2202 Lucaya Unit D4 · Coconut Creek, FL 33066

$104,900

2 bd · 2.0 ba · 1,161 sqft · Condo public records · 50 Days on market

Built 1980 $729/mo HOA · 35% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• 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

Located on the top floor with a lake view, features a stylish jalousie glass enclosure and modern all-tile flooring, creating a sleek, carpet-free environment. This unfurnished gem allows you to customize your space and comes equipped with high-end stainless-steel mircowave and a French-style refrigerator, white glass top stove. Enjoy hurricane impact doors and windows for added safety and a recently installed air conditioning unit from 2021 for year-round comfort. All assessments have been paid, adding tremendous value. Please note that at least one occupant must be 55 or older, and good credit and verified income are required by the association. Don’t miss out on this incredible cha

Key facts

• Lake view
• $729 HOA
• 154 parking spots

Tags

• LAKE VIEW
• JALOUSIE GLASS ENCLOSURE
• MODERN ALL-TILE FLOORING
• FRENCH-STYLE REFRIGERATOR
• WHITE GLASS TOP STOVE
• HURRICANE IMPACT DOORS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land lease community
• HOA & community: Association: LUCAYA VILLAGE II; Monthly HOA fee (reported); Association amenities include billiard room, car wash area, fitness center, golf course, pool, storage, trash chute, bike storage, bocce ball, cafe/restaurant, pickleball courts, and on-site security; HOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, elevator, and legal/accounting

Exterior

• Parking: Assigned parking; Guest parking; Golf cart parking (154 total parking spaces)
• Security: Security guard; Security fence; Security patrol
• Utilities: Cable available
• Home design: Condominium; Resale; Faces east; 4-story building; Standard builder model
• Construction: CBS and pre-cast concrete construction; Built as part of a 4-story building
• Exterior features: Porch with glass enclosure; Waterfront property (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Stacked bedroom layout
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 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); 326 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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 50 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 4.3

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: -5.8%
• Equity multiple: 0.80×
• Total profit: $-5,998
• Equity at exit: $15,641

10-year hold

• IRR: -3.6%
• Equity multiple: 0.82×
• Total profit: $-5,399
• Equity at exit: $9,070

Cash invested: $29,372 (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: 326
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$550
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$44
• HOA: −$729
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $261

Break-even live

Break-even rent $1,724

Max offer price $104,900

Occupancy floor 82%

Sensitivity live

Price	-10% $320	-5% $290	+0% $261	+5% $231	+10% $201
Rent	-10% $98	-5% $179	+0% $261	+5% $342	+10% $423
Rate	-1.0pp $313	-0.5pp $287	base $261	+0.5pp $233	+1.0pp $206

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: $26,225
• Closing costs: $3,147
• 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	25d	1	0.00mi
2304 Lucaya Ln Unit L4 Coconut Creek, FL	2.0	2.0	1156	$2,300	$1.99	6d	1	0.08mi
2304 Lucaya Ln Coconut Creek, FL	2.0	2.0	1156	$2,100	$1.82	15d	1	0.08mi
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	20d	1	0.14mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	2d	1	0.15mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	25d	1	0.27mi
2402 Antigua Cir Unit D1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	15d	1	0.28mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	25d	1	0.35mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	25d	1	0.37mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.40mi
2501 Antigua Ter Unit D2 Coconut Creek, FL	2.0	2.0	1160	$1,900	$1.64	25d	1	0.40mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$2,375	$2.12	2d	12	0.41mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	25d	1	0.43mi
3760 NW 19th St Coconut Creek, FL	3.0	2.0	1440	$3,500	$2.43	25d	1	0.44mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	8d	1	0.45mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	25d	1	0.45mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	19d	1	0.48mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.50mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	25d	1	0.54mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	2d	1	0.57mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	15d	1	0.57mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	12d	1	0.57mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	8d	1	0.57mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.57mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	25d	1	0.57mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	25d	1	0.58mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	5d	1	0.63mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	4d	1	0.63mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	6d	1	0.63mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	25d	1	0.64mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	25d	1	0.66mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	22d	1	0.66mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	25d	1	0.66mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	25d	1	0.69mi
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	25d	1	0.72mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	25d	2	0.73mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	13d	2	0.73mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	25d	1	0.73mi
3050 NW 42nd Ave Unit C406 Coconut Creek, FL	2.0	2.0	1140	$2,100	$1.84	4d	1	0.73mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	25d	1	0.74mi

HOA detail condo

• Monthly dues: $729 · $8,748/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-05-13
   price $104,900
3. 2026-05-13
   status Active
4. 2026-05-09
   historical Active Under Contract
5. 2026-05-08
   status Active
6. 2026-04-07
   historical Active Under Contract
7. 2026-03-31
   status Active
8. 2026-03-12
   status Pending
9. 2025-09-12
   listed $115,900 Active
10. 1998-08-21
    soldstatus $77,300

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$397/yr (+$33/mo · 83.8%)

ⓘ 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 · 24 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: $24,651
• − Mortgage interest: −$5,876
• − Property taxes: −$474
• − Insurance: −$524
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$8,748
• − Depreciation: −$3,052
• Taxable income: $2,033
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $2,639/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

+35.7% since first listed

10 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-05-13 Price Changed $104,900 Beaches MLS
• 2026-05-13 Relisted — Beaches MLS
• 2026-05-09 Contingent — Beaches MLS
• 2026-05-08 Relisted — Beaches MLS
• 2026-04-07 Contingent — Beaches MLS
• 2026-03-31 Relisted — Beaches MLS
• 2026-03-12 Pending — Beaches MLS
• 2025-09-12 Listed $115,900 Beaches MLS
• 1998-08-21 Sold (Public Records) $77,300 Public Records

Property tax history

+4.4%/yr

Latest (2025): $474 · +8.3% YoY. Source: county tax records.