6482 NW 37th Ave · Coconut Creek, FL 33073

$260,000

3 bd · 2.0 ba · 1,614 sqft · Manufactured public records · 90 Days on market

Built 1992 6,990 sqft lot $185/mo HOA · 6% of rent

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.8/10.0
• 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

You own the land! 3/2 Manufactured home located in Tallowwood Isles one of the best and cleanest 55+ mobile / manufactured home communities in South Florida! This large home (1,614 sqft) sits on a small lake with water views. The home was built in 1992 and is clean and in good shape. Tallanwood Isles is centrally located and just a short drive to the famous Deerfield Beach as well as Boca Raton with easy access to the Sawgrass, Turnpike and I-95. This home features a split bedroom plan and has a large kitchen and dining area. Driveway holds four cars two under the carport and the home also has a carport storage area. Large screened patio over looks the lake and is prefect for entertaining

Key facts

• Water views
• Dining area
• Large kitchen

Tags

• SMALL LAKE
• WATER VIEWS
• SPLIT BEDROOM PLAN
• LARGE KITCHEN
• DINING AREA
• CARPORT STORAGE AREA

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs permitted)
• HOA & community: Association with monthly fee; Monthly association fee includes grounds maintenance, common areas, recreation facility, and pool service; Community pool; Senior community

Exterior

• Parking: Attached carport; Covered parking; Driveway; One covered/carport space plus two open spaces (4 total parking spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Manufactured home (double wide); Single-story; First floor entry; Faces west; Resale condition
• Construction: Frame construction; Composition / shingle roof; Built as a double wide
• Exterior features: Screened porch; Porch; Outbuilding / shed / storage; Lake access

Interior

• Kitchen: Dishwasher; Electric range; Gas range; Microwave; Refrigerator; Disposal; Trash compactor; Owned water purifier; Owned water softener; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Vaulted ceilings; Split bedroom layout
• Laundry & utility: Laundry room on the main level (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 41% 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 $2k of loan paydown is wiped out by about $2k 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 $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($244k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.28% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 6.5

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: 7.2%
• Equity multiple: 1.32×
• Total profit: $23,589
• Equity at exit: $65,629

10-year hold

• IRR: 12.1%
• Equity multiple: 2.17×
• Total profit: $84,866
• Equity at exit: $71,390

Cash invested: $72,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,319 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$108
• HOA: −$185
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $704

