6931 NW 45th Ter · Coconut Creek, FL 33073

$79,000

3 bd · 3.0 ba · 1,200 sqft · Manufactured · 45 Days on market

Built 1972 Good condition ↓ 17% since listing

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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
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0

Listing remarks

GREAT LOCATION! DONT MISS THE OPPORTUNITY TO LEAVE IN A PRIME LOCATION, GATED COMMUNITY VERY WELL MAINTAINED. THIS IS A 3 BEDROOMS, 3 BATHS COZY MOBILE HOME WITH GRANITE COUNTER TOP. FULLY FURNISHED WITH A BRAND NEW CENTRAL AIR. LOCATED IN A GATED 55+ COMMUNITY. LOT RENTAL IS $1,075.71 WICH COVERS ANDSCAPING AND ALL AMENITIES. THE CLUB HOUSE OFFERS LOTS OF ACTIVITIES AND ITS CLOSE TO ALL MAJOR HIGHWAYS, HOSPITALS, SHOPPING AND RESTAURANTS.

Key facts

• Gated community
• Granite counter top
• Club house

Tags

• GATED COMMUNITY
• GRANITE COUNTER TOP
• FULLY FURNISHED
• CENTRAL AIR
• CLUB HOUSE
• CLOSE TO HIGHWAYS

Property features AI

Finance

• Financial info: Pets allowed (with number and size limits)
• HOA & community: Located in a senior community; Land lease of $1,075.71 per month (lease expires 2026-05-31)

Exterior

• Parking: Attached covered carport; 3 covered/carport spaces; Driveway
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-wide mobile home; One story; Northwest facing; Resale condition
• Construction: Modular construction; Metal roof; Other skirt material
• Exterior features: No waterfront; Skirted

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms, all on the main level
• Heating & cooling: Central heating (electric); Central air conditioning; Wall/window unit(s)
• Interior features: Closet cabinetry; Furnished
• Laundry & utility: Laundry located in the carport

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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: 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% 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 $546 of loan paydown is wiped out by about $609 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.47% ✓
• Cap rate: 30.93%
• Cash-on-cash: 87.98%
• DSCR: 4.91
• GRM: 2.4

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: 88.4%
• Equity multiple: 5.27×
• Total profit: $94,496
• Equity at exit: $19,941

10-year hold

• IRR: 89.9%
• Equity multiple: 10.40×
• Total profit: $207,952
• Equity at exit: $21,692

Cash invested: $22,120 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $1,622

