2103 Lucaya Bnd Unit A2 · Coconut Creek, FL 33066

$90,000

2 bd · 2.0 ba · 1,307 sqft · Condo public records · 83 Days on market

Built 1980 $841/mo HOA · 40% 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).

• 1% rule +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

LOWEST CORNER MODEL ON THE MARKET with PREMIUM LAMINATE FLOORING THRU-OUT and Luscious GARDEN VIEW from the PLEXI-GLASS ENCLOSED PATIO with EXTRA CLOSET Plus STAINLESS STEEL SIDE BY SIDE REFRIGERATOR AND DISHWASHER in the EAT-IN KITCHEN with EXTRA COUNTER SPACE. This Floorplan has EXTRA WINDOWS in Both Large Bedrooms and in Both Bathrooms. STEPS TO THE NEW VILLAGE POOL WITH BBQ. ASSOCIATION REQUIRES ONE OCCUPANT 55+ WITH 15% DOWN Plus WYNMOOR INCOME FORMULA and a CREDIT SCORE OF 700 with $500 REFUNDABLE MOVE-IN FEE. Information Deemed Reliable but, Not Guaranteed.

Key facts

• Extra closet
• Eat-in kitchen
• Luscious garden view

Tags

• PREMIUM LAMINATE FLOORING
• LUSCIOUS GARDEN VIEW
• PLEXI-GLASS ENCLOSED PATIO
• EXTRA CLOSET
• STAINLESS STEEL DISHWASHER
• EAT-IN KITCHEN

Property features AI

Finance

• Other: Not a waterfront property; Senior community; No pets allowed; Owner-provided building area
• HOA & community: Monthly HOA fee; Association fee: $841 monthly; HOA includes cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, reserve funds, recreation facility, pool service; Amenities: clubhouse, fitness center, pool (including heated pool), spa/hot tub, sauna, tennis courts, pickleball and bocce courts, shuffleboard, jogging path, sidewalks, street lights, car wash area, storage, business center, cafe/restaurant, courtesy bus, recreation facilities, gated community, security, trash chute, elevator(s)

Exterior

• Parking: Assigned parking; Guest parking; Golf cart parking (1 parking space total)
• Security: Security guard; Security fence; Security patrol; Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Condominium; Resale property; 4-story building; Faces southwest
• Construction: Pre-cast concrete construction; Flat roof; Mansard roof
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Entrance foyer; Walk-in closets; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-71 ($-857/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.3% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 44% 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 $622 of loan paydown is wiped out by about $3k 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 83 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; HOA is 40% of rent.

Recommended offer $84,600 (6.0% 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 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.32% ✓
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 3.6

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: -31.9%
• Equity multiple: 0.03×
• Total profit: $-24,547
• Equity at exit: $13,419

10-year hold

• IRR: —
• Equity multiple: -0.91×
• Total profit: $-48,018
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$472
• Tax from tax record: −$371 /mo · $4,456/yr
• Insurance: −$38
• HOA: −$841
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-71

Break-even live

Break-even rent $2,180

Max offer price $89,123

Occupancy floor 98%

Sensitivity live

Price	-10% $250	-5% $219	+0% $-71	+5% $-97	+10% $-122
Rent	-10% $-236	-5% $-154	+0% $-71	+5% $11	+10% $94
Rate	-1.0pp $-26	-0.5pp $-49	base $-71	+0.5pp $-95	+1.0pp $-118

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2202 Lucaya Bnd Unit G4 Coconut Creek, FL	2.0	2.0	1156	$1,600	$1.38	26d	1	0.06mi
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	21d	1	0.08mi
2304 Lucaya Ln Unit L4 Coconut Creek, FL	2.0	2.0	1156	$2,300	$1.99	7d	1	0.14mi
2304 Lucaya Ln Coconut Creek, FL	2.0	2.0	1156	$2,100	$1.82	17d	1	0.14mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	4d	1	0.19mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	26d	1	0.30mi
2402 Antigua Cir Unit D1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	16d	1	0.33mi
2047 NW 45th Ave Coconut Creek, FL	3.0	2.5	1540	$2,750	$1.79	24d	1	0.35mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.36mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	26d	1	0.37mi
3760 NW 19th St Coconut Creek, FL	3.0	2.0	1440	$3,500	$2.43	26d	1	0.38mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	9d	1	0.40mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	26d	1	0.40mi
2901 Victoria Cir Unit H4 Coconut Creek, FL	2.0	2.0	1156	$1,700	$1.47	1d	1	0.40mi
2501 Antigua Ter Unit D2 Coconut Creek, FL	2.0	2.0	1160	$1,900	$1.64	26d	1	0.44mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.46mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$2,405	$2.15	1d	13	0.47mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	26d	1	0.53mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	26d	1	0.54mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	26d	1	0.58mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	26d	1	0.58mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	26d	1	0.61mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	26d	1	0.61mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	17d	1	0.63mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	4d	1	0.63mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	14d	1	0.63mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	9d	1	0.63mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	5d	1	0.63mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	7d	1	0.63mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	7d	1	0.64mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	26d	1	0.67mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	24d	1	0.67mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	26d	1	0.67mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	26d	1	0.69mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	26d	2	0.70mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	14d	2	0.70mi
4301 Martinique Cir Unit K1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	26d	1	0.73mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	6d	1	0.74mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	26d	1	0.74mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	26d	1	0.74mi

HOA detail condo

• Monthly dues: $841 · $10,092/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-03
   status $90,000 Pending 83 DOM
2. 2026-06-02
   days on market $90,000 Active 83 DOM
3. 2026-06-01
   days on market $90,000 Active 82 DOM
4. 2026-05-31
   days on market $90,000 Active 81 DOM
5. 2026-05-18
   price $90,000
6. 2025-11-27
   listed $115,000 Active
7. 2024-09-30
   historical
8. 2024-07-17
   price $167,500
9. 2024-07-15
   status Active
10. 2024-05-20
    price $169,999
11. 2024-04-30
    price $179,999
12. 2024-04-10
    listed $189,000 Active
13. 1981-01-01
    soldstatus $70,800

ⓘ 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: $4,456 · $371/mo
• Projected year-2 tax: $4,456 · $371/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,069
• − Mortgage interest: −$5,041
• − Property taxes: −$4,456
• − Insurance: −$450
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$10,092
• − Depreciation: −$2,618
• Taxable loss: −$1,599
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $-473/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

+27.1% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $90,000 Beaches MLS
• 2025-11-27 Listed $115,000 Beaches MLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-07-17 Price Changed $167,500 MARMLS
• 2024-07-15 Relisted — MARMLS
• 2024-05-20 Price Changed $169,999 MARMLS
• 2024-04-30 Price Changed $179,999 MARMLS
• 2024-04-10 Listed $189,000 MARMLS
• 1981-01-01 Sold (Public Records) $70,800 Public Records

Property tax history

+16.0%/yr

Latest (2025): $4,456 · -7.6% YoY. Source: county tax records.