22970 Oxford Pl Unit D · Coconut Creek, FL 33433

$360,000

2 bd · 2.5 ba · 1,302 sqft · Townhouse public records · 115 Days on market

Built 1985 1,224 sqft lot Est $329k · 9% over $330/mo HOA · 10% of rent

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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 +14.0/30.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• ARV discount +3.3/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALL THIS BEAUTY HOME!!OVERLOOK PRIVATE COURTYARD OR GARDENS SCREENEED PORCH UPSTAIRS, TILE DOWNSTAIRS. .GREAT SCHOOLS AND COMM AMMENTIES

Key facts

• $330 HOA
• Community pool
• Built 1985

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: No additional financial details provided
• HOA & community: Homeowners association with monthly fee; HOA fee approximately $330 per month; Community amenities include clubhouse, pool, and tennis courts; HOA fee covers common areas

Exterior

• Parking: Parking details not provided
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Townhouse; Two-story; Resale property; Faces east
• Construction: Built with concrete block (CBS construction); Total building area approximately 1,403 (source: appraiser)
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Owned water purifier
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total); 1 bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features reported
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $360k.

Deal economics

• At list price, monthly cash flow is $48 ($573/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (11.3% below list).
• Recommended offer: $319k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hammock Pointe Elementary School (math 61% / reading 63%, grade B, #608 of 2,144 statewide, top 29%, 958 students, 42% FRL); Omni Middle School (math 66% / reading 66%, grade A-, #93 of 571 statewide, top 16%, 1,128 students, 29% FRL); Spanish River Community High School (math 64% / reading 74%, grade B, #63 of 667 statewide, top 10%, 2,578 students, 25% FRL) — zoned schools average 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 66% at this address vs 50% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 436 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• At $3,193/mo this rent would consume 46% of the median local household income ($84k/yr) (locally 2900% 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 $11k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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.
• Current owner paid $133k; list at $360k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $319,326 (11.3% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 11% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $329,406
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7970 La Mirada Dr #1	0.41mi	2/2.0	1,300 (-0%)	3mo	$329,000	$253	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-63,608
• Equity at exit: $53,677

10-year hold

• IRR: -17.1%
• Equity multiple: 0.17×
• Total profit: $-83,810
• Equity at exit: $31,126

Cash invested: $100,800 (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 33433

• Rents YoY: 0.3%
• Active inventory: 436
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,193 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$150
• HOA: −$330
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $48

Break-even live

Break-even rent $3,133

Max offer price $360,000

Occupancy floor 94%

Sensitivity live

Price	-10% $252	-5% $150	+0% $48	+5% $-54	+10% $-156
Rent	-10% $-204	-5% $-78	+0% $48	+5% $174	+10% $300
Rate	-1.0pp $229	-0.5pp $139	base $48	+0.5pp $-46	+1.0pp $-140

