3953 Cocoplum Cir · Coconut Creek, FL 33063

$275,000

2 bd · 2.0 ba · 1,140 sqft · SingleFamily · 27 Days on market

Built 1986 Good condition $241/sqft · 22% below area Est $351k · 22% under $399/mo HOA · 16% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity to own a 2-BR 2-BA condo in the desirable community of Cocoplum Circle. The floor plan features a spacious, open concept living and dining area, the kitchen is efficiently laid out with plenty of cabinetry and counter space. The primary suite features a generous layout with an en-suite bathroom and walk in closet. This unit is located in a beautifully maintained resort-style community that features excellent resident amenities. Property is sold as-is.

Key facts

• Open concept living
• Resident amenities
• En-suite bathroom

Tags

• OPEN CONCEPT LIVING
• EN-SUITE BATHROOM
• WALK IN CLOSET
• RESIDENT AMENITIES
• RESORT-STYLE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (11.3% below list).
• Recommended offer: $221k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.8% in Coconut Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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 (+1.9%/yr); 717 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,440/mo this rent would consume 47% of the median local household income ($63k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 27 days — a 2% lower offer ($271k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,202 (19.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 9.4

CMA / ARV

• ARV (median comp): $350,537
• List price: $275,000
• Delta: -21.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3392 NW 47th Ave	0.15mi	3/2.0 (+1)	1,093 (-4%)	0mo	$300,000	$274	81
3301 Celebration Ln #132	0.43mi	2/1.5	1,100 (-4%)	0mo	$275,000	$250	72
3327 Carambola Cir S	0.31mi	2/2.5	1,230 (+8%)	1mo	$325,000	$264	70
2303 Lucaya Ln Unit G3	1.11mi	2/2.0	1,156 (+1%)	0mo	$105,000	$91	62
3203 Portofino Pt Unit F2	1.41mi	2/2.0	1,156 (+1%)	0mo	$170,000	$147	62
3004 Portofino Isle Unit M1	1.26mi	2/2.0	1,156 (+1%)	0mo	$225,000	$195	62
2303 Lucaya Ln Unit F3	1.11mi	2/2.0	1,156 (+1%)	1mo	$75,000	$65	62
2102 Lucaya Bnd Unit K2	1.15mi	2/2.0	1,161 (+2%)	0mo	$205,000	$177	62
3611 NW 35th St #1647	0.57mi	3/2.0 (+1)	1,093 (-4%)	0mo	$199,000	$182	62
4644 N Carambola Cir N #2725	0.77mi	3/2.0 (+1)	1,120 (-2%)	0mo	$304,000	$271	57
3306 S Carambola Cir Cir S	0.39mi	2/2.0	1,314 (+15%)	0mo	$260,000	$198	57
3733 NW 35th St #16108	0.53mi	2/2.0	955 (-16%)	1mo	$169,000	$177	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.08×
• Total profit: $-70,534
• Equity at exit: $41,003

10-year hold

• IRR: -30.8%
• Equity multiple: -0.31×
• Total profit: $-101,110
• Equity at exit: $23,777

Cash invested: $77,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $250,000 ($221/sqft)
• Median days on market: 3 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +39.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 717
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$399
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-372

Break-even live

Break-even rent $2,911

Max offer price $221,202

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-277	+0% $-372	+5% $-467	+10% $-562
Rent	-10% $-565	-5% $-468	+0% $-372	+5% $-275	+10% $-179
Rate	-1.0pp $-233	-0.5pp $-302	base $-372	+0.5pp $-443	+1.0pp $-516

