4111 Coral Tree Cir #327 · Coconut Creek, FL 33073

$225,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 23 Days on market

Built 1993 $675/mo HOA · 29% 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• 1% rule +5.5/10.0
• 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 +1.4/10.0

Listing remarks MLS

GREAT 3RD FLOOR CONDO IN TOWNSHIP*VERY PRIVATE AND SECULDED*SPLIT FLOOR PLAN*MASTER BEDROOM HUGE WALKING CLOSET AND SLIDING GLASS DOOR LEADING TO PATIO*WASHER AND DRYER IN UNIT*FRESHLY PAINTED*

Key facts

• Treetop views
• Rich wood cabinetry
• Easy elevator access

Tags

• TOP FLOOR
• EASY ELEVATOR ACCESS
• PRIVATE SCREENED-IN BALCONY
• TREETOP VIEWS
• UPDATED EAT-IN KITCHEN
• RICH WOOD CABINETRY

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee of $675; Association amenities include clubhouse, pool, and elevator(s); HOA covers common areas, cable TV, insurance, internet, grounds maintenance, structure maintenance, roof, sewer, and water

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available
• Home design: Attached property; 3 stories; Entry on third floor
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Storm/security shutters; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Self-cleaning oven; Refrigerator; Eat-in kitchen
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s); Programmable thermostat
• Interior features: Eat-in kitchen; Living/dining room; Split bedroom layout; Third-floor entry; Vaulted ceilings; Walk-in closet(s); Elevator; Blinds and drapes; Impact glass windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (23.9% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $171k (23.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.7% in Coconut Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $2k 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 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $165k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,303 (23.9% 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. 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. 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 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: 1.05% ✓
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• 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: -13.5%
• Equity multiple: 0.42×
• Total profit: $-36,746
• Equity at exit: $56,794

10-year hold

• IRR: -8.4%
• Equity multiple: 0.25×
• Total profit: $-47,228
• Equity at exit: $61,780

Cash invested: $63,000 (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: $2,364 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$223 /mo · $2,677/yr
• Insurance: −$94
• HOA: −$675
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-304