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 36%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,628	$3.38	1d	28	0.59mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	14d	1	0.60mi
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,917	$2.59	1d	13	0.74mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	1d	8	0.77mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	24d	1	0.87mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	0.90mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	13d	1	0.94mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	4d	2	0.95mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	1.00mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	16d	1	1.00mi
9466 Boca Cove Cir #310 Boca Raton, FL	2.0	2.0	770	$2,000	$2.60	24d	1	1.01mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	24d	1	1.04mi
9503 Boca Cove Cir #603 Boca Raton, FL	2.0	2.0	912	$2,200	$2.41	21d	1	1.04mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	16d	1	1.05mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	24d	1	1.07mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	1d	17	1.08mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	24d	1	1.08mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	7d	1	1.08mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$3,640	$3.13	2d	34	1.12mi
5500 NW 61st St Unit 04 402 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	20d	1	1.13mi
5500 NW 61st St Unit 13 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	2d	1	1.13mi
5520 NW 61st St #205 Coconut Creek, FL	2.0	2.0	1130	$2,250	$1.99	7d	1	1.16mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$3,295	$3.00	1d	17	1.16mi
5530 NW 61st St #321 Coconut Creek, FL	2.0	2.0	1130	$1,975	$1.75	24d	1	1.18mi
5570 NW 61st St #902 Coconut Creek, FL	2.0	1.0	1015	$1,900	$1.87	20d	1	1.23mi
9826 Marina Blvd #1027 Boca Raton, FL	2.0	2.0	955	$2,500	$2.62	24d	1	1.23mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,011	$2.81	2d	47	1.25mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$3,581	$2.85	3d	32	1.26mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	19d	1	1.27mi
5620 NW 61st St #1201 Coconut Creek, FL	2.0	1.0	1015	$2,200	$2.17	24d	1	1.30mi
9780 Marina Blvd #415 Boca Raton, FL	2.0	2.0	955	$2,000	$2.09	24d	1	1.32mi
1620 SW 64th Way Unit H Boca Raton, FL	2.0	2.0	1008	$2,250	$2.23	24d	1	1.36mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	1d	9	1.45mi
23106 Oxford Pl Unit D Boca Raton, FL	2.0	2.5	1302	$2,600	$2.00	5d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $79,000 Active 45 DOM
2. 2026-06-17
   days on market $79,000 Active 44 DOM
3. 2026-06-16
   days on market $79,000 Active 43 DOM
4. 2026-06-15
   days on market $79,000 Active 42 DOM
5. 2026-06-13
   days on market $79,000 Active 40 DOM
6. 2026-06-09
   days on market $79,000 Active 36 DOM
7. 2026-06-08
   days on market $79,000 Active 35 DOM
8. 2026-06-07
   days on market $79,000 Active 34 DOM
9. 2026-06-04
   days on market $79,000 Active 31 DOM
10. 2026-06-03
    days on market $79,000 Active 30 DOM
11. 2026-06-02
    days on market $79,000 Active 29 DOM
12. 2026-06-01
    days on market $79,000 Active 28 DOM
13. 2026-05-31
    days on market $79,000 Active 27 DOM
14. 2026-05-04
    listed $79,000 Active
15. 2026-03-01
    historical
16. 2026-02-09
    price $79,900
17. 2026-01-05
    status Active
18. 2026-01-01
    historical
19. 2025-10-13
    price $82,000
20. 2025-10-13
    status Active
21. 2025-10-01
    historical
22. 2025-07-25
    price $85,000
23. 2025-04-11
    status Active
24. 2025-04-01
    historical
25. 2025-03-04
    price $79,000
26. 2025-02-20
    price $89,000
27. 2025-01-09
    price $79,000
28. 2024-12-27
    price $89,000
29. 2024-12-11
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥107°F today · 25 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: $32,927
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$2,298
• Taxable income: $19,355
• Est. tax owed @ 24.0%: −$4,645
• After-tax cash flow: $14,816/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a well-maintained exterior and interior. It offers a good investment opportunity with potential for modest improvements to enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — A well-maintained landscape can increase both resale and rental value.
• Resale New flooring in bathrooms — New flooring can improve the aesthetic appeal and functionality of the bathrooms.
• Resale New countertops in kitchen — Modern countertops can enhance the kitchen's appeal and functionality, increasing its resale value.
• Both New lighting fixtures — Upgraded lighting can improve the home's curb appeal and functionality, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — A well-maintained landscape can increase both resale and rental value. ↑
• Resale New flooring in bathrooms — New flooring can improve the aesthetic appeal and functionality of the bathrooms. ↑
• Resale New countertops in kitchen — Modern countertops can enhance the kitchen's appeal and functionality, increasing its resale value. ↑
• Both New lighting fixtures — Upgraded lighting can improve the home's curb appeal and functionality, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-16.8% since first listed

16 events — show timeline

• 2026-05-04 Listed $79,000 Beaches MLS
• 2026-03-01 Listing Removed — Beaches MLS
• 2026-02-09 Price Changed $79,900 Beaches MLS
• 2026-01-05 Relisted — Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-10-13 Price Changed $82,000 Beaches MLS
• 2025-10-13 Relisted — Beaches MLS
• 2025-10-01 Listing Removed — Beaches MLS
• 2025-07-25 Price Changed $85,000 Beaches MLS
• 2025-04-11 Relisted — Beaches MLS
• 2025-04-01 Listing Removed — Beaches MLS
• 2025-03-04 Price Changed $79,000 Beaches MLS
• 2025-02-20 Price Changed $89,000 Beaches MLS
• 2025-01-09 Price Changed $79,000 Beaches MLS
• 2024-12-27 Price Changed $89,000 Beaches MLS
• 2024-12-11 Listed $95,000 Beaches MLS