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: $68,750
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	54d	1	0.02mi
3953 Cocoplum Cir #3611 Coconut Creek, FL	2.0	2.0	1140	$2,700	$2.37	50d	1	0.02mi
3961 Cocoplum Cir Unit F Coconut Creek, FL	2.0	2.5	1208	$2,200	$1.82	73d	1	0.05mi
3950 Cocoplum Cir #3638 Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	73d	1	0.06mi
3950 Cocoplum Cir Coconut Creek, FL	3.0	2.5	1388	$3,200	$2.31	60d	1	0.06mi
3933 Cocoplum Cir #3518 Coconut Creek, FL	2.0	2.0	982	$2,200	$2.24	68d	1	0.07mi
3831 Cocoplum Cir #3592 Coconut Creek, FL	3.0	2.0	1115	$2,450	$2.20	64d	1	0.13mi
3757 Cocoplum Cir #3567 Coconut Creek, FL	2.0	2.0	982	$2,100	$2.14	73d	1	0.15mi
4142 Cocoplum Cir Coconut Creek, FL	1.0–3.0	1.0–2.5	1129	$2,324	$2.06	0d	13	0.17mi
3833 Cocoplum Cir #3593 Coconut Creek, FL	2.0	2.0	982	$2,350	$2.39	43d	1	0.21mi
3393 Carambola Cir S #2441 Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	63d	1	0.22mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	57d	1	0.23mi
3427 NW 47th Ave #3190 Coconut Creek, FL	2.0	2.0	955	$2,300	$2.41	71d	1	0.23mi
3781 Cocoplum Cir #3579 Coconut Creek, FL	2.0	2.0	982	$2,250	$2.29	32d	1	0.23mi
3781 Cocoplum Cir #3579 Coconut Creek, FL	2.0	2.0	982	$2,300	$2.34	34d	1	0.23mi
3751 Cocoplum Cir #3564 Coconut Creek, FL	2.0	2.0	982	$2,500	$2.55	7d	1	0.24mi
3599 Cocoplum Cir #34100 Coconut Creek, FL	2.0	2.5	1182	$2,500	$2.12	14d	1	0.25mi
4854 Fishermans Dr Coconut Creek, FL	1.0–2.0	1.0–2.0	850	$2,525	$2.97	2d	15	0.25mi
3439 Cocoplum Cir #3420 Coconut Creek, FL	2.0	2.0	982	$2,250	$2.29	57d	1	0.29mi
3325 Carambola Cir S Unit S Coconut Creek, FL	2.0	2.5	1230	$2,500	$2.03	52d	1	0.30mi
5100 W Sample Rd Margate, FL	1.0–2.0	1.0–2.0	975	$2,355	$2.42	0d	14	0.32mi
3929 Carambola Cir N #2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	73d	1	0.34mi
3287 Cocoplum Cir #3321 Coconut Creek, FL	3.0	2.0	1100	$2,500	$2.27	66d	1	0.34mi
3357 Cocoplum Cir #33133 Coconut Creek, FL	2.0	2.5	1182	$2,550	$2.16	63d	1	0.36mi
3357 Cocoplum Cir #33133 Coconut Creek, FL	2.0	2.5	1182	$2,500	$2.12	73d	1	0.36mi
3346 Carambola Cir S Coconut Creek, FL	2.0	2.0	1484	$2,026	$1.37	73d	1	0.37mi
3853 Carambola Cir N #29141 Coconut Creek, FL	2.0	2.0	1320	$2,650	$2.01	43d	1	0.40mi
2902 Carambola Cir N Unit 2902 Coconut Creek, FL	2.0	2.0	955	$2,049	$2.15	73d	1	0.40mi
5295 Jamboree Pl Margate, FL	2.0	2.5	1110	$2,500	$2.25	73d	1	0.42mi
5295 Jamboree Pl Margate, FL	2.0	2.5	1110	$2,500	$2.25	30d	1	0.42mi
3364 Celebration Ln #156 Margate, FL	2.0	2.5	1110	$2,500	$2.25	32d	1	0.42mi
2923 Carambola Cir N Unit 2923 Coconut Creek, FL	3.0	2.0	1093	$2,500	$2.29	60d	1	0.43mi
3870 Lyons Rd Unit 209-8 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	73d	1	0.45mi
3870 Lyons Rd Unit 209-8 Coconut Creek, FL	2.0	2.0	1112	$2,175	$1.96	17d	1	0.45mi
3314 Concert Ln #128 Margate, FL	2.0	2.5	1080	$2,500	$2.31	8d	1	0.46mi
3150 NW 42nd Ave Unit E401 Coconut Creek, FL	2.0	2.0	1340	$2,049	$1.53	73d	1	0.47mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,227	$2.39	57d	1	0.47mi
4901 W Sample Rd Coconut Creek, FL	2.0	2.0	1271	$2,889	$2.27	48d	1	0.47mi
4901 W Sample Rd Coconut Creek, FL	3.0	2.0	1352	$3,263	$2.41	65d	1	0.47mi
4901 W Sample Rd Coconut Creek, FL	2.0	2.0	1271	$2,987	$2.35	21d	1	0.47mi