Break-even live

Break-even rent $2,428

Max offer price $260,000

Occupancy floor 74%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6343 NW 36th Ave Coconut Creek, FL	3.0	2.5	2151	$4,000	$1.86	24d	1	0.20mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	24d	1	0.22mi
6642 NW 42nd Ave Coconut Creek, FL	4.0	2.0	1925	$3,595	$1.87	22d	1	0.27mi
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,917	$2.59	1d	13	0.48mi
6956 Julia Gardens Dr Coconut Creek, FL	3.0	2.5	1888	$3,500	$1.85	24d	1	0.48mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	2d	8	0.58mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$3,295	$3.00	1d	17	0.72mi
1245 SW 46th Way Deerfield Beach, FL	3.0	2.0	1558	$3,600	$2.31	24d	1	0.77mi
4453 SW 11th Pl Deerfield Beach, FL	3.0	2.5	1386	$3,150	$2.27	22d	1	0.78mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	3d	1	0.79mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,409	$2.25	8d	1	0.79mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	20d	1	0.85mi
1275 SW 48th Ter Unit 1275 Deerfield Beach, FL	2.0	2.0	1264	$2,600	$2.06	13d	1	0.85mi
1186 SW 44th Ave Deerfield Beach, FL	3.0	2.0	1337	$2,875	$2.15	11d	1	0.86mi
243 NW 45th Ave #243 Deerfield Beach, FL	2.0	2.5	1748	$2,600	$1.49	8d	1	0.86mi
1310 SW 48th Ter Unit 1310 Deerfield Beach, FL	3.0	2.0	1495	$3,900	$2.61	24d	1	0.87mi
5460 NW 38th Ter Coconut Creek, FL	3.0	2.0	1667	$4,100	$2.46	24d	1	0.90mi
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	24d	1	0.97mi
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	4d	1	0.97mi
6132 Grand Cypress Cir E Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	24d	1	0.99mi
5952 NW 47th Ter Unit 5952 Coconut Creek, FL	3.0	2.5	1573	$3,150	$2.00	24d	1	1.01mi
1455 SW 48th Ter Unit 1455 Deerfield Beach, FL	3.0	2.5	1386	$2,790	$2.01	21d	1	1.02mi
1092 SW 42nd Ave Deerfield Beach, FL	3.0	2.0	1526	$3,295	$2.16	24d	1	1.02mi
4755 Cypress St Unit 4755 Coconut Creek, FL	3.0	2.5	1935	$3,375	$1.74	14d	1	1.05mi
3657 Asperwood Cir Coconut Creek, FL	3.0	2.5	1616	$3,650	$2.26	2d	1	1.06mi
3657 Asperwood Cir Coconut Creek, FL	3.0	2.5	1616	$3,650	$2.26	14d	1	1.06mi
3657 Asperwood Cir #3657 Coconut Creek, FL	3.0	2.5	1616	$3,800	$2.35	24d	1	1.06mi
3657 Asperwood Cir #3657 Coconut Creek, FL	3.0	2.5	1616	$3,650	$2.26	3d	1	1.06mi
1488 SW 47th Ave Deerfield Beach, FL	3.0	2.5	1502	$3,000	$2.00	5d	1	1.07mi
1488 SW 47th Ave Deerfield Beach, FL	3.0	2.5	1502	$3,000	$2.00	11d	1	1.07mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	2d	9	1.08mi
65 Centennial Ct Deerfield Beach, FL	3.0	2.0	1466	$3,000	$2.05	5d	1	1.10mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,011	$2.81	2d	47	1.10mi
4752 NW 59th Mnr Coconut Creek, FL	3.0	2.5	1573	$3,000	$1.91	24d	1	1.11mi
6077 Grand Cypress Cir W Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	2d	1	1.12mi
11 Capitol Ct Unit 11 Deerfield Beach, FL	3.0	2.0	1375	$3,400	$2.47	24d	1	1.13mi
206 Congressional Way #206 Deerfield Beach, FL	2.0	2.0	1150	$2,600	$2.26	24d	1	1.15mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	17d	1	1.15mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	1.15mi
5142 NW 43rd Ave Coconut Creek, FL	4.0	2.0	1903	$4,250	$2.23	18d	1	1.16mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $260,000 Active 90 DOM
2. 2026-06-17
   days on market $260,000 Active 89 DOM
3. 2026-06-16
   days on market $260,000 Active 88 DOM
4. 2026-06-15
   days on market $260,000 Active 87 DOM
5. 2026-06-13
   days on market $260,000 Active 85 DOM
6. 2026-06-09
   days on market $260,000 Active 81 DOM
7. 2026-06-08
   days on market $260,000 Active 80 DOM
8. 2026-06-07
   days on market $260,000 Active 79 DOM
9. 2026-06-04
   days on market $260,000 Active 76 DOM
10. 2026-06-03
    days on market $260,000 Active 75 DOM
11. 2026-06-02
    days on market $260,000 Active 74 DOM
12. 2026-06-01
    days on market $260,000 Active 73 DOM
13. 2026-05-31
    days on market $260,000 Active 72 DOM
14. 2026-05-09
    price $260,000
15. 2026-04-22
    price $270,000
16. 2026-04-10
    price $285,000
17. 2026-04-01
    price $294,900
18. 2026-03-18
    listed $299,900 Active
19. 2024-05-02
    soldstatus $230,000
20. 2007-07-03
    soldstatus $140,000
21. 1992-05-11
    soldstatus $91,900

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 · 25 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: $39,824
• − Mortgage interest: −$14,564
• − Property taxes: −$3,134
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,186
• − Management: −$3,186
• − HOA: −$2,220
• − Depreciation: −$7,564
• Taxable income: $4,671
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $7,325/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

+182.9% since first listed

8 events — show timeline

• 2026-05-09 Price Changed $260,000 Beaches MLS
• 2026-04-22 Price Changed $270,000 Beaches MLS
• 2026-04-10 Price Changed $285,000 Beaches MLS
• 2026-04-01 Price Changed $294,900 Beaches MLS
• 2026-03-18 Listed $299,900 Beaches MLS
• 2024-05-02 Sold (Public Records) $230,000 Public Records
• 2007-07-03 Sold (Public Records) $140,000 Public Records
• 1992-05-11 Sold (Public Records) $91,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,134 · -16.5% YoY. Source: county tax records.