2102 Lucaya Bnd Unit F2 · Coconut Creek, FL 33066

$89,900

2 bd · 2.0 ba · 1,161 sqft · Condo public records · 93 Days on market

Built 1980 $762/mo HOA · 37% 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 +19.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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 MLS

Updated 2/2 on desirable second floor! New stainless steel appliances, ceramic tile and carpet, screened patio, pool view and so much more! 55+ community has all the amenities. Make us an offer today!

Key facts

• Recent upgrades
• Assigned parking
• On-site restaurant

Tags

• 2ND FLOOR
• RECENT UPGRADES
• ASSIGNED PARKING
• FIBEROPTIC INTERNET CONNECTION
• CHAMPIONSHIP GOLF COURSE
• ON-SITE RESTAURANT

Property features AI

Finance

• HOA & community: Monthly HOA; HOA includes cable TV, insurance, grounds maintenance, security, sewer, trash, water and common areas; Community amenities: clubhouse, elevators, fitness center, golf course, pool, shuffleboard court, spa/hot tub, storage, tennis courts, courtesy bus, library; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; 4-story building; Faces east; Resale property
• Construction: CBS construction
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Unfurnished; Entry-level living area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 43% 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 $622 of loan paydown is wiped out by about $3k 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 93 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $90k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 37% of rent.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.30% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 3.6

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: -16.3%
• Equity multiple: 0.46×
• Total profit: $-13,635
• Equity at exit: $13,404

10-year hold

• IRR: -38.3%
• Equity multiple: 0.02×
• Total profit: $-24,642
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$471
• Tax from tax record: −$261 /mo · $3,138/yr
• Insurance: −$37
• HOA: −$762
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $100

Break-even live

Break-even rent $1,940

Max offer price $89,900

Occupancy floor 90%

Sensitivity live

Price	-10% $151	-5% $126	+0% $100	+5% $75	+10% $50
Rent	-10% $-63	-5% $19	+0% $100	+5% $182	+10% $264
Rate	-1.0pp $146	-0.5pp $123	base $100	+0.5pp $77	+1.0pp $53

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	20d	1	0.10mi
2202 Lucaya Bnd Unit G4 Coconut Creek, FL	2.0	2.0	1156	$1,600	$1.38	25d	1	0.14mi
2304 Lucaya Ln Unit L4 Coconut Creek, FL	2.0	2.0	1156	$2,300	$1.99	6d	1	0.22mi
2304 Lucaya Ln Coconut Creek, FL	2.0	2.0	1156	$2,100	$1.82	16d	1	0.22mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	3d	1	0.28mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	25d	1	0.29mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	25d	1	0.31mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	9d	1	0.31mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	25d	1	0.32mi
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	0.38mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	25d	1	0.41mi
2402 Antigua Cir Unit D1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	16d	1	0.42mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	20d	1	0.43mi
2901 Victoria Cir Unit H4 Coconut Creek, FL	2.0	2.0	1156	$1,700	$1.47	0d	1	0.48mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.49mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	25d	1	0.51mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	25d	1	0.53mi
2501 Antigua Ter Unit D2 Coconut Creek, FL	2.0	2.0	1160	$1,900	$1.64	25d	1	0.53mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$2,405	$2.15	0d	13	0.56mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	6d	1	0.60mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	25d	1	0.62mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	25d	1	0.62mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	23d	1	0.63mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	25d	1	0.63mi
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	25d	1	0.63mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	25d	1	0.64mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.66mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	25d	1	0.66mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	16d	1	0.67mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	3d	1	0.67mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	13d	1	0.67mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	9d	1	0.67mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	25d	1	0.68mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	5d	1	0.68mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	25d	1	0.69mi
2923 Carambola Cir S Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	4d	1	0.70mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	0.71mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	4d	1	0.71mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	6d	1	0.71mi

HOA detail condo

• Monthly dues: $762 · $9,144/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-04-15
   price $89,900
2. 2026-03-23
   price $95,000
3. 2026-02-24
   listed $98,000 Active
4. 2026-02-16
   historical $1,700
5. 2025-12-26
   listed $1,700
6. 2025-01-01
   historical $1,700
7. 2024-12-05
   listed $1,700
8. 2012-06-04
   soldstatus $42,800
9. 2012-05-21
   soldstatus $42,750 200-char remark

   Show marketing remark (200 chars)

   Updated 2/2 on desirable second floor! New stainless steel appliances, ceramic tile and carpet, screened patio, pool view and so much more! 55+ community has all the amenities. Make us an offer today!

ⓘ 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: $3,138 · $261/mo
• Projected year-2 tax: $3,138 · $261/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,803
• − Mortgage interest: −$5,036
• − Property taxes: −$3,138
• − Insurance: −$450
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$9,144
• − Depreciation: −$2,615
• Taxable income: $452
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,097/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

+110.3% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $89,900 Beaches MLS
• 2026-03-23 Price Changed $95,000 Beaches MLS
• 2026-02-24 Listed $98,000 Beaches MLS
• 2026-02-16 Rental Removed $1,700 Avail
• 2025-12-26 Listed for Rent $1,700 Avail
• 2025-01-01 Rental Removed $1,700 Avail
• 2024-12-05 Listed for Rent $1,700 Avail
• 2012-06-04 Sold (Public Records) $42,800 Public Records
• 2012-05-21 Sold (MLS) $42,750 MARMLS

Property tax history

+8.4%/yr

Latest (2025): $3,138 · +6.1% YoY. Source: county tax records.