Break-even live

Break-even rent $2,749

Max offer price $171,303

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Coral Tree Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1124	$2,298	$2.04	1d	6	0.11mi
3859 Coral Tree Cir #308 Coconut Creek, FL	1.0	1.0	764	$1,700	$2.23	24d	1	0.19mi
3858 Coral Tree Cir #205 Coconut Creek, FL	1.0	1.0	764	$1,850	$2.42	3d	1	0.21mi
3857 Coral Tree Cir #204 Coconut Creek, FL	1.0	1.0	764	$1,850	$2.42	24d	1	0.23mi
3854 Lyons Rd Unit 201-5 Coconut Creek, FL	3.0	2.0	1258	$2,600	$2.07	24d	1	0.23mi
3830 Lyons Rd Unit 301-3 Coconut Creek, FL	3.0	2.0	1258	$2,395	$1.90	24d	1	0.26mi
3830 Lyons Rd Unit 110-3 Coconut Creek, FL	1.0	1.0	798	$1,675	$2.10	24d	1	0.26mi
3848 Lyons Rd Unit 205-1 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	24d	1	0.27mi
3870 Lyons Rd Unit 209-8 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	24d	1	0.31mi
3929 Carambola Cir N #2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	24d	1	0.43mi
2902 Carambola Cir N Unit 2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	24d	1	0.43mi
2923 Carambola Cir N Unit 2923 Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	10d	1	0.44mi
2649 Carambola Cir N Unit 1735 Coral Springs, FL	3.0	2.0	1120	$3,000	$2.68	24d	1	0.51mi
2649 Carambola Cir N Coral Springs, FL	3.0	2.0	1120	$2,900	$2.59	7d	1	0.51mi
2616 Carambola Cir N #1702 Coconut Creek, FL	2.0	2.0	1106	$2,750	$2.49	24d	1	0.51mi
2676 Carambola Cir N Unit N Coconut Creek, FL	2.0	2.0	978	$2,250	$2.30	3d	1	0.51mi
2678 Carambola Cir N #1762 Coconut Creek, FL	2.0	2.0	1120	$2,600	$2.32	24d	1	0.51mi
4484 Carambola Cir S #27321 Coconut Creek, FL	2.0	2.0	962	$2,000	$2.08	24d	1	0.54mi
4142 Cocoplum Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1129	$2,223	$1.97	1d	17	0.55mi
3346 Carambola Cir S Coconut Creek, FL	2.0	2.0	1484	$2,026	$1.37	24d	1	0.57mi
2511 Carambola Cir N #18102 Coconut Creek, FL	2.0	2.0	1106	$2,650	$2.40	20d	1	0.57mi
1877 Carambola Cir N Unit 1877 Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	24d	1	0.59mi
1877 Carambola Cir N Coconut Creek, FL	2.0	2.0	978	$2,300	$2.35	10d	1	0.59mi
4615 Carambola Cir S #27232 Coconut Creek, FL	2.0	2.5	1244	$2,550	$2.05	24d	1	0.60mi
4467 Carambola Cir S Coconut Creek, FL	3.0	2.0	1115	$2,375	$2.13	7d	1	0.64mi
3393 Carambola Cir S #2441 Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	14d	1	0.65mi
4854 Fishermans Dr Coconut Creek, FL	1.0–2.0	1.0–2.0	800	$2,400	$3.00	1d	13	0.67mi
3325 Carambola Cir S Unit S Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	3d	1	0.67mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,227	$2.39	7d	1	0.70mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,263	$2.41	16d	1	0.70mi
3961 Cocoplum Cir Unit F Coconut Creek, FL	2.0	2.5	1208	$2,200	$1.82	24d	1	0.71mi
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	1d	1	0.72mi
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	5d	1	0.72mi
2738 Carambola Cir S #1913 Coconut Creek, FL	3.0	2.0	1120	$2,300	$2.05	24d	1	0.73mi
3950 Cocoplum Cir #3638 Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	24d	1	0.74mi
3950 Cocoplum Cir Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	10d	1	0.74mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	22d	1	0.75mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	7d	1	0.75mi
3150 NW 42nd Ave Unit E401 Coconut Creek, FL	2.0	2.0	1340	$2,049	$1.53	24d	1	0.76mi
2407 Carambola Cir S Unit 2407 Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	7d	1	0.76mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $225,000 Active 23 DOM
2. 2026-06-17
   days on market $225,000 Active 22 DOM
3. 2026-06-16
   days on market $225,000 Active 21 DOM
4. 2026-06-15
   days on market $225,000 Active 20 DOM
5. 2026-06-13
   days on market $225,000 Active 18 DOM
6. 2026-06-09
   days on market $225,000 Active 14 DOM
7. 2026-06-08
   days on market $225,000 Active 13 DOM
8. 2026-06-07
   days on market $225,000 Active 12 DOM
9. 2026-06-04
   days on market $225,000 Active 9 DOM
10. 2026-06-03
    days on market $225,000 Active 8 DOM
11. 2026-06-02
    days on market $225,000 Active 7 DOM
12. 2026-06-01
    days on market $225,000 Active 6 DOM
13. 2026-05-31
    days on market $225,000 Active 5 DOM
14. 2026-05-26
    listed $225,000 Active
15. 2019-12-16
    soldstatus $165,000
16. 2015-10-29
    soldstatus $112,600
17. 2015-10-23
    soldstatus $112,500 193-char remark

    Show marketing remark (193 chars)

    GREAT 3RD FLOOR CONDO IN TOWNSHIP*VERY PRIVATE AND SECULDED*SPLIT FLOOR PLAN*MASTER BEDROOM HUGE WALKING CLOSET AND SLIDING GLASS DOOR LEADING TO PATIO*WASHER AND DRYER IN UNIT*FRESHLY PAINTED*

18. 2015-08-23
    listed $125,900 193-char remark

    Show marketing remark (193 chars)

    GREAT 3RD FLOOR CONDO IN TOWNSHIP*VERY PRIVATE AND SECULDED*SPLIT FLOOR PLAN*MASTER BEDROOM HUGE WALKING CLOSET AND SLIDING GLASS DOOR LEADING TO PATIO*WASHER AND DRYER IN UNIT*FRESHLY PAINTED*

19. 1997-11-07
    soldstatus $78,000

ⓘ 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: $2,677 · $223/mo
• Projected year-2 tax: $2,677 · $223/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 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: $28,372
• − Mortgage interest: −$12,603
• − Property taxes: −$2,677
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$8,100
• − Depreciation: −$6,545
• Taxable loss: −$7,219
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $-1,915/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

+188.5% since first listed

6 events — show timeline

• 2026-05-26 Listed $225,000 MARMLS
• 2019-12-16 Sold (Public Records) $165,000 Public Records
• 2015-10-29 Sold (Public Records) $112,600 Public Records
• 2015-10-23 Sold (MLS) $112,500 Beaches MLS
• 2015-08-23 Listed $125,900 Beaches MLS
• 1997-11-07 Sold (Public Records) $78,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,677 · +4.1% YoY. Source: county tax records.