9440 SW 8th St #320 · Coconut Creek, FL 33428

$170,000

1 bd · 1.5 ba · 741 sqft · Condo public records · 34 Days on market

Built 1980 $516/mo HOA · 26% 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).

• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY MAINTAINED ONE BEDROOM, ONE AND A HALF BATH. CONDO HAS A SOUTHERN EXPOSURE OVER LOOKING THE GOLF COURSE, HAS BEEN RECENTLY PAINTED, NEW CARPETING, MASTER BEDROOM HAS TWO CLOSETS, ONE IS A WALK IN CLOSET. COMMUNITY HAS A BEAUTIFULLY REDONE LOBBY, HALL WAYS AND ELEVATORS, THERE IS A COMMUNITY POOL AND SAUNA AT THE POOL AREA, AND TENNIS COURTS, ASSIGNED PARKING FOR ONE CAR. ASSOCIATION ONLY ALLOWS YOU TO LEASE FOR A THREE TO FIVE MONTH LEASE ONCE A YEAR, ALSO REQUIRES ANY BUYER TO HAVE A CREDIT SCORE OF 680 AND A DOWN PAYMENT OF 15%.

Key facts

• Tile flooring
• Granite countertops
• $516 HOA

Tags

• BALCONY VIEW OF GOLF COURSE
• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER IN UNIT
• GRANITE COUNTERTOPS
• MODERN KITCHEN CABINETS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include elevator(s), laundry, and pool; Association fee includes internet and water

Exterior

• Parking: Assigned parking; Guest parking
• Security: Secured lobby
• Utilities: Electric water heater
• Home design: Attached property; 4-story building; Entry on level 3
• Construction: Block construction; Effective year built
• Exterior features: Balcony (screened); Storm/security shutters; Tennis court(s); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Third-floor entry; Walk-in closet(s); Elevator access
• Laundry & utility: Washer and dryer included; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (12.6% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hammock Pointe Elementary School (math 61% / reading 63%, grade B, #608 of 2,144 statewide, top 29%, 958 students, 42% FRL); Eagles Landing Middle School (math 66% / reading 67%, grade A-, #84 of 571 statewide, top 16%, 1,508 students, 27% FRL); Olympic Heights Community High (math 52% / reading 64%, grade C, #120 of 667 statewide, top 18%, 2,602 students, 30% FRL) — zoned schools average 33% FRL vs 52% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $87k; list at $170k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,541 (12.6% 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 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.18% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-33,465
• Equity at exit: $25,348

10-year hold

• IRR: -10.3%
• Equity multiple: 0.34×
• Total profit: $-31,567
• Equity at exit: $14,698

Cash invested: $47,600 (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 33428

• Rents YoY: 3.7%
• Active inventory: 268
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$891
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$71
• HOA: −$516
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-121

Break-even live

Break-even rent $2,158

Max offer price $148,541

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-73	+0% $-121	+5% $-170	+10% $-218
Rent	-10% $-280	-5% $-201	+0% $-121	+5% $-42	+10% $37
Rate	-1.0pp $-36	-0.5pp $-78	base $-121	+0.5pp $-166	+1.0pp $-210

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9440 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	895	$1,900	$2.12	1d	3	0.06mi
9260 Boca Vue Dr Boca Raton, FL	1.0–3.0	1.0–2.0	1052	$2,348	$2.23	0d	30	0.18mi
9273 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	878	$1,700	$1.94	5d	3	0.18mi
9355 SW 8th St Boca Raton, FL	1.0–2.0	1.5–2.0	780	$1,600	$2.05	3d	4	0.27mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,042	$1.90	1d	28	1.38mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-22
   days on market $170,000 Active 34 DOM
2. 2026-06-21
   days on market $170,000 Active 33 DOM
3. 2026-06-18
   days on market $170,000 Active 30 DOM
4. 2026-06-17
   days on market $170,000 Active 29 DOM
5. 2026-06-16
   days on market $170,000 Active 28 DOM
6. 2026-06-15
   days on market $170,000 Active 27 DOM
7. 2026-06-13
   days on market $170,000 Active 25 DOM
8. 2026-06-09
   days on market $170,000 Active 21 DOM
9. 2026-06-08
   days on market $170,000 Active 20 DOM
10. 2026-06-07
    days on market $170,000 Active 19 DOM
11. 2026-06-04
    days on market $170,000 Active 16 DOM
12. 2026-06-03
    days on market $170,000 Active 15 DOM
13. 2026-06-02
    days on market $170,000 Active 14 DOM
14. 2026-06-01
    days on market $170,000 Active 13 DOM
15. 2026-05-31
    days on market $170,000 Active 12 DOM
16. 2026-05-19
    listed $170,000 Active
17. 2025-01-22
    historical $1,800
18. 2024-12-29
    listed $1,800
19. 2023-12-13
    historical $1,800
20. 2023-10-27
    price $1,800
21. 2023-10-20
    listed $1,900
22. 2017-05-19
    soldstatus $87,000
23. 2017-05-05
    soldstatus $87,000 Closed 548-char remark

