000	$2.08	25d	1	0.54mi
4142 Cocoplum Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1129	$2,223	$1.97	2d	17	0.55mi
3346 Carambola Cir S Coconut Creek, FL	2.0	2.0	1484	$2,026	$1.37	25d	1	0.57mi
2511 Carambola Cir N #18102 Coconut Creek, FL	2.0	2.0	1106	$2,650	$2.40	21d	1	0.57mi
1877 Carambola Cir N Unit 1877 Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	25d	1	0.59mi
1877 Carambola Cir N Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	11d	1	0.59mi
4615 Carambola Cir S #27232 Coconut Creek, FL	2.0	2.5	1244	$2,550	$2.05	25d	1	0.60mi
4467 Carambola Cir S Coconut Creek, FL	3.0	2.0	1115	$2,375	$2.13	8d	1	0.64mi
3393 Carambola Cir S #2441 Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	14d	1	0.65mi
4854 Fishermans Dr Coconut Creek, FL	1.0–2.0	1.0–2.0	800	$2,400	$3.00	2d	13	0.67mi
3325 Carambola Cir S Unit S Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	3d	1	0.67mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,227	$2.39	8d	1	0.70mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,263	$2.41	16d	1	0.70mi
3961 Cocoplum Cir Unit F Coconut Creek, FL	2.0	2.5	1208	$2,200	$1.82	25d	1	0.71mi
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	2d	1	0.72mi
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	6d	1	0.72mi
2738 Carambola Cir S #1913 Coconut Creek, FL	3.0	2.0	1120	$2,300	$2.05	25d	1	0.73mi
3950 Cocoplum Cir #3638 Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	25d	1	0.74mi
3950 Cocoplum Cir Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	11d	1	0.74mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	22d	1	0.75mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	8d	1	0.75mi
3150 NW 42nd Ave Unit E401 Coconut Creek, FL	2.0	2.0	1340	$2,049	$1.53	25d	1	0.76mi
2407 Carambola Cir S Unit 2407 Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	8d	1	0.76mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Likely covers: watersewertrashinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $199,500 Active 99 DOM
2. 2026-06-17
   days on market $199,500 Active 98 DOM
3. 2026-06-16
   days on market $199,500 Active 97 DOM
4. 2026-06-15
   days on market $199,500 Active 96 DOM
5. 2026-06-13
   days on market $199,500 Active 94 DOM
6. 2026-06-09
   days on market $199,500 Active 90 DOM
7. 2026-06-08
   days on market $199,500 Active 89 DOM
8. 2026-06-07
   days on market $199,500 Active 88 DOM
9. 2026-06-04
   days on market $199,500 Active 85 DOM
10. 2026-06-03
    days on market $199,500 Active 84 DOM
11. 2026-06-02
    days on market $199,500 Active 83 DOM
12. 2026-06-01
    days on market $199,500 Active 82 DOM
13. 2026-05-31
    days on market $199,500 Active 81 DOM
14. 2026-05-20
    price $199,500
15. 2026-04-01
    price $227,000
16. 2025-10-13
    listed $239,000 Active
17. 2025-10-08
    historical
18. 2025-06-09
    listed $249,000 Active
19. 2002-03-12
    soldstatus $108,000
20. 1998-09-17
    soldstatus $75,000
21. 1996-03-21
    soldstatus $82,000
22. 1994-05-04
    soldstatus $75,400

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$980/yr (+$82/mo · 145.1%)

ⓘ 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 6 d/yr ≥107°F today · 22 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: $28,372
• − Mortgage interest: −$11,175
• − Property taxes: −$676
• − Insurance: −$998
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$8,100
• − Depreciation: −$5,804
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $787/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

+164.6% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $199,500 Beaches MLS
• 2026-04-01 Price Changed $227,000 Beaches MLS
• 2025-10-13 Listed $239,000 Beaches MLS
• 2025-10-08 Listing Removed — Beaches MLS
• 2025-06-09 Listed $249,000 Beaches MLS
• 2002-03-12 Sold (Public Records) $108,000 Public Records
• 1998-09-17 Sold (Public Records) $75,000 Public Records
• 1996-03-21 Sold (Public Records) $82,000 Public Records
• 1994-05-04 Sold (Public Records) $75,400 Public Records

Property tax history

+2.9%/yr

Latest (2025): $676 · +6.9% YoY. Source: county tax records.