1106 Bahama Bnd Unit D1 · Coconut Creek, FL 33066

$99,999

1 bd · 1.0 ba · 480 sqft · Condo public records · 125 Days on market

Built 1975 $538/mo HOA · 37% 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).

• 1% rule +9.7/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful condo in the desirable Wynmoor 55+ Community. This 1 bedroom 1 bath condo features tile throughout and an enclosed patio that serves as an additional den. It has many upgrades including impact glass to enclose the patio, remodeled bathroom etc. .. Please call listing agent for showings. At this price it will not last!

Key facts

• Remodeled
• Easy access
• Clubhouse

Tags

• REMODELED
• FIRST-FLOOR RESIDENCE
• GARDEN VIEWS
• EASY ACCESS
• GOLF COURSE
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association covers management, amenities, common areas, insurance, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, roof, sewer, security, and water; Community amenities include billiard room, clubhouse, elevators, fitness center, golf course access, hobby room, pool, tennis courts, trails, and transportation service; Located in a golf course community; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: On-site security guard; Fire alarm system; Fenced complex
• Utilities: Cable available
• Home design: 2-story property; Entry on level 1; Attached property; Updated/remodeled condition
• Construction: Block construction; Resale property
• Exterior features: Association pool; Exterior lighting; Complex is fenced; Fire alarm; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Den (additional room type)
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact-resistant windows; Kitchen island; Living/dining room; First-floor entry; Main level primary bedroom; Bedroom on main level; Main living area on entry level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (15.5% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $84k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 soft (-0.9%/yr); 326 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% 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 $691 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 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $62k; list at $100k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $84,492 (15.5% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.47% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 5.7

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: -28.9%
• Equity multiple: 0.08×
• Total profit: $-25,736
• Equity at exit: $14,910

10-year hold

• IRR: -74.0%
• Equity multiple: -0.60×
• Total profit: $-44,769
• Equity at exit: $8,646

Cash invested: $28,000 (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 33066

• Home prices YoY: -29.3%
• Rents YoY: -0.9%
• Active inventory: 326
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$144 /mo · $1,734/yr
• Insurance: −$42
• HOA: −$538
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-88

Break-even live

Break-even rent $1,580

Max offer price $84,492

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $99,999 Active 125 DOM
2. 2026-06-17
   days on market $99,999 Active 124 DOM
3. 2026-06-16
   days on market $99,999 Active 123 DOM
4. 2026-06-15
   days on market $99,999 Active 122 DOM
5. 2026-06-13
   days on market $99,999 Active 120 DOM
6. 2026-06-09
   days on market $99,999 Active 116 DOM
7. 2026-06-07
   days on market $99,999 Active 114 DOM
8. 2026-06-04
   days on market $99,999 Active 111 DOM
9. 2026-06-03
   days on market $99,999 Active 110 DOM
10. 2026-06-02
    days on market $99,999 Active 109 DOM
11. 2026-06-01
    days on market $99,999 Active 108 DOM
12. 2026-05-31
    days on market $99,999 Active 107 DOM
13. 2026-02-13
    listed $99,999 Active
14. 2025-11-13
    soldstatus $62,000 Closed 329-char remark

    Show marketing remark (329 chars)

    Beautiful condo in the desirable Wynmoor 55+ Community. This 1 bedroom 1 bath condo features tile throughout and an enclosed patio that serves as an additional den. It has many upgrades including impact glass to enclose the patio, remodeled bathroom etc. .. Please call listing agent for showings. At this price it will not last!

15. 2025-10-07
    soldstatus $62,000
16. 2025-08-14
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Beautiful condo in the desirable Wynmoor 55+ Community. This 1 bedroom 1 bath condo features tile throughout and an enclosed patio that serves as an additional den. It has many upgrades including impact glass to enclose the patio, remodeled bathroom etc. .. Please call listing agent for showings. At this price it will not last!

17. 2025-07-14
    price $72,000 329-char remark

    Show marketing remark (329 chars)

    Beautiful condo in the desirable Wynmoor 55+ Community. This 1 bedroom 1 bath condo features tile throughout and an enclosed patio that serves as an additional den. It has many upgrades including impact glass to enclose the patio, remodeled bathroom etc. .. Please call listing agent for showings. At this price it will not last!

18. 2025-05-08
    listed $90,000 Active 329-char remark

    Show marketing remark (329 chars)

    Beautiful condo in the desirable Wynmoor 55+ Community. This 1 bedroom 1 bath condo features tile throughout and an enclosed patio that serves as an additional den. It has many upgrades including impact glass to enclose the patio, remodeled bathroom etc. .. Please call listing agent for showings. At this price it will not last!

19. 2011-09-30
    soldstatus $13,500 407-char remark

    Show marketing remark (407 chars)

    Just bring your charge card to buy this efficiency apt.This is a great opportunity to live the life in South Florida with this 1st floor unit.The features are too numerous to list but just a view are: guard gate, activity buses,gym, nurses station, movi e theater, jogging, golf course and restaurant. Hurry even possible owner financing! This apt. has an appliance service contact until Jan 2012. Hurry!

20. 2011-08-19
    listed $13,500 407-char remark

    Show marketing remark (407 chars)

    Just bring your charge card to buy this efficiency apt.This is a great opportunity to live the life in South Florida with this 1st floor unit.The features are too numerous to list but just a view are: guard gate, activity buses,gym, nurses station, movi e theater, jogging, golf course and restaurant. Hurry even possible owner financing! This apt. has an appliance service contact until Jan 2012. Hurry!

21. 2003-01-24
    soldstatus $15,000
22. 1975-02-01
    soldstatus $18,800

ⓘ 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: $1,734 · $144/mo
• Projected year-2 tax: $1,734 · $144/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 (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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,632
• − Mortgage interest: −$5,601
• − Property taxes: −$1,734
• − Insurance: −$500
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − HOA: −$6,456
• − Depreciation: −$2,909
• Taxable loss: −$2,389
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $-480/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

+431.9% since first listed

10 events — show timeline

• 2026-02-13 Listed $99,999 MARMLS
• 2025-11-13 Sold (MLS) $62,000 MARMLS
• 2025-10-07 Sold (Public Records) $62,000 Public Records
• 2025-08-14 Pending — MARMLS
• 2025-07-14 Price Changed $72,000 MARMLS
• 2025-05-08 Listed $90,000 MARMLS
• 2011-09-30 Sold (MLS) $13,500 Beaches MLS
• 2011-08-19 Listed $13,500 Beaches MLS
• 2003-01-24 Sold (Public Records) $15,000 Public Records
• 1975-02-01 Sold (Public Records) $18,800 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,734 · +0.6% YoY. Source: county tax records.