5570 NW 61st St #930 · Coconut Creek, FL 33073

$186,900

1 bd · 1.0 ba · 846 sqft · Condo public records · 34 Days on market

Built 1999 $477/mo HOA · 24% of rent

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• 1% rule +5.6/10.0
• Appreciation +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks

Don't miss this one. Remodeled 1BR/1BA in one of Coconut Creek's most sought-after gated communities. Spacious 846 sq ft unit at Club Caribe features a completely updated kitchen, in-unit washer/dryer, brand-new floors, new AC, and a private balcony flooded with natural light. Move-in ready and turnkey, this is the kind of property that checks every box before you even walk through the door. Perfect for an investor, the first-time buyer building equity, or the snowbird who wants a South Florida retreat that pays for itself. The gated community offers resort-style amenities: a pool, hot tub, tennis court, an updated gym, and a children's playground, all in a pet-friendly community. Located m

Key facts

• Gated community
• Private balcony
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• IN UNIT WASHER DRYER
• PRIVATE BALCONY
• GATED COMMUNITY
• RESORT STYLE AMENITIES
• POOL

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions (conditional)
• HOA & community: Monthly association fee of $477; Association covers amenities, common areas, grounds maintenance, structure maintenance, pool(s), reserve fund, roof, sewer, trash and water; Community amenities include clubhouse, fitness center, playground, pool and elevators

Exterior

• Parking: Guest parking; One assigned space
• Security: Security guard
• Utilities: Water included in association; Sewer included in association; Trash included in association; Power available
• Home design: Attached property; 3-story building; Entry on third floor; Updated/remodeled
• Construction: Block construction; Resale
• Exterior features: Balcony (open); Exterior lighting; Association pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Hardwood; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Third-floor entry; Hardwood / wood flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $187k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (28.4% below list).
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $134k (28.4% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising (+1.6%/yr); 150 active listings in the ZIP; 25 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; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k 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 34 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Watch-outs: HOA is 24% 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 $133,799 (28.4% 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 34 days. Have you received any prior offers? Is the seller open to a 28% 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: 1.06% ✓
• Cap rate: 4.36%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 7.9

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: -14.9%
• Equity multiple: 0.36×
• Total profit: $-33,566
• Equity at exit: $47,177

10-year hold

• IRR: -9.8%
• Equity multiple: 0.13×
• Total profit: $-45,741
• Equity at exit: $51,318

Cash invested: $52,332 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$980
• Tax from tax record: −$326 /mo · $3,907/yr
• Insurance: −$78
• HOA: −$477
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-301

Break-even live

Break-even rent $2,355

Max offer price $133,799

Occupancy floor —

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5570 NW 61st St #902 Coconut Creek, FL	2.0	1.0	1015	$1,900	$1.87	20d	1	0.03mi
5580 NW 61st St #627 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	0.06mi
5590 NW 61st St #832 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	0.07mi
5620 NW 61st St #1201 Coconut Creek, FL	2.0	1.0	1015	$2,200	$2.17	24d	1	0.10mi
5500 NW 61st St Unit 04 402 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	20d	1	0.13mi
5500 NW 61st St Unit 13 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	3d	1	0.13mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$2,195	$1.89	3d	34	0.27mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,120	$2.01	4d	1	0.40mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,102	$1.99	22d	1	0.40mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$1,758	$1.64	2d	47	0.83mi
4840 N State Road 7 #6101 Coconut Creek, FL	1.0	1.0	703	$1,700	$2.42	24d	1	0.84mi
4836 N State Road 7 #5207 Coconut Creek, FL	1.0	1.0	703	$1,800	$2.56	24d	1	0.87mi
4856 N State Road 7 Coconut Creek, FL	2.0	2.5	967	$2,250	$2.33	24d	1	0.88mi
4856 N State Road 7 #1303 Coconut Creek, FL	2.0	2.0	967	$2,295	$2.37	24d	1	0.91mi
4856 N State Road 7 #1207 Coconut Creek, FL	2.0	2.0	967	$2,350	$2.43	24d	1	0.91mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$2,042	$1.63	3d	32	0.91mi
4828 N State Road 7 #8205 Coconut Creek, FL	2.0	2.0	967	$2,250	$2.33	24d	1	0.94mi
4828 N State Road 7 #8306 Coconut Creek, FL	2.0	2.0	967	$2,200	$2.28	5d	1	0.94mi
4808 N State Road 7 #13201 Coconut Creek, FL	1.0	1.0	684	$1,700	$2.49	16d	1	0.96mi
4812 N State Road 7 #12202 Coconut Creek, FL	1.0	1.0	703	$1,700	$2.42	7d	1	0.98mi
5401 Wiles Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1078	$2,200	$2.04	2d	1	1.07mi
5001 Wiles Rd #105 Coconut Creek, FL	1.0	1.0	778	$1,800	$2.31	18d	1	1.11mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,029	$1.89	1d	28	1.16mi
6150 Wiles Rd Coral Springs, FL	1.0–3.0	1.0–2.0	1115	$1,960	$1.76	2d	16	1.32mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$1,955	$1.75	2d	17	1.45mi

