6741 NW 44th Way NW Unit T-08 · Coconut Creek, FL 33073

$99,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured · 97 Days on market

Built 1979 ↓ 21% since listing

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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

LOCATION, LOCATION, LOCATION! DON'T MISS THIS OPPORTUNITY. THIS IS A 3/3 LOCATED IN A 55+ GATED COMMUNITY. TOTALLY REMODELED: NEW FLOOR, NEW ELECTRICAL SYSTEM. THE KITCHEN IS OPEN THROUGH WITH A LAMINATE COUNTER TOP THAT CAN BE SEATED 6 PEOPLE, NEW STAINLESS STEEL APPLIANCES. NEW CABINETS. A NEW STUDIO ATTACHED AND IT CAN BE RENTED UPON APPROVAL. THE LOT RENTAL IS $1,160.00 PER MONTH WHICH INCLUDES TRASH REMOVAL, WATER, LANDSCAPING, TAXES AND PEST CONTROL. THE CLUB HOUSE OFFERS LOTS OF ACTIVITIES AND CLOSED TO ALL MAJOR HIGHWAYS, HOSPITALS, SHOPPING, AND RESTAURANTS. SELLER IS OFFERING TO PAY SIX(6) MONTHS OF LOT RENTAL. DO NOT MISS THIS OPPORTUNITY, IT WON'T LAST TOO LONG!

Key facts

• Gated community
• Totally remodeled
• Laminate counter top

Tags

• GATED COMMUNITY
• TOTALLY REMODELED
• NEW ELECTRICAL SYSTEM
• NEW A/C
• OPEN KITCHEN
• LAMINATE COUNTER TOP

Property features AI

Finance

• Financial info: Pets allowed with restrictions (cats and dogs OK; breed, number and size limits may apply)
• HOA & community: Located in a senior community; Land lease of $1,160 monthly (lease expires 2030-03-13)

Exterior

• Parking: 3 parking spaces total; Attached covered carport (1 space); Driveway; Asphalt surface
• Security: Key card entry; Window bars; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Electricity connected; Water connected
• Home design: Mobile home (double wide); Model: GLEN; One story; Resale condition; Faces southeast
• Construction: Metal roof; Aluminum siding, vinyl siding, stucco and frame construction; Block, brick/mortar, combination and concrete perimeter foundation; Aluminum skirting; Mobile unit remains (48' x 23')
• Exterior features: Shed(s); Zero lot line; City street frontage; Private maintained asphalt road; Waterfront (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Wall/window unit(s) cooling
• Interior features: Walk-in closets; Closet cabinetry; Furnished
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry inside (in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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.
• 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 17d 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 31% 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 $684 of loan paydown is wiped out by about $763 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.52% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.83%
• DSCR: 3.48
• GRM: 3.3

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: 55.2%
• Equity multiple: 3.61×
• Total profit: $72,383
• Equity at exit: $24,989

10-year hold

• IRR: 57.7%
• Equity multiple: 6.94×
• Total profit: $164,625
• Equity at exit: $27,183

Cash invested: $27,720 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,290

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 43%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,440	$2.16	1d	13	0.67mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	1d	8	0.73mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	14d	1	0.76mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,828	$2.64	1d	28	0.79mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	16d	1	0.85mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	0.85mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	24d	1	0.87mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	19d	1	1.03mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,384	$2.22	2d	47	1.05mi
5500 NW 61st St Unit 13 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	2d	1	1.08mi
5500 NW 61st St Unit 04 402 Coconut Creek, FL	2.0	1.0	1015	$2,075	$2.04	20d	1	1.08mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	24d	1	1.08mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$2,645	$2.41	1d	17	1.09mi
5520 NW 61st St #205 Coconut Creek, FL	2.0	2.0	1130	$2,250	$1.99	7d	1	1.10mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$2,918	$2.51	2d	34	1.11mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	1.12mi
5530 NW 61st St #321 Coconut Creek, FL	2.0	2.0	1130	$1,975	$1.75	24d	1	1.12mi
5580 NW 61st St #627 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	1.14mi
23398 Lyons Rd #309 Boca Raton, FL	2.0	2.0	988	$2,200	$2.23	13d	1	1.16mi
23398 SW 57th Ave Boca Raton, FL	2.0	2.0	988	$2,150	$2.18	4d	2	1.17mi
5570 NW 61st St #902 Coconut Creek, FL	2.0	1.0	1015	$1,900	$1.87	20d	1	1.17mi
5590 NW 61st St #832 Coconut Creek, FL	1.0	1.0	846	$1,700	$2.01	20d	1	1.20mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	24d	1	1.23mi
5620 NW 61st St #1201 Coconut Creek, FL	2.0	1.0	1015	$2,200	$2.17	24d	1	1.25mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	16d	1	1.25mi
9466 Boca Cove Cir #310 Boca Raton, FL	2.0	2.0	770	$2,000	$2.60	24d	1	1.26mi
9503 Boca Cove Cir #603 Boca Raton, FL	2.0	2.0	912	$2,200	$2.41	22d	1	1.28mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	1d	17	1.29mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	24d	1	1.33mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	7d	1	1.33mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$2,812	$2.24	3d	32	1.36mi
1275 SW 48th Ter Unit 1275 Deerfield Beach, FL	2.0	2.0	1264	$2,600	$2.06	12d	1	1.37mi
1310 SW 48th Ter Unit 1310 Deerfield Beach, FL	3.0	2.0	1495	$3,900	$2.61	24d	1	1.40mi
4453 SW 11th Pl Deerfield Beach, FL	3.0	2.5	1386	$3,150	$2.27	22d	1	1.41mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	1d	9	1.42mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	3d	1	1.43mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	22d	1	1.43mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,409	$2.25	7d	1	1.43mi
9826 Marina Blvd #1027 Boca Raton, FL	2.0	2.0	955	$2,500	$2.62	24d	1	1.47mi
1186 SW 44th Ave Deerfield Beach, FL	3.0	2.0	1337	$2,875	$2.15	11d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 97 DOM
2. 2026-06-17
   days on market $99,000 Active 96 DOM
3. 2026-06-16
   days on market $99,000 Active 95 DOM
4. 2026-06-15
   days on market $99,000 Active 94 DOM
5. 2026-06-13
   days on market $99,000 Active 92 DOM
6. 2026-06-09
   days on market $99,000 Active 88 DOM
7. 2026-06-08
   days on market $99,000 Active 87 DOM
8. 2026-06-07
   days on market $99,000 Active 86 DOM
9. 2026-06-04
   days on market $99,000 Active 83 DOM
10. 2026-06-03
    days on market $99,000 Active 82 DOM
11. 2026-06-02
    days on market $99,000 Active 81 DOM
12. 2026-06-01
    days on market $99,000 Active 80 DOM
13. 2026-05-31
    days on market $99,000 Active 79 DOM
14. 2026-04-25
    price $99,000
15. 2026-03-13
    listed $125,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $29,984
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$2,880
• Taxable income: $14,781
• Est. tax owed @ 24.0%: −$3,547
• After-tax cash flow: $11,930/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

-20.8% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $99,000 Beaches MLS
• 2026-03-13 Listed $125,000 Beaches MLS