2901 Victoria Cir Unit J1 · Coconut Creek, FL 33066

$105,000

2 bd · 2.0 ba · 1,160 sqft · Condo public records · 64 Days on market

Built 1978 $654/mo HOA · 33% 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 +12.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience carefree living in the highly desirable Wynmoor 55+ community, truly a city within a city in Coconut Creek. This well-priced residence offers comfort, convenience, and access to one of South Florida's most amenity-rich active adult lifestyles. Wynmoor features an Executive 18-hole golf course with no membership required, giving residents the freedom to enjoy the game at their own pace. The community offers an impressive array of amenities including a clubhouse, multiple pools, fitness and recreation facilities, tennis and pickleball courts, a theater, on-site restaurant, and a full calendar of social events and clubs. Enjoy peace of mind in a gated community with 24/7 security, g

Key facts

• Gated community
• Theater
• On-site restaurant

Tags

• EXECUTIVE 18-HOLE GOLF COURSE
• MULTIPLE POOLS
• TENNIS AND PICKLEBALL COURTS
• THEATER
• ON-SITE RESTAURANT
• GATED COMMUNITY

Property features AI

Finance

• Financial info: Pets not allowed; Association fee includes cable, insurance, grounds maintenance, pest control, security, sewer, trash, water, common areas, elevator and reserve funds
• HOA & community: Association amenities include fitness center, golf course, pool, tennis and pickleball courts, putting green, laundry, picnic area, storage, parking, trash chute, bike storage, business center, courtesy bus, sidewalks and internet included; Monthly HOA fee (paid monthly)

Exterior

• Parking: Assigned parking (1 space, open)
• Security: Gated community with guard; Smoke detectors
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; One level; Entry on level 1; Faces west; Resale property; Building has 4 stories
• Construction: CBS construction; Flat/other roof
• Exterior features: Screened porch; Porch; Private in-ground pool; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry available (community/association amenity listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-8 ($-93/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (1.3% below list).
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Zoned schools: Coconut Creek Elementary School (math 31% / reading 40%, grade F, #1,684 of 2,144 statewide, top 79%, 475 students, 66% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% 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 $726 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 64 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 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 $39k; list at $105k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; HOA is 33% of rent.

Recommended offer $98,700 (6.0% 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 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
12. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
13. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
14. 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.
15. 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.

Investment metrics

• 1% rule: 1.90% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 4.4

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: -24.0%
• Equity multiple: 0.22×
• Total profit: $-22,795
• Equity at exit: $15,656

10-year hold

• IRR: -67.6%
• Equity multiple: -0.39×
• Total profit: $-40,805
• Equity at exit: $9,078

Cash invested: $29,400 (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: 331
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$551
• Tax from tax record: −$334 /mo · $4,012/yr
• Insurance: −$44
• HOA: −$654
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-8

Break-even live

Break-even rent $2,003

Max offer price $103,626

Occupancy floor 95%

Sensitivity live

Price	-10% $52	-5% $22	+0% $-8	+5% $-37	+10% $-67
Rent	-10% $-165	-5% $-87	+0% $-8	+5% $71	+10% $150
Rate	-1.0pp $45	-0.5pp $19	base $-8	+0.5pp $-35	+1.0pp $-63

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Victoria Cir Unit H4 Coconut Creek, FL	2.0	2.0	1156	$1,700	$1.47	0d	1	0.02mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	25d	1	0.13mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	25d	1	0.16mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.16mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	4d	1	0.22mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	6d	1	0.22mi
2501 Antigua Ter Unit D2 Coconut Creek, FL	2.0	2.0	1160	$1,900	$1.64	25d	1	0.25mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	3d	1	0.31mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.32mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	25d	1	0.32mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	25d	1	0.34mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	25d	1	0.35mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	25d	1	0.35mi
2402 Antigua Cir Unit D1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	16d	1	0.37mi
2304 Lucaya Ln Coconut Creek, FL	2.0	2.0	1156	$2,100	$1.82	16d	1	0.39mi
2304 Lucaya Ln Unit L4 Coconut Creek, FL	2.0	2.0	1156	$2,300	$1.99	6d	1	0.40mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	25d	1	0.40mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	14d	2	0.40mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	25d	2	0.40mi
2202 Lucaya Bnd Unit G4 Coconut Creek, FL	2.0	2.0	1156	$1,600	$1.38	25d	1	0.41mi
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	20d	1	0.41mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	25d	1	0.42mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	20d	1	0.44mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$2,405	$2.15	0d	13	0.45mi
3760 NW 19th St Coconut Creek, FL	3.0	2.0	1440	$3,500	$2.43	25d	1	0.47mi
3850 NW 11th St Coconut Creek, FL	2.0	2.0	1403	$1,750	$1.25	22d	1	0.49mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	25d	1	0.50mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	25d	1	0.50mi
1207 Bahama Bnd Unit E2 Coconut Creek, FL	1.0	1.5	819	$1,950	$2.38	25d	1	0.53mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	0d	2	0.58mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	19d	2	0.58mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	25d	1	0.59mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	25d	1	0.63mi
911 Lyons Rd #2207 Coconut Creek, FL	1.0	1.0	821	$1,600	$1.95	25d	1	0.64mi
1501 Cayman Way Unit C4 Coconut Creek, FL	2.0	2.0	1225	$1,850	$1.51	25d	1	0.68mi
4301 Martinique Cir Unit K1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	25d	1	0.69mi
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	25d	1	0.70mi
841 Lyons Rd #24201 Coconut Creek, FL	2.0	2.0	975	$2,100	$2.15	25d	1	0.71mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	25d	1	0.71mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	9d	1	0.72mi

HOA detail condo

• Monthly dues: $654 · $7,848/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $105,000 Active 64 DOM
2. 2026-06-18
   days on market $105,000 Active 61 DOM
3. 2026-06-17
   days on market $105,000 Active 60 DOM
4. 2026-06-16
   days on market $105,000 Active 59 DOM
5. 2026-06-15
   days on market $105,000 Active 58 DOM
6. 2026-06-13
   days on market $105,000 Active 56 DOM
7. 2026-06-09
   days on market $105,000 Active 52 DOM
8. 2026-06-08
   days on market $105,000 Active 51 DOM
9. 2026-06-07
   days on market $105,000 Active 50 DOM
10. 2026-06-04
    days on market $105,000 Active 47 DOM
11. 2026-06-03
    days on market $105,000 Active 46 DOM
12. 2026-06-02
    days on market $105,000 Active 45 DOM
13. 2026-06-01
    days on market $105,000 Active 44 DOM
14. 2026-05-31
    days on market $105,000 Active 43 DOM
15. 2026-05-18
    status Active
16. 2026-05-01
    status Pending
17. 2026-04-01
    listed $110,000 Active
18. 1978-07-01
    soldstatus $38,900

ⓘ 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: $4,012 · $334/mo
• Projected year-2 tax: $4,012 · $334/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,924
• − Mortgage interest: −$5,882
• − Property taxes: −$4,012
• − Insurance: −$525
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$7,848
• − Depreciation: −$3,055
• Taxable loss: −$1,226
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $201/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

+182.8% since first listed

4 events — show timeline

• 2026-05-18 Relisted — Beaches MLS
• 2026-05-01 Pending — Beaches MLS
• 2026-04-01 Listed $110,000 Beaches MLS
• 1978-07-01 Sold (Public Records) $38,900 Public Records

Property tax history

+10.6%/yr

Latest (2025): $4,012 · +3.7% YoY. Source: county tax records.