6940 NW 44th Ave Lot E-07 · Coconut Creek, FL 33073

$180,000

3 bd · 3.0 ba · 1,584 sqft · Manufactured · 341 Days on market

Built 2001

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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
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS IS A 2/2 MANUFACTURED HOME WITH A FLORIDA ROOM CONVERTED INTO A 3RD. BEDROOM. DEERFIELD LAKE IS A 55+ COMMUNITY CLOSED TO MAJOR ROAD, AIRPORTS, HOSPITALS, RESTAURANTS, SHOPPING AND MUCH MORE. THE COMMUNITY HAS A SMALL FITNESS CENTER, SHUFFLEBOARD, PICKLEBALL, HEATED SWIMMING POOL, LARGE CLUB HOUSE THAT OFFERS LOTS OF ACTIVITIES AND FREE WI-FI. THIS HOME IS TOTALLY REMODELED WITH LOTS UPDATING. THE MONTHLY LOT RENTAL IS $1,150.00 THAT INCLUDES: WATER, TRASH REMOVAL AND LANDSCAPING.

Key facts

• Totally remodeled
• Florida room
• Large club house

Tags

• FLORIDA ROOM
• HEATED SWIMMING POOL
• LARGE CLUB HOUSE
• FREE WI-FI
• TOTALLY REMODELED

Property features AI

Finance

• HOA & community: Senior community; Pets allowed with restrictions (breed, number, size limits)

Exterior

• Parking: Attached carport; Covered parking; Three covered spaces; Three garage spaces
• Security: Key card entry; Window bars; Gated community (no guard)
• Utilities: Three-phase electric
• Home design: Manufactured home; Single-story; Faces north; Resale condition; Accessible doors and ramp
• Construction: Aluminum siding, vinyl siding and frame construction; Metal roof; Aluminum skirt; Mobile dimensions approximately 48' x 33'
• Exterior features: Shed(s); Zero lot line

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Closet cabinetry; Blinds
• Laundry & utility: Laundry closet with washer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 16d 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 40% 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 $1k of loan paydown is wiped out by about $1k 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($158k) 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.36%
• DSCR: 2.40
• GRM: 4.6

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: 29.2%
• Equity multiple: 2.35×
• Total profit: $67,869
• Equity at exit: $45,435

10-year hold

• IRR: 33.0%
• Equity multiple: 4.30×
• Total profit: $166,443
• Equity at exit: $49,424

Cash invested: $50,400 (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 33073

• Home prices YoY: -0.2%
• Rents YoY: 1.6%
• Active inventory: 150
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,242 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $1,317

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,441	-5% $1,379	+0% $1,317	+5% $1,255	+10% $1,193
Rent	-10% $1,061	-5% $1,189	+0% $1,317	+5% $1,445	+10% $1,573
Rate	-1.0pp $1,408	-0.5pp $1,363	base $1,317	+0.5pp $1,270	+1.0pp $1,223

