6730 NW 45th Ter Lot Q-04 · Coconut Creek, FL 33073

$85,000

2 bd · 2.0 ba · 1,600 sqft · Manufactured · 1 Days on market

Built 1980 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0

Listing remarks

THIS IS A MOBILE HOME WITHOUT A LAND, LOCATED IN A 55+ GATED COMMUNITY. IT HAS A NEW FLOOR AND NEW SHADES. THE LOCATION IS CLOSE TO ALL MAJOR AIRPORTS, HOSPITALS, HIGHWAYS, SHOPPING, RESTAURANTS AND JUST FEW MILES FROM THE BEACH. THE COMMUNITY OFFERS LOTS OF ACTIVITIES. THE MONTHLY LOT RENTAL IS $1,169.48, WHICH INCLUDES THE WATER, TRASH REMOVAL, PEST CONTROL AND LANDSCAPING.

Key facts

• Gated community
• New shades
• Close to hospitals

Tags

• GATED COMMUNITY
• NEW FLOOR
• NEW SHADES
• CLOSE TO MAJOR AIRPORTS
• CLOSE TO HOSPITALS
• CLOSE TO HIGHWAYS

Property features AI

Finance

• Other: City street frontage
• Financial info: Land lease in place (monthly payment); Land lease expiration date: 2038-06-17
• HOA & community: Senior community; Pets allowed with restrictions (breed, number, size limits)

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered space); Driveway with asphalt surface
• Security: Key card entry; Smoke detector(s); Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity connected (100 Amp service); Water connected; Phone not available
• Home design: Manufactured double-wide home; One story; Faces southwest; Resale condition; Model: BARR
• Construction: Aluminum siding and vinyl siding with frame construction; Metal roof; Aluminum skirting; Mobile home remains on site (44' x 28')
• Exterior features: Outbuilding(s), shed(s) and storage; Zero lot line; Asphalt road surface; Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Concrete; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air (electric)
• Interior features: Kitchen island; Walk-in closet(s); Closet cabinetry; Partially furnished; Satellite dish; Blinds, drapes, and shutters on windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Outside laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Cap rate 31.6% 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: Tradewinds Elementary School (math 49% / reading 55%, grade C-, #990 of 2,144 statewide, top 48%, 972 students, 60% FRL); Lyons Creek Middle School (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,757 students, 60% FRL); Monarch High School (math 26% / reading 50%, grade F, #328 of 667 statewide, top 50%, 2,344 students, 54% FRL).
• 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 37% 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 $588 of loan paydown is wiped out by about $655 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.54% ✓
• Cap rate: 31.56%
• Cash-on-cash: 90.23%
• DSCR: 5.01
• GRM: 2.4

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: 90.7%
• Equity multiple: 5.39×
• Total profit: $104,447
• Equity at exit: $21,456

10-year hold

• IRR: 92.1%
• Equity multiple: 10.64×
• Total profit: $229,527
• Equity at exit: $23,339

Cash invested: $23,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $3,009 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $1,790

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 36%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	3d	1	0.36mi
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	24d	1	0.36mi
6132 Grand Cypress Cir E Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	24d	1	0.53mi
6979 Pines Cir Unit 35 Coconut Creek, FL	3.0	2.5	1734	$3,550	$2.05	10d	1	0.55mi
4755 Cypress St Unit 4755 Coconut Creek, FL	3.0	2.5	1935	$3,375	$1.74	13d	1	0.60mi
6077 Grand Cypress Cir W Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	1d	1	0.61mi
5952 NW 47th Ter Unit 5952 Coconut Creek, FL	3.0	2.5	1573	$3,150	$2.00	24d	1	0.64mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	14d	1	0.64mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,828	$2.64	1d	28	0.69mi
6956 Julia Gardens Dr Coconut Creek, FL	3.0	2.5	1888	$3,500	$1.85	24d	1	0.70mi
4752 NW 59th Mnr Coconut Creek, FL	3.0	2.5	1573	$3,000	$1.91	24d	1	0.72mi
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,440	$2.16	1d	13	0.79mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	16d	1	0.80mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	5d	1	0.80mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	1d	8	0.84mi
6343 NW 36th Ave Coconut Creek, FL	3.0	2.5	2151	$4,000	$1.86	24d	1	0.96mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	24d	1	0.99mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$2,918	$2.51	2d	34	1.00mi
5520 NW 61st St #205 Coconut Creek, FL	2.0	2.0	1130	$2,250	$1.99	7d	1	1.01mi
5530 NW 61st St #321 Coconut Creek, FL	2.0	2.0	1130	$1,975	$1.75	24d	1	1.03mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$2,384	$2.22	2d	47	1.05mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	24d	1	1.07mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	19d	1	1.08mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	1.11mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	1d	17	1.18mi
6310 NW 58th Way Unit 1 Parkland, FL	3.0	2.0	1842	$4,299	$2.33	10d	1	1.19mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$2,645	$2.41	1d	17	1.21mi
5851 Holmberg Rd Parkland, FL	1.0–3.0	1.0–2.5	1255	$2,812	$2.24	3d	32	1.24mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	24d	1	1.24mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	16d	1	1.25mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	24d	1	1.27mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	7d	1	1.27mi
5460 NW 38th Ter Coconut Creek, FL	3.0	2.0	1667	$4,100	$2.46	24d	1	1.28mi
243 NW 45th Ave #243 Deerfield Beach, FL	2.0	2.5	1748	$2,600	$1.49	7d	1	1.34mi
10222 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,975	$2.33	24d	1	1.43mi
1245 SW 46th Way Deerfield Beach, FL	3.0	2.0	1558	$3,600	$2.31	24d	1	1.43mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,120	$2.01	3d	1	1.44mi
5400 NW 55th Blvd Coconut Creek, FL	3.0	2.0	1425	$2,586	$1.81	7d	1	1.44mi
5400 NW 55th Blvd Coconut Creek, FL	1.0	1.0	1057	$2,102	$1.99	21d	1	1.44mi
5400 NW 55th Blvd Coconut Creek, FL	2.0	2.0	1424	$2,545	$1.79	24d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 380-char remark
2. 2026-06-18
   listed $85,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $36,107
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$2,473
• Taxable income: $21,396
• Est. tax owed @ 24.0%: −$5,135
• After-tax cash flow: $16,341/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good exterior and interior. It has a good curb appeal and is located in a gated community with amenities. Repainting the exterior and replacing the air conditioning unit would significantly increase its value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Replace the air conditioning unit — A new air conditioning unit can improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Replace the air conditioning unit — A new air conditioning unit can improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-17 Listed $85,000 Beaches MLS