4602 Martinique Way Unit F1 · Coconut Creek, FL 33066

$60,000

2 bd · 2.0 ba · 977 sqft · Condo public records · 64 Days on market

Built 1976 $775/mo HOA · 40% of rent

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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
• 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

First floor condo Investor opportunity in highly desirable Wynmoor. Priced to sell, the unit offers a private patio overlooking the golf course & clubhouse. The kitchen has beautiful granite countertops & with a little vision can be renovated into a culinary dream. The living room & guest bedroom feature engineered wood flooring providing warmth & style throughout. The guest bathroom is updated, while the primary has value add potential - is fully gutted and ready for buyer completion. Unit shows some wear. The man-gated and patrolled Wynmoor community offers a wide range of amenities, including an 18-hole executive golf course, community café, fitness center,

Key facts

• Clubhouse
• Private patio
• Granite countertops

Tags

• PRIVATE PATIO
• GOLF COURSE
• CLUBHOUSE
• GRANITE COUNTERTOPS
• ENGINEERED WOOD FLOORING
• UPDATED BATHROOM

Property features AI

Finance

• Other: Building name/number: 4602
• Financial info: Pets not allowed
• HOA & community: Association: Wynmoor; Monthly HOA fee; Association amenities include: billiard room, fitness center, golf course, game room, jogging path, laundry, picnic area, parking, pool, shuffleboard court, workshop area, trash chute, bike storage, business center, cafe/restaurant, community room, courtesy bus, heated pool, hobby room, library, pickleball courts, security, recreation facilities; HOA covers: insurance, grounds maintenance, security, sewer, trash, water, common areas, common real estate tax, elevator, legal/accounting, roof repairs, recreation facilities, pool service; Senior community

Exterior

• Parking: Assigned and guest parking; Two open parking spaces (total 2)
• Security: Gated community with guard; Security guard and security patrol; Security fence; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Condominium; One level (first-floor entry); Faces east; Resale condition
• Construction: Block/CBS construction; Concrete roof; Four-story building (this unit in a building with 4 stories)
• Exterior features: Covered patio; Patio with glass enclosure; Fenced; Paved public-maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Drapes, plantation shutters and rods on windows; Laundry room with laundry tub
• Laundry & utility: Laundry room; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 40% 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 $415 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 64 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 3.19% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.27%
• DSCR: 2.04
• GRM: 2.6

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: 9.6%
• Equity multiple: 1.35×
• Total profit: $5,914
• Equity at exit: $8,946

10-year hold

• IRR: 12.8%
• Equity multiple: 1.73×
• Total profit: $12,217
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$315
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$25
• HOA: −$775
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $326

Break-even live

Break-even rent $1,503

Max offer price $60,000

Occupancy floor 78%

Sensitivity live

Price	-10% $360	-5% $343	+0% $326	+5% $309	+10% $292
Rent	-10% $174	-5% $250	+0% $326	+5% $401	+10% $477
Rate	-1.0pp $356	-0.5pp $341	base $326	+0.5pp $310	+1.0pp $294

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	26d	1	0.02mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	26d	1	0.15mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.16mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	19d	2	0.16mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	0d	2	0.16mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	20d	1	0.19mi
1207 Bahama Bnd Unit E2 Coconut Creek, FL	1.0	1.5	819	$1,950	$2.38	26d	1	0.23mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	26d	1	0.24mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.25mi
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	26d	1	0.26mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	14d	2	0.30mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	26d	2	0.30mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	4d	1	0.30mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	26d	1	0.33mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	26d	1	0.37mi
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	26d	1	0.42mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	26d	1	0.48mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	7d	1	0.56mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	5d	1	0.56mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	26d	1	0.56mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	26d	1	0.56mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	9d	1	0.60mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	26d	1	0.60mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	26d	1	0.81mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	26d	1	0.83mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$2,405	$2.15	0d	13	0.91mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	26d	1	0.95mi
911 Lyons Rd #2207 Coconut Creek, FL	1.0	1.0	821	$1,600	$1.95	26d	1	1.04mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$2,420	$2.75	3d	15	1.06mi
374 NW 31st Ave Pompano Beach, FL	3.0	1.0	1066	$2,600	$2.44	26d	1	1.10mi
601 Lyons Rd #7105 Coconut Creek, FL	2.0	2.0	975	$2,050	$2.10	26d	1	1.11mi
841 Lyons Rd #24201 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	26d	1	1.12mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	5d	1	1.13mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,705	$2.51	0d	19	1.15mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,577	$2.39	26d	35	1.15mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	26d	2	1.15mi
651 Lyons Rd #10104 Coconut Creek, FL	1.0	1.0	761	$1,780	$2.34	17d	1	1.15mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,693	$2.43	15d	1	1.16mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,595	$2.34	3d	1	1.16mi
3360 NW 1st St Pompano Beach, FL	1.0	1.0	787	$2,230	$2.83	26d	1	1.16mi

HOA detail condo

• Monthly dues: $775 · $9,300/yr
• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   statusdays on market $60,000 Active Under Contract 64 DOM
2. 2026-06-18
   days on market $60,000 Active 61 DOM
3. 2026-06-18
   price $60,000 Active 60 DOM
4. 2026-06-17
   days on market $80,000 Active 60 DOM
5. 2026-06-16
   days on market $80,000 Active 59 DOM
6. 2026-06-15
   days on market $80,000 Active 58 DOM
7. 2026-06-13
   days on market $80,000 Active 56 DOM
8. 2026-06-09
   days on market $80,000 Active 52 DOM
9. 2026-06-08
   days on market $80,000 Active 51 DOM
10. 2026-06-07
    days on market $80,000 Active 50 DOM
11. 2026-06-04
    days on market $80,000 Active 47 DOM
12. 2026-06-03
    days on market $80,000 Active 46 DOM
13. 2026-06-02
    days on market $80,000 Active 45 DOM
14. 2026-06-01
    days on market $80,000 Active 44 DOM
15. 2026-05-31
    days on market $80,000 Active 43 DOM
16. 2026-04-18
    listed $80,000 Active
17. 2020-08-24
    soldstatus $110,000
18. 2020-06-23
    historical
19. 2020-05-13
    listed $110,000 Active
20. 2017-04-19
    soldstatus $88,000
21. 2011-11-07
    soldstatus $40,000
22. 1976-12-01
    soldstatus $39,000

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $873 · $73/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,984
• − Mortgage interest: −$3,361
• − Property taxes: −$873
• − Insurance: −$300
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − HOA: −$9,300
• − Depreciation: −$1,745
• Taxable income: $3,727
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,014/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

+105.1% since first listed

7 events — show timeline

• 2026-04-18 Listed $80,000 Beaches MLS
• 2020-08-24 Sold (Public Records) $110,000 Public Records
• 2020-06-23 Listing Removed — Beaches MLS
• 2020-05-13 Listed $110,000 Beaches MLS
• 2017-04-19 Sold (Public Records) $88,000 Public Records
• 2011-11-07 Sold (Public Records) $40,000 Public Records
• 1976-12-01 Sold (Public Records) $39,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $873 · +4.7% YoY. Source: county tax records.