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6642 NW 42nd Ave Coconut Creek, FL	4.0	2.0	1925	$3,595	$1.87	22d	1	0.50mi
6956 Julia Gardens Dr Coconut Creek, FL	3.0	2.5	1888	$3,500	$1.85	25d	1	0.52mi
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	25d	1	0.60mi
4907 Pelican Mnr Coconut Creek, FL	3.0	2.5	1816	$4,000	$2.20	4d	1	0.60mi
3600 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1128	$2,917	$2.59	2d	13	0.62mi
6979 Pines Cir Unit 35 Coconut Creek, FL	3.0	2.5	1734	$3,550	$2.05	11d	1	0.63mi
3621 W Hillsboro Blvd Coconut Creek, FL	1.0–2.0	1.0–2.5	961	$2,516	$2.62	2d	8	0.65mi
5201 W Hillsboro Blvd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,628	$3.38	2d	28	0.71mi
6950 Long Pine Cir Unit 6950 Coconut Creek, FL	3.0	2.5	1449	$3,200	$2.21	15d	1	0.72mi
6132 Grand Cypress Cir E Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	25d	1	0.77mi
4755 Cypress St Unit 4755 Coconut Creek, FL	3.0	2.5	1935	$3,375	$1.74	14d	1	0.84mi
6077 Grand Cypress Cir W Coconut Creek, FL	3.0	2.5	1935	$3,300	$1.71	2d	1	0.86mi
5952 NW 47th Ter Unit 5952 Coconut Creek, FL	3.0	2.5	1573	$3,150	$2.00	25d	1	0.87mi
23466 Lyons Rd #504 Boca Raton, FL	2.0	2.0	1127	$2,300	$2.04	25d	1	0.88mi
23442 Lyons Rd #406 Boca Raton, FL	2.0	2.0	1218	$2,300	$1.89	25d	1	0.91mi
6343 NW 36th Ave Coconut Creek, FL	3.0	2.5	2151	$4,000	$1.86	25d	1	0.95mi
4752 NW 59th Mnr Coconut Creek, FL	3.0	2.5	1573	$3,000	$1.91	25d	1	0.96mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	25d	1	0.96mi
23312 SW 53rd Ave Unit C Boca Raton, FL	3.0	2.5	1412	$3,100	$2.20	25d	1	1.02mi
11 NW 45th Ave Deerfield Beach, FL	1.0–3.0	1.0–2.5	1097	$3,295	$3.00	2d	17	1.04mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,600	$1.85	17d	1	1.04mi
4814 NW 58th Mnr Coconut Creek, FL	2.0	2.5	1407	$2,500	$1.78	6d	1	1.04mi
8951 SW 19th St Unit A Boca Raton, FL	2.0	2.0	1196	$2,800	$2.34	17d	1	1.05mi
5528 Lake Tern Ct Coconut Creek, FL	4.0	2.5	2054	$3,450	$1.68	11d	1	1.10mi
5528 Lake Tern Ct Coconut Creek, FL	4.0	2.5	2054	$3,450	$1.68	8d	1	1.10mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	25d	1	1.15mi
23305 Barwood Ln N #207 Boca Raton, FL	2.0	2.0	1300	$1,875	$1.44	8d	1	1.15mi
243 NW 45th Ave #243 Deerfield Beach, FL	2.0	2.5	1748	$2,600	$1.49	8d	1	1.15mi
5800 NW 74th Pl Coconut Creek, FL	1.0–2.0	1.0–2.0	1115	$2,407	$2.16	2d	17	1.19mi
6112 N State Road 7 Coconut Creek, FL	1.0–3.0	1.0–2.0	1164	$3,640	$3.13	3d	34	1.22mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	20d	1	1.23mi
5520 NW 61st St #205 Coconut Creek, FL	2.0	2.0	1130	$2,250	$1.99	8d	1	1.24mi
5813 Eagle Cay Ln Coconut Creek, FL	4.0	3.5	2110	$3,500	$1.66	15d	1	1.25mi
5400 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1072	$3,011	$2.81	3d	47	1.26mi
5530 NW 61st St #321 Coconut Creek, FL	2.0	2.0	1130	$1,975	$1.75	25d	1	1.26mi
10222 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,975	$2.33	25d	1	1.29mi
10199 Akenside Dr Boca Raton, FL	3.0	2.5	2020	$4,850	$2.40	8d	1	1.33mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	2d	9	1.34mi
10106 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,600	$2.16	25d	1	1.36mi
10098 Akenside Dr Boca Raton, FL	3.0	2.5	2131	$4,500	$2.11	6d	1	1.37mi

Listing history 13 events

1. 2026-06-18
   days on market $180,000 Active 341 DOM
2. 2026-06-17
   days on market $180,000 Active 340 DOM
3. 2026-06-16
   days on market $180,000 Active 339 DOM
4. 2026-06-15
   days on market $180,000 Active 338 DOM
5. 2026-06-13
   days on market $180,000 Active 336 DOM
6. 2026-06-09
   days on market $180,000 Active 332 DOM
7. 2026-06-07
   days on market $180,000 Active 330 DOM
8. 2026-06-04
   days on market $180,000 Active 327 DOM
9. 2026-06-03
   days on market $180,000 Active 326 DOM
10. 2026-06-02
    days on market $180,000 Active 325 DOM
11. 2026-06-01
    days on market $180,000 Active 324 DOM
12. 2026-05-31
    days on market $180,000 Active 323 DOM
13. 2025-07-12
    listed $180,000 Active

ⓘ 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 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: $38,901
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$5,236
• Taxable income: $13,758
• Est. tax owed @ 24.0%: −$3,302
• After-tax cash flow: $12,503/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

1 event — show timeline

• 2025-07-12 Listed $180,000 Beaches MLS