3319 NW 64th Ct · Coconut Creek, FL 33073

$125,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 80 Days on market

Built 1981

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

GREAT RETIREMENT HOME. COTTAGE FEEL AND WHAT A GREAT DECK W/ DOCK. VIEW OF CANAL. SLIDING DOORS FROM MASTER AND VIEW OF WATER. FULL BATHS AND NEW TILE AND REFRIGERATOR AND ALL NEW LAMINATED WOOD FLOORS THRU-OUT. TAKE A LOOK AT THE PICS. GATED 55+ COMMUNIT Y. ENJOY THE LIFE!

Key facts

• Gated community
• New swimming pool
• Close to hospitals

Tags

• GATED COMMUNITY
• COMPLETELY RENOVATED
• STAINLESS STEEL APPLIANCES
• NEW SWIMMING POOL
• CLOSE TO MAJOR HIGHWAYS
• CLOSE TO HOSPITALS

Property features AI

Finance

• Other: Located in a senior community; Private maintained asphalt road frontage
• Financial info: Pets allowed with breed restrictions; Land lease amount $1,053.59 per month
• HOA & community: Land lease monthly fee (land lease exists, expires 2030-03-02)

Exterior

• Parking: Aggregate parking surface; 2 open parking spaces (total 2)
• Security: Key card entry; Security lights; Gated (no guard)
• Utilities: Public water; Public sewer; Electricity connected; Water available; Sewer available
• Home design: Mobile home (Double Wide, model TWIN); One story; Resale condition; Faces north
• Construction: Brick, cement siding and vinyl siding exterior; Shingle roof; Block/combination/permanent foundation and slab; Brick skirt; Mobile dimensions approximately 44 ft by 44 ft; Mobile home remains on site
• Exterior features: Deck; Fencing (see remarks); No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Trash compactor
• 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 electric cooling
• Interior features: Walk-in closets; Electric fireplace; Blinds; Furnished
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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: Tradewinds Elementary School (math 49% / reading 55%, grade C-, #990 of 2,144 statewide, top 48%, 972 students, 60% FRL); Lyons Creek Middle School (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,757 students, 60% FRL); Monarch High School (math 26% / reading 50%, grade F, #328 of 667 statewide, top 50%, 2,344 students, 54% FRL).
• Market conditions: Rents rising (+1.6%/yr); 155 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 34% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $864 of loan paydown is wiped out by about $964 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.
• At projected returns (-0.8% appreciation + 1.6% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $125k implies a 594% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.23% ✓
• Cap rate: 19.11%
• Cash-on-cash: 45.77%
• DSCR: 3.04
• GRM: 3.7

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: 44.6%
• Equity multiple: 3.09×
• Total profit: $73,194
• Equity at exit: $31,552

10-year hold

• IRR: 47.6%
• Equity multiple: 5.85×
• Total profit: $169,919
• Equity at exit: $34,322

Cash invested: $35,000 (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: 155
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,783 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $1,335

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,421	-5% $1,378	+0% $1,335	+5% $1,292	+10% $1,249
Rent	-10% $1,115	-5% $1,225	+0% $1,335	+5% $1,445	+10% $1,555
Rate	-1.0pp $1,398	-0.5pp $1,367	base $1,335	+0.5pp $1,303	+1.0pp $1,270