HOA detail condo

• Monthly dues: $477 · $5,724/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $186,900 Active 34 DOM
2. 2026-06-17
   days on market $186,900 Active 33 DOM
3. 2026-06-16
   days on market $186,900 Active 32 DOM
4. 2026-06-15
   days on market $186,900 Active 31 DOM
5. 2026-06-13
   days on market $186,900 Active 29 DOM
6. 2026-06-09
   days on market $186,900 Active 25 DOM
7. 2026-06-08
   days on market $186,900 Active 24 DOM
8. 2026-06-07
   days on market $186,900 Active 23 DOM
9. 2026-06-04
   days on market $186,900 Active 20 DOM
10. 2026-06-03
    days on market $186,900 Active 19 DOM
11. 2026-06-02
    days on market $186,900 Active 18 DOM
12. 2026-06-01
    days on market $186,900 Active 17 DOM
13. 2026-05-31
    days on market $186,900 Active 16 DOM
14. 2026-05-15
    historical
15. 2026-05-15
    listed $186,900 Active
16. 2026-05-14
    price $186,900
17. 2026-04-27
    price $189,900
18. 2026-04-10
    price $199,900
19. 2026-03-26
    listed $204,900 Active
20. 2024-03-29
    historical $1,750
21. 2024-03-13
    listed $1,750
22. 2024-03-09
    historical $1,750
23. 2024-02-14
    price $1,750
24. 2024-01-18
    price $1,845
25. 2024-01-11
    price $1,895
26. 2023-12-31
    listed $1,995

ⓘ 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: $3,907 · $326/mo
• Projected year-2 tax: $3,907 · $326/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 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: $23,696
• − Mortgage interest: −$10,469
• − Property taxes: −$3,907
• − Insurance: −$934
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$5,724
• − Depreciation: −$5,437
• Taxable loss: −$6,567
• Est. tax savings @ 24.0%: +$1,576
• After-tax cash flow: $-2,031/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): 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

+9268.4% since first listed

13 events — show timeline

• 2026-05-15 Listed $186,900 MARMLS
• 2026-05-15 Listing Removed — MARMLS
• 2026-05-14 Price Changed $186,900 MARMLS
• 2026-04-27 Price Changed $189,900 MARMLS
• 2026-04-10 Price Changed $199,900 MARMLS
• 2026-03-26 Listed $204,900 MARMLS
• 2024-03-29 Rental Removed $1,750 MARMLS
• 2024-03-13 Listed for Rent $1,750 MARMLS
• 2024-03-09 Rental Removed $1,750 MARMLS
• 2024-02-14 Price Changed $1,750 MARMLS
• 2024-01-18 Price Changed $1,845 MARMLS
• 2024-01-11 Price Changed $1,895 MARMLS
• 2023-12-31 Listed for Rent $1,995 MARMLS

Property tax history

+10.3%/yr

Latest (2025): $3,907 · +1.3% YoY. Source: county tax records.