2614 Nassau Bnd Unit D2 · Coconut Creek, FL 33066

$105,000

1 bd · 1.0 ba · 661 sqft · Condo public records · 49 Days on market

Built 1976 $568/mo HOA · 33% of rent

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Why this score? — see what drove the C 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 +18.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

CAN BE SOLD FURNISHED. .. JUST BRING YOUR TOOTHBRUSH! SHOWS LIKE A MODEL. EXPANDED FLOOR PLAN WITH MORE LIVING SPACE. LOADS OF UPDATES & UPGRADES INCLUDING LAMINATE FLOORING THROUGHOUT, IMPACT WINDOWS A NEW FRONT DOOR, NEWER APPLIANCES, NEW SINK WITH FILTER, NEWER WATER HEATER & ELECTRIC PANEL, CUSTOM CLOSETS, A/C 2018 & NO POPCORN CEILINGS. WASHER/DRYER NEXT DOOR. BUILDING HAS A LIFT/ELEVATOR. TWO GUARD GATED ENTRIES & AS SOON AS YOU DRIVE IN YOU WILL APPRECIATE THE BEAUTIFUL LUSH LANDSCAPING & LAKES WITH FOUNTAINS. AMENITIES INCLUDE NUMEROUS POOLS, CLUBHOUSE, CLASSES, A RESTAURANT, THEATRE, FITNESS CENTER, GOLF, TENNIS, PICKLEBALL, BOCCI, BILLIARDS, BUS SERVI

Key facts

• Laminate flooring
• Newer appliances
• Expanded floor plan

Tags

• EXPANDED FLOOR PLAN
• LAMINATE FLOORING
• IMPACT WINDOWS
• NEW FRONT DOOR
• NEWER APPLIANCES
• NEW SINK WITH FILTER

Property features AI

Finance

• Other: Association fee paid monthly
• Financial info: Monthly association fee
• HOA & community: Has association; Monthly HOA covers maintenance for grounds and structure, pest control, sewer, trash, water, common areas, and roof repairs; Community amenities include billiard room, clubhouse, car wash area, fitness center, picnic area, pool, shuffleboard, spa/hot tub, storage, bike storage, cafe/restaurant, pickleball courts, security, and maintenance; Senior community

Exterior

• Parking: Guest parking
• Security: Security fence; Security patrol
• Utilities: Cable available
• Home design: Condominium; Resale condition; 2-story building; Unit faces south
• Construction: Block construction
• Exterior features: Second-floor entry with foyer entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Water purifier
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Furnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 7.5% 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.
• 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); 333 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $726 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 49 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $105k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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 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: 1.62% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 5.2

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: -14.8%
• Equity multiple: 0.50×
• Total profit: $-14,811
• Equity at exit: $15,656

10-year hold

• IRR: -17.6%
• Equity multiple: 0.25×
• Total profit: $-21,938
• Equity at exit: $9,078

Cash invested: $29,400 (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: 333
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$551
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$44
• HOA: −$568
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $107

Break-even live

Break-even rent $1,561

Max offer price $105,000

Occupancy floor 89%

Sensitivity live

Price	-10% $167	-5% $137	+0% $107	+5% $78	+10% $48
Rent	-10% $-27	-5% $40	+0% $107	+5% $174	+10% $241
Rate	-1.0pp $160	-0.5pp $134	base $107	+0.5pp $80	+1.0pp $52

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	26d	1	0.07mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	5d	1	0.27mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	26d	2	0.28mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	15d	2	0.28mi
4501 Martinique Way Unit C1 Coconut Creek, FL	1.0	1.0	495	$1,500	$3.03	26d	1	0.49mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	6d	1	0.68mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	26d	2	0.73mi
701 Lyons Rd #13206 Coconut Creek, FL	1.0	1.0	620	$1,750	$2.82	22d	1	0.75mi
641 Lyons Rd #11203 Coconut Creek, FL	1.0	1.0	730	$1,750	$2.40	26d	1	0.76mi
631 Lyons Rd #12205 Coconut Creek, FL	1.0	1.0	620	$1,950	$3.15	24d	1	0.79mi
631 Lyons Rd Coconut Creek, FL	1.0	1.0	620	$1,845	$2.98	10d	2	0.79mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	26d	1	0.82mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	4d	15	1.02mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	1d	19	1.19mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	26d	35	1.19mi
412 Lakeside Dr #223 Margate, FL	2.0	1.0	630	$1,800	$2.86	17d	1	1.23mi
5750 Lakeside Dr Margate, FL	1.0–3.0	1.0–2.0	862	$1,897	$2.20	0d	10	1.25mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	26d	1	1.37mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	5d	1	1.37mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Likely covers: waterelectriclandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-03-31
   historical Active Under Contract
3. 2025-10-24
   listed $105,000 Active
4. 2018-07-17
   soldstatus $49,000
5. 2003-08-29
   soldstatus $40,000
6. 1979-05-01
   soldstatus $55,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$23/yr (+$2/mo · 2.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 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: $20,361
• − Mortgage interest: −$5,882
• − Property taxes: −$848
• − Insurance: −$525
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$6,816
• − Depreciation: −$3,055
• Taxable loss: −$22
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $1,294/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

+90.9% since first listed

6 events — show timeline

• 2026-04-29 Pending — Beaches MLS
• 2026-03-31 Contingent — Beaches MLS
• 2025-10-24 Listed $105,000 Beaches MLS
• 2018-07-17 Sold (Public Records) $49,000 Public Records
• 2003-08-29 Sold (Public Records) $40,000 Public Records
• 1979-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $848 · +4.3% YoY. Source: county tax records.