    Show marketing remark (548 chars)

    BEAUTIFULLY MAINTAINED ONE BEDROOM, ONE AND A HALF BATH. CONDO HAS A SOUTHERN EXPOSURE OVER LOOKING THE GOLF COURSE, HAS BEEN RECENTLY PAINTED, NEW CARPETING, MASTER BEDROOM HAS TWO CLOSETS, ONE IS A WALK IN CLOSET. COMMUNITY HAS A BEAUTIFULLY REDONE LOBBY, HALL WAYS AND ELEVATORS, THERE IS A COMMUNITY POOL AND SAUNA AT THE POOL AREA, AND TENNIS COURTS, ASSIGNED PARKING FOR ONE CAR. ASSOCIATION ONLY ALLOWS YOU TO LEASE FOR A THREE TO FIVE MONTH LEASE ONCE A YEAR, ALSO REQUIRES ANY BUYER TO HAVE A CREDIT SCORE OF 680 AND A DOWN PAYMENT OF 15%.

24. 2017-04-08
    historical Active Under Contract 548-char remark

    Show marketing remark (548 chars)

    BEAUTIFULLY MAINTAINED ONE BEDROOM, ONE AND A HALF BATH. CONDO HAS A SOUTHERN EXPOSURE OVER LOOKING THE GOLF COURSE, HAS BEEN RECENTLY PAINTED, NEW CARPETING, MASTER BEDROOM HAS TWO CLOSETS, ONE IS A WALK IN CLOSET. COMMUNITY HAS A BEAUTIFULLY REDONE LOBBY, HALL WAYS AND ELEVATORS, THERE IS A COMMUNITY POOL AND SAUNA AT THE POOL AREA, AND TENNIS COURTS, ASSIGNED PARKING FOR ONE CAR. ASSOCIATION ONLY ALLOWS YOU TO LEASE FOR A THREE TO FIVE MONTH LEASE ONCE A YEAR, ALSO REQUIRES ANY BUYER TO HAVE A CREDIT SCORE OF 680 AND A DOWN PAYMENT OF 15%.

25. 2017-04-01
    listed $87,000 Active 548-char remark

    Show marketing remark (548 chars)

    BEAUTIFULLY MAINTAINED ONE BEDROOM, ONE AND A HALF BATH. CONDO HAS A SOUTHERN EXPOSURE OVER LOOKING THE GOLF COURSE, HAS BEEN RECENTLY PAINTED, NEW CARPETING, MASTER BEDROOM HAS TWO CLOSETS, ONE IS A WALK IN CLOSET. COMMUNITY HAS A BEAUTIFULLY REDONE LOBBY, HALL WAYS AND ELEVATORS, THERE IS A COMMUNITY POOL AND SAUNA AT THE POOL AREA, AND TENNIS COURTS, ASSIGNED PARKING FOR ONE CAR. ASSOCIATION ONLY ALLOWS YOU TO LEASE FOR A THREE TO FIVE MONTH LEASE ONCE A YEAR, ALSO REQUIRES ANY BUYER TO HAVE A CREDIT SCORE OF 680 AND A DOWN PAYMENT OF 15%.

26. 1995-01-30
    soldstatus $32,000

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $2,722 · $227/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 7 d/yr ≥107°F today · 27 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: $24,055
• − Mortgage interest: −$9,523
• − Property taxes: −$2,722
• − Insurance: −$850
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$6,192
• − Depreciation: −$4,945
• Taxable loss: −$4,025
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $-492/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: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 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

• County: Palm Beach County · 1,438,312 people
• City population: 50,557
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 47,588
• Household income: $88,543
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1990.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Two or more races 23% Hispanic / Latino 22% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Estonian 12% Romanian 3% Scotch-Irish 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 19% Other Indo-European 17% French/Haitian/Cajun 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.00%
• Current HPI: 373.2649
• Rent YoY: ▲ 3.72%
• 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

+431.2% since first listed

11 events — show timeline

• 2026-05-19 Listed $170,000 MARMLS
• 2025-01-22 Rental Removed $1,800 MARMLS
• 2024-12-29 Listed for Rent $1,800 MARMLS
• 2023-12-13 Rental Removed $1,800 MARMLS
• 2023-10-27 Price Changed $1,800 MARMLS
• 2023-10-20 Listed for Rent $1,900 MARMLS
• 2017-05-19 Sold (Public Records) $87,000 Public Records
• 2017-05-05 Sold (MLS) $87,000 Beaches MLS
• 2017-04-08 Contingent — Beaches MLS
• 2017-04-01 Listed $87,000 Beaches MLS
• 1995-01-30 Sold (Public Records) $32,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $2,722 · -8.0% YoY. Source: county tax records.