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23106 Oxford Pl Unit D Boca Raton, FL	2.0	2.5	1302	$2,600	$2.00	7d	1	0.10mi
8099 Severn Dr Unit D Boca Raton, FL	2.0	2.5	1302	$2,600	$2.00	12d	1	0.21mi
7906 Granada Pl #1201 Boca Raton, FL	2.0	2.0	1309	$3,950	$3.02	12d	1	0.22mi
7875 La Mirada Dr Boca Raton, FL	2.0	2.0	1300	$5,700	$4.38	23d	1	0.25mi
8117 Severn Dr Unit C Boca Raton, FL	2.0	2.5	1302	$2,350	$1.80	26d	1	0.25mi
8206 Severn Dr Unit C Boca Raton, FL	3.0	3.0	1364	$2,950	$2.16	26d	1	0.26mi
7865 La Mirada Dr Boca Raton, FL	3.0	2.5	1823	$5,500	$3.02	26d	1	0.27mi
7870 Granada Pl #602 Boca Raton, FL	2.0	2.0	1373	$3,500	$2.55	18d	1	0.27mi
8123 Severn Dr Unit C Boca Raton, FL	2.0	2.5	1302	$2,550	$1.96	20d	1	0.27mi
8254 Severn Dr Unit A Boca Raton, FL	3.0	3.0	1364	$2,700	$1.98	9d	1	0.29mi
8165 Severn Dr Unit D Boca Raton, FL	2.0	2.5	1302	$2,400	$1.84	26d	1	0.31mi
7773 La Mirada Dr Boca Raton, FL	2.0	2.0	1300	$4,500	$3.46	12d	1	0.32mi
8273 Severn Dr Unit D Boca Raton, FL	2.0	2.5	1302	$2,450	$1.88	5d	1	0.33mi
8353 Trent Ct Unit C Boca Raton, FL	2.0	2.5	1312	$2,400	$1.83	26d	1	0.33mi
8285 Severn Dr Unit B Boca Raton, FL	2.0	2.5	1302	$2,500	$1.92	26d	1	0.33mi
7935 La Mirada Dr Boca Raton, FL	3.0	2.0	1572	$3,650	$2.32	14d	1	0.35mi
8361 Trent Ct Unit A Boca Raton, FL	2.0	2.5	1302	$2,475	$1.90	7d	1	0.35mi
22710 Meridiana Dr Boca Raton, FL	2.0	2.0	1327	$3,200	$2.41	26d	1	0.35mi
7743 La Mirada Dr Boca Raton, FL	3.0	2.0	1572	$4,888	$3.11	1d	1	0.38mi
7741 La Mirada Dr Boca Raton, FL	2.0	2.0	1300	$3,700	$2.85	15d	1	0.38mi
22667 Meridiana Dr Boca Raton, FL	2.0	2.0	1616	$3,300	$2.04	16d	1	0.44mi
7546 La Paz Blvd #108 Boca Raton, FL	3.0	2.0	1742	$3,800	$2.18	9d	1	0.49mi
7644 Elmridge Dr Boca Raton, FL	2.0	2.0	1629	$3,600	$2.21	26d	1	0.53mi
7535 La Paz Blvd #307 Boca Raton, FL	2.0	2.0	1208	$2,200	$1.82	26d	1	0.56mi
7507 La Paz Blvd #407 Boca Raton, FL	2.0	2.0	1382	$2,750	$1.99	26d	1	0.61mi
7582 Regency Lake Dr Boca Raton, FL	3.0	2.5	1595	$4,600	$2.88	16d	1	0.68mi
7484 La Paz Blvd #101 Boca Raton, FL	3.0	3.0	1710	$4,000	$2.34	26d	1	0.70mi
7460 La Paz Blvd Boca Raton, FL	1.0–2.0	1.5–2.0	1206	$5,000	$4.15	3d	2	0.71mi
7460 La Paz Blvd Boca Raton, FL	1.0–3.0	1.5–3.0	1206	$3,950	$3.28	26d	2	0.71mi
7460 La Paz Blvd Boca Raton, FL	1.0–2.0	1.5–2.0	1206	$5,000	$4.15	22d	1	0.71mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	26d	1	0.72mi
22800 SW 54th Way Boca Raton, FL	3.0	2.0	1554	$3,400	$2.19	18d	1	0.76mi
7890 Lago del Mar Dr #142 Boca Raton, FL	3.0	2.5	1420	$3,600	$2.54	26d	1	0.77mi
7690 Lago del Mar Dr #410 Boca Raton, FL	3.0	2.5	1600	$3,750	$2.34	26d	1	0.83mi
22365 Dorado Dr Boca Raton, FL	3.0	2.0	1871	$2,200	$1.18	26d	1	0.83mi
7218 Panache Way Boca Raton, FL	3.0	2.5	1614	$3,900	$2.42	5d	1	0.85mi
7218 Panache Way Boca Raton, FL	3.0	2.5	1614	$3,900	$2.42	18d	1	0.85mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	18d	1	0.86mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	6d	2	0.94mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	15d	1	0.95mi