Property features AI

Finance

• HOA & community: Monthly association fee of $399Community clubhouseCommunity fitness centerCommunity pool

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-storyFaces northResale
• Construction: Block constructionShingle roof
• Exterior features: PorchOpen porch

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigerator
• Bedrooms: Bedroom on main level
• Flooring: CarpetLaminateTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Bedroom on main levelFirst-floor entry

Listing history 18 events

1. 2026-06-29
   days on market $275,000 Active 27 DOM
2. 2026-06-28
   days on market $275,000 Active 26 DOM
3. 2026-06-27
   days on market $275,000 Active 25 DOM
4. 2026-06-26
   days on market $275,000 Active 24 DOM
5. 2026-06-24
   days on market $275,000 Active 22 DOM
6. 2026-06-22
   days on market $275,000 Active 20 DOM
7. 2026-06-21
   days on market $275,000 Active 19 DOM
8. 2026-06-18
   days on market $275,000 Active 16 DOM
9. 2026-06-17
   days on market $275,000 Active 15 DOM
10. 2026-06-16
    days on market $275,000 Active 14 DOM
11. 2026-06-15
    days on market $275,000 Active 13 DOM
12. 2026-06-13
    days on market $275,000 Active 11 DOM
13. 2026-06-09
    days on market $275,000 Active 7 DOM
14. 2026-06-08
    days on market $275,000 Active 6 DOM
15. 2026-06-07
    days on market $275,000 Active 5 DOM
16. 2026-06-04
    days on market $275,000 Active 2 DOM
17. 2026-06-03
    remarks 477-char remark
18. 2026-06-03
    listed $275,000 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $29,281
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$4,788
• − Depreciation: −$8,000
• Taxable loss: −$9,096
• Est. tax savings @ 24.0%: +$2,183
• After-tax cash flow: $-2,278/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,700–$17,100 screening

This 2-bedroom, 2-bathroom condo in Cocoplum Circle is in good condition with cosmetic updates needed. The property is located in a well-maintained community with excellent amenities.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Bathroom fixtures — Update to modernize space
• Minor Exterior paint — Faded paint needs touch-up

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace outdated kitchen cabinets — Modernizes kitchen and increases appeal ↑
• Both Replace bathroom fixtures — Modernizes bathroom and enhances functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Liberty Elementary School F FL #1,709/2,144 Nat'l #23,081/41,679 Middle Margate Middle School F FL #469/571 Nat'l #9,020/14,009 High Monarch High School F FL #328/667 Nat'l #8,877/17,239

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

A Composite livability gradescore 85/100

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 · 2,207,033 people
• City population: 50,557
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 55,466
• Household income: $62,918
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 20% of renters

---

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 0.72)
• Race & ethnicity: White 34% Hispanic / Latino 29% Black 28% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 2% Estonian 2%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 24% French/Haitian/Cajun 7% Other Indo-European 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: ▼ -87.17%
• Current HPI: 393.9225
• Rent YoY: ▲ 1.94%
• 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

Property features AI

Finance

• HOA & community: Monthly association fee of $399Community clubhouseCommunity fitness centerCommunity pool

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-storyFaces northResale
• Construction: Block constructionShingle roof
• Exterior features: PorchOpen porch

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigerator
• Bedrooms: Bedroom on main level
• Flooring: CarpetLaminateTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Bedroom on main levelFirst-floor entry

Price history

2 events — show timeline

• 2026-06-29 Listing Removed — MARMLS
• 2026-06-02 Listed $275,000 MARMLS