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	25d	1	0.11mi
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,417	$2.14	0d	13	0.52mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	0d	7	0.60mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,409	$2.25	9d	1	0.63mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	23d	1	0.63mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	4d	1	0.63mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$2,642	$2.41	0d	17	0.63mi
4453 SW 11th Pl Deerfield Beach, FL	3.0	2.5	1386	$3,150	$2.27	23d	1	0.65mi
1186 SW 44th Ave Deerfield Beach, FL	3.0	2.0	1337	$2,875	$2.15	12d	1	0.74mi
1275 SW 48th Ter Unit 1275 Deerfield Beach, FL	2.0	2.0	1264	$2,600	$2.06	14d	1	0.79mi
1310 SW 48th Ter Unit 1310 Deerfield Beach, FL	3.0	2.0	1495	$3,900	$2.61	25d	1	0.81mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	21d	1	0.93mi
65 Centennial Ct Deerfield Beach, FL	3.0	2.0	1466	$3,000	$2.05	6d	1	0.96mi
1455 SW 48th Ter Unit 1455 Deerfield Beach, FL	3.0	2.5	1386	$2,790	$2.01	22d	1	0.97mi
11 Capitol Ct Unit 11 Deerfield Beach, FL	3.0	2.0	1375	$3,400	$2.47	25d	1	0.98mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,387	$2.73	0d	9	0.98mi
206 Congressional Way #206 Deerfield Beach, FL	2.0	2.0	1150	$2,600	$2.26	25d	1	1.02mi
710 Freedom Ct Deerfield Beach, FL	2.0	2.0	1151	$2,400	$2.09	25d	1	1.10mi
206 Lincoln Ct Deerfield Beach, FL	3.0	2.0	1150	$3,500	$3.04	25d	1	1.17mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,408	$2.25	0d	44	1.23mi
283 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,500	$2.56	25d	1	1.26mi
51 Tilford S Unit 51 Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	25d	1	1.27mi
315 NW 36th Ave Deerfield Beach, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	1.27mi
299 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,300	$2.36	3d	1	1.28mi
299 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,300	$2.36	0d	1	1.28mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	1.29mi
361 Tilford Q Unit Q Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	25d	1	1.31mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	18d	1	1.32mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	6d	1	1.32mi
539 NW 36th Ave #539 Deerfield Beach, FL	2.0	2.0	1032	$3,300	$3.20	25d	1	1.38mi
272 Tilford M Unit M Deerfield Beach, FL	2.0	1.5	820	$1,900	$2.32	25d	1	1.47mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $125,000 Pending 80 DOM
2. 2026-06-09
   days on market $125,000 Active 78 DOM
3. 2026-06-08
   days on market $125,000 Active 77 DOM
4. 2026-06-07
   days on market $125,000 Active 76 DOM
5. 2026-06-04
   pricedays on market $125,000 Active 73 DOM
6. 2026-06-03
   days on market $130,000 Active 72 DOM
7. 2026-06-02
   days on market $130,000 Active 71 DOM
8. 2026-06-01
   days on market $130,000 Active 70 DOM
9. 2026-05-31
   days on market $130,000 Active 69 DOM
10. 2026-04-14
    price $130,000
11. 2026-03-23
    listed $159,900 Active
12. 2021-03-13
    historical
13. 2021-03-01
    historical Active Under Contract
14. 2021-02-16
    listed $32,000 Active
15. 2009-04-10
    soldstatus $18,000 274-char remark

    Show marketing remark (274 chars)

    GREAT RETIREMENT HOME. COTTAGE FEEL AND WHAT A GREAT DECK W/ DOCK. VIEW OF CANAL. SLIDING DOORS FROM MASTER AND VIEW OF WATER. FULL BATHS AND NEW TILE AND REFRIGERATOR AND ALL NEW LAMINATED WOOD FLOORS THRU-OUT. TAKE A LOOK AT THE PICS. GATED 55+ COMMUNIT Y. ENJOY THE LIFE!

16. 2008-07-26
    listed $23,000 274-char remark

    Show marketing remark (274 chars)

    GREAT RETIREMENT HOME. COTTAGE FEEL AND WHAT A GREAT DECK W/ DOCK. VIEW OF CANAL. SLIDING DOORS FROM MASTER AND VIEW OF WATER. FULL BATHS AND NEW TILE AND REFRIGERATOR AND ALL NEW LAMINATED WOOD FLOORS THRU-OUT. TAKE A LOOK AT THE PICS. GATED 55+ COMMUNIT Y. ENJOY THE LIFE!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $33,400
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$3,636
• Taxable income: $14,918
• Est. tax owed @ 24.0%: −$3,580
• After-tax cash flow: $12,439/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

+465.2% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $130,000 Beaches MLS
• 2026-03-23 Listed $159,900 Beaches MLS
• 2021-03-13 Listing Removed — Beaches MLS
• 2021-03-01 Contingent — Beaches MLS
• 2021-02-16 Listed $32,000 Beaches MLS
• 2009-04-10 Sold (MLS) $18,000 MARMLS
• 2008-07-26 Listed $23,000 MARMLS