HOA detail

• Monthly dues: $330 · $3,960/yr

Listing history 24 events

1. 2026-06-21
   days on market $360,000 Active 115 DOM
2. 2026-06-18
   days on market $360,000 Active 112 DOM
3. 2026-06-17
   days on market $360,000 Active 111 DOM
4. 2026-06-16
   days on market $360,000 Active 110 DOM
5. 2026-06-15
   days on market $360,000 Active 109 DOM
6. 2026-06-13
   days on market $360,000 Active 107 DOM
7. 2026-06-09
   days on market $360,000 Active 103 DOM
8. 2026-06-08
   days on market $360,000 Active 102 DOM
9. 2026-06-07
   days on market $360,000 Active 101 DOM
10. 2026-06-04
    days on market $360,000 Active 98 DOM
11. 2026-06-03
    days on market $360,000 Active 97 DOM
12. 2026-06-02
    days on market $360,000 Active 96 DOM
13. 2026-06-01
    days on market $360,000 Active 95 DOM
14. 2026-05-31
    days on market $360,000 Active 94 DOM
15. 2026-05-18
    price $360,000
16. 2026-02-24
    listed $370,000 Active
17. 2025-09-03
    historical
18. 2025-08-23
    listed $249,000 Active
19. 2003-02-14
    soldstatus $133,000
20. 2003-02-13
    soldstatus $133,000 137-char remark

    Show marketing remark (137 chars)

    CALL THIS BEAUTY HOME!!OVERLOOK PRIVATE COURTYARD OR GARDENS SCREENEED PORCH UPSTAIRS, TILE DOWNSTAIRS. .GREAT SCHOOLS AND COMM AMMENTIES

21. 2003-01-05
    historical 137-char remark

    Show marketing remark (137 chars)

    CALL THIS BEAUTY HOME!!OVERLOOK PRIVATE COURTYARD OR GARDENS SCREENEED PORCH UPSTAIRS, TILE DOWNSTAIRS. .GREAT SCHOOLS AND COMM AMMENTIES

22. 2003-01-02
    listed $129,900 137-char remark

    Show marketing remark (137 chars)

    CALL THIS BEAUTY HOME!!OVERLOOK PRIVATE COURTYARD OR GARDENS SCREENEED PORCH UPSTAIRS, TILE DOWNSTAIRS. .GREAT SCHOOLS AND COMM AMMENTIES

23. 1994-07-28
    soldstatus $74,000
24. 1993-07-01
    soldstatus $71,000

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$1,704/yr (+$142/mo · 132.7%)

ⓘ 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 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,319
• − Mortgage interest: −$20,166
• − Property taxes: −$1,284
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,066
• − Management: −$3,066
• − HOA: −$3,960
• − Depreciation: −$10,473
• Taxable loss: −$5,494
• Est. tax savings @ 24.0%: +$1,319
• After-tax cash flow: $1,892/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: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 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

• County: Palm Beach County · 1,438,312 people
• City population: 50,557
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 47,005
• Household income: $84,091
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2900.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 15% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Russian 3%
• Foreign-born: 27% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 15% Other Indo-European 10% Russian/Polish/Slavic 3%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.85%
• Current HPI: 306.738
• Rent YoY: ▲ 0.33%
• 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

+407.0% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $360,000 Beaches MLS
• 2026-02-24 Listed $370,000 Beaches MLS
• 2025-09-03 Listing Removed — Beaches MLS
• 2025-08-23 Listed $249,000 Beaches MLS
• 2003-02-14 Sold (Public Records) $133,000 Public Records
• 2003-02-13 Sold (MLS) $133,000 Beaches MLS
• 2003-01-05 Listing Removed — Beaches MLS
• 2003-01-02 Listed $129,900 Beaches MLS
• 1994-07-28 Sold (Public Records) $74,000 Public Records
• 1993-07-01 Sold (Public Records) $71,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,284 · +3.9% YoY. Source: county tax records.