2956 Carambola Cir S #2031 · Coconut Creek, FL 33066

$240,000

3 bd · 2.0 ba · 1,120 sqft · Condo public records · 39 Days on market

Built 1988 $550/mo HOA · 22% of rent ↓ 4% since listing

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Why this score? — see what drove the D 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Well kept 3-bedroom, 2-bath condo in the desirable Township community of Coconut Creek. Enjoy this open split-bedroom floor plan with 1,120 sq ft living area, a bright living/dining room, screened patio, generous bedrooms with natural light. Unit is on the 2nd floor, no elevator. Washer and Dryer in unit. Enjoy the pool, clubhouse, fitness center, shuffleboard, tennis, walking trails and more. Prime location near The Promenade shopping center & Seminole Creek Casino, and the Turnpike. Excellent primary residence or seasonal home. Easy to show.

Key facts

• Screened patio
• Fitness center
• Clubhouse

Tags

• OPEN SPLIT-BEDROOM FLOOR PLAN
• SCREENED PATIO
• POOL
• CLUBHOUSE
• FITNESS CENTER
• SHUFFLEBOARD

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Association amenities include pool, clubhouse, game room, business center, community room, playground, picnic area, basketball court, shuffleboard court, pickleball court(s), trails, sidewalks, maintained community, recreation facilities, hobby room, kitchen facilities, lobby, parking, and maintenance; Monthly HOA fee

Exterior

• Parking: Detached open parking (1 space)
• Security: Smoke detector(s); Security patrol
• Utilities: Public water; Public sewer; Other utilities
• Home design: Condominium; One level; Entry level 2; North-facing
• Construction: Stucco construction; Other roof
• Exterior features: Covered and screened patio; Patio; Landscaped grounds; Private in-ground concrete pool

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; Walk-in closet(s); Blinds and shutters
• Laundry & utility: In-unit laundry on the main level (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-47 ($-568/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $232k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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); 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 soft (-0.9%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,452/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 433% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,640 (3.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 8.2

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-48,852
• Equity at exit: $35,785

10-year hold

• IRR: -27.8%
• Equity multiple: -0.09×
• Total profit: $-73,224
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$100
• HOA: −$550
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-47

Break-even live

Break-even rent $2,512

Max offer price $231,640

Occupancy floor 97%

Sensitivity live

Price	-10% $89	-5% $21	+0% $-47	+5% $-115	+10% $-183
Rent	-10% $-241	-5% $-144	+0% $-47	+5% $50	+10% $146
Rate	-1.0pp $74	-0.5pp $14	base $-47	+0.5pp $-110	+1.0pp $-173

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2923 Carambola Cir S Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	4d	1	0.07mi
4615 Carambola Cir S #27232 Coconut Creek, FL	2.0	2.5	1244	$2,550	$2.05	26d	1	0.11mi
4467 Carambola Cir S Coconut Creek, FL	3.0	2.0	1115	$2,375	$2.13	9d	1	0.13mi
4484 Carambola Cir S #27321 Coconut Creek, FL	2.0	2.0	962	$2,000	$2.08	1d	1	0.18mi
4484 Carambola Cir S #27321 Coconut Creek, FL	2.0	2.0	962	$2,000	$2.08	26d	1	0.18mi
2616 Carambola Cir N #1702 Coconut Creek, FL	2.0	2.0	1106	$2,750	$2.49	26d	1	0.19mi
2649 Carambola Cir N Unit 1735 Coral Springs, FL	3.0	2.0	1120	$3,000	$2.68	26d	1	0.19mi
2649 Carambola Cir N Coral Springs, FL	3.0	2.0	1120	$2,900	$2.59	9d	1	0.19mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	26d	1	0.21mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	6d	1	0.21mi
3150 NW 42nd Ave Unit E401 Coconut Creek, FL	2.0	2.0	1340	$2,049	$1.53	26d	1	0.24mi
2407 Carambola Cir S Unit 2407 Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	9d	1	0.27mi
1877 Carambola Cir N Unit 1877 Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	26d	1	0.27mi
1877 Carambola Cir N Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	12d	1	0.27mi
2738 Carambola Cir S #1913 Coconut Creek, FL	3.0	2.0	1120	$2,300	$2.05	26d	1	0.27mi
2678 Carambola Cir N #1762 Coconut Creek, FL	2.0	2.0	1120	$2,600	$2.32	26d	1	0.27mi
2676 Carambola Cir N Unit N Coconut Creek, FL	2.0	2.0	978	$2,250	$2.30	5d	1	0.27mi
3346 Carambola Cir S Coconut Creek, FL	2.0	2.0	1484	$2,026	$1.37	26d	1	0.29mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	24d	1	0.31mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	26d	1	0.31mi
2923 Carambola Cir N Unit 2923 Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	13d	1	0.32mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	7d	1	0.33mi
2511 Carambola Cir N #18102 Coconut Creek, FL	2.0	2.0	1106	$2,650	$2.40	22d	1	0.33mi
2902 Carambola Cir N Unit 2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	26d	1	0.34mi
3325 Carambola Cir S Unit S Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	5d	1	0.36mi
3929 Carambola Cir N #2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	26d	1	0.41mi
3393 Carambola Cir S #2441 Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	16d	1	0.44mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	24d	1	0.48mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	9d	1	0.48mi
3800 Coral Tree Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1124	$2,635	$2.34	3d	6	0.63mi
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	3d	1	0.66mi
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	7d	1	0.66mi
4142 Cocoplum Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	993	$2,586	$2.60	0d	14	0.69mi
3933 Cocoplum Cir #3518 Coconut Creek, FL	2.0	2.0	982	$2,200	$2.24	20d	1	0.69mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	26d	1	0.70mi
3961 Cocoplum Cir Unit F Coconut Creek, FL	2.0	2.5	1208	$2,200	$1.82	26d	1	0.71mi
3287 Cocoplum Cir #3321 Coconut Creek, FL	3.0	2.0	1100	$2,500	$2.27	19d	1	0.71mi
3950 Cocoplum Cir #3638 Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	26d	1	0.71mi
3950 Cocoplum Cir Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	13d	1	0.71mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	26d	1	0.71mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-04-25
   price $240,000
2. 2026-04-20
   listed $250,000 Active

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,085/yr (+$90/mo · 119.7%)

ⓘ 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 7 d/yr ≥107°F today · 27 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: $29,420
• − Mortgage interest: −$13,444
• − Property taxes: −$907
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$6,600
• − Depreciation: −$6,982
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $493/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

-4.0% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $240,000 Beaches MLS
• 2026-04-20 Listed $250,000 Beaches MLS

Property tax history

+1.2%/yr

Latest (2025): $907 · -5.6% YoY. Source: county tax records.