3501 SE Bimini Ln Unit F3 · Coconut Creek, FL 33066

$125,000

1 bd · 2.0 ba · 844 sqft · Condo public records · 49 Days on market

Built 1984 $551/mo HOA · 31% 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 +16.6/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Large and Spacious 1 Bedroom, there are built ins in the bedroom closet, 1 Full Bath & 1 Half Bath Condo in a Gated Community with 24/7 Security. Beautiful and bright with lots of sunlight. The patio is enclosed and faces the golf course with a great view. Lots of upgrades have been made starting with the entrance door, marble flooring, white kitchen cabinets, the master bathroom, enclosed patio flooring, and window blinds. Large living room and dining area. Washer and dryer in the unit. Crown molding in the living room areas. Enclosed patio. Additional storage area available for a bike and to store items. Great Amenities with a pool, clubhouse, movie night, entertainment, and network

Key facts

• Gated community
• Marble flooring
• Golf course view

Tags

• GATED COMMUNITY
• 24/7 SECURITY
• ENCLOSED PATIO
• GOLF COURSE VIEW
• MARBLE FLOORING
• WHITE KITCHEN CABINETS

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, and structural maintenance; Community amenities include bike storage, business center, clubhouse, fitness center, storage, and elevators; Senior community

Exterior

• Parking: One assigned parking space
• Security: Security guard; Smoke detectors
• Utilities: Central heating and cooling; Electric water heater
• Home design: Attached property; 4-story building; Entry on third floor
• Construction: Block construction; Resale property
• Exterior features: Exterior lighting

Interior

• Kitchen: Refrigerator
• Flooring: Marble
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Third-floor entry; Elevator; Marble flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $75 ($906/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $864 of loan paydown is wiped out by about $4k 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 ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $69k; list at $125k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $121,250 (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. 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. 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 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: 1.43% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 5.8

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: -17.2%
• Equity multiple: 0.42×
• Total profit: $-20,365
• Equity at exit: $18,638

10-year hold

• IRR: -21.3%
• Equity multiple: 0.13×
• Total profit: $-30,483
• Equity at exit: $10,808

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 33066

• Home prices YoY: -29.3%
• Rents YoY: -0.9%
• Active inventory: 326
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$656
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$52
• HOA: −$551
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $75

Break-even live

Break-even rent $1,690

Max offer price $125,000

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $111	+0% $75	+5% $40	+10% $5
Rent	-10% $-66	-5% $5	+0% $75	+5% $146	+10% $217
Rate	-1.0pp $138	-0.5pp $107	base $75	+0.5pp $43	+1.0pp $10

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	25d	1	0.13mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	19d	1	0.16mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	25d	1	0.17mi
1904 Bermuda Cir Unit G3 Coconut Creek, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	0.22mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.23mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.27mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	18d	2	0.28mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	25d	1	0.30mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	25d	1	0.36mi
1207 Bahama Bnd Unit E2 Coconut Creek, FL	1.0	1.5	819	$1,950	$2.38	25d	1	0.38mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	13d	2	0.45mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	25d	2	0.45mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	3d	1	0.45mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	25d	1	0.47mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	8d	1	0.47mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	25d	1	0.51mi
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	25d	1	0.54mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	25d	1	0.67mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.67mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	4d	1	0.67mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	6d	1	0.67mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	25d	1	0.84mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	25d	1	0.85mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$1,770	$1.58	2d	12	0.94mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	25d	1	1.10mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	5d	1	1.12mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	22d	1	1.15mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	25d	1	1.15mi
911 Lyons Rd #2207 Coconut Creek, FL	1.0	1.0	821	$1,600	$1.95	25d	1	1.16mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	2d	15	1.20mi
841 Lyons Rd #24201 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	25d	1	1.24mi
601 Lyons Rd #7105 Coconut Creek, FL	2.0	2.0	975	$2,050	$2.10	25d	1	1.24mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	4d	1	1.25mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	2d	20	1.27mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	25d	35	1.27mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	25d	2	1.28mi
651 Lyons Rd #10104 Coconut Creek, FL	1.0	1.0	761	$1,780	$2.34	16d	1	1.29mi
821 Lyons Rd #21102 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	25d	1	1.30mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,595	$2.34	2d	1	1.30mi
3360 NW 1st St Pompano Beach, FL	1.0	1.0	787	$2,230	$2.83	25d	1	1.30mi

HOA detail condo

• Monthly dues: $551 · $6,612/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-17
   status Active
2. 2026-04-14
   status Pending
3. 2026-04-14
   historical $1,650
4. 2026-04-07
   price $1,650
5. 2026-04-07
   listed $125,000 Active
6. 2026-03-28
   listed $1,800
7. 2026-03-27
   listed $1,800 Active
8. 2026-03-27
   historical
9. 2014-07-30
   soldstatus $69,000
10. 2010-03-24
    soldstatus $35,000
11. 1992-09-28
    soldstatus $101,500
12. 1988-11-08
    soldstatus $50,000

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$115/yr (+$10/mo · 12.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,432
• − Mortgage interest: −$7,002
• − Property taxes: −$922
• − Insurance: −$625
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$6,612
• − Depreciation: −$3,636
• Taxable loss: −$795
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,097/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

-96.7% since first listed

12 events — show timeline

• 2026-04-17 Relisted — MARMLS
• 2026-04-14 Pending — MARMLS
• 2026-04-14 Rental Removed $1,650 MARMLS
• 2026-04-07 Price Changed $1,650 MARMLS
• 2026-04-07 Listed $125,000 MARMLS
• 2026-03-28 Listed for Rent $1,800 MARMLS
• 2026-03-27 Listing Removed — MARMLS
• 2026-03-27 Listed $1,800 MARMLS
• 2014-07-30 Sold (Public Records) $69,000 Public Records
• 2010-03-24 Sold (Public Records) $35,000 Public Records
• 1992-09-28 Sold (Public Records) $101,500 Public Records
• 1988-11-08 Sold (Public Records) $50,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $922 · +4.2% YoY. Source: county tax records.