2701 Nassau Bnd Unit D2 · Coconut Creek, FL 33066

$79,999

1 bd · 1.0 ba · 661 sqft · Condo public records · 99 Days on market

Built 1975 $558/mo HOA · 33% of rent

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Why this score? — see what drove the C+ 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 +24.0/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and spacious 2nd-floor condo located in a quiet two-story 16-unit building within the coveted 55+ Wynmoor community. Just steps away from the community center, this well-maintained residence offers peace, privacy, and an ideal layout. Featuring an oversized screened patio with hurricane shutters and sliding door access from main bedroom and living room. New elevator, New roof, and FREE laundry room just steps away. Amenities: gated security, golf course, pickleball, heated pool/spa, fitness center, BBQ area, café, movie & concert theater, clubs, bocce ball, car wash, and weekend activities. Low Taxes, Low HOA, High reserves, & NO assessments! Only

Key facts

• Screened patio
• New elevator
• Gated security

Tags

• SCREENED PATIO
• HURRICANE SHUTTERS
• NEW ELEVATOR
• NEW ROOF
• GATED SECURITY
• GOLF COURSE

Property features AI

Finance

• Other: Senior community; Directions: GPS
• HOA & community: Has association; Monthly HOA fee; Association amenities: Billiard room, Clubhouse, Fitness center, Golf course, Jogging path, Picnic area, Pool, Storage, Café/restaurant, Courtesy bus, Pickleball courts, Security, Maintenance; HOA covers: Insurance, Ground maintenance, Structure maintenance, Sewer, Trash, Water, Common areas, Elevator, Reserve funds, Roof repairs, Recreation facility

Exterior

• Parking: Guest parking; Golf cart parking
• Security: Security guard; Security patrol; Additional security features
• Utilities: Public water; Public sewer
• Home design: Condominium; Two-story building; Second-floor entry; Resale property; Not waterfront
• Construction: Block construction
• Exterior features: Screened porch

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Disposal; Dishwasher; Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 soft (-0.9%/yr); 326 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 $553 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $80k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 3.9

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-7,514
• Equity at exit: $11,928

10-year hold

• IRR: -11.4%
• Equity multiple: 0.50×
• Total profit: $-11,212
• Equity at exit: $6,917

Cash invested: $22,400 (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: 326
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$420
• Tax from tax record: −$175 /mo · $2,094/yr
• Insurance: −$33
• HOA: −$558
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $157

Break-even live

Break-even rent $1,500

Max offer price $79,999

Occupancy floor 86%

Sensitivity live

Price	-10% $203	-5% $180	+0% $157	+5% $135	+10% $112
Rent	-10% $23	-5% $90	+0% $157	+5% $224	+10% $292
Rate	-1.0pp $198	-0.5pp $178	base $157	+0.5pp $137	+1.0pp $115

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	25d	1	0.03mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	3d	1	0.19mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	25d	2	0.20mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	13d	2	0.20mi
4501 Martinique Way Unit C1 Coconut Creek, FL	1.0	1.0	495	$1,500	$3.03	25d	1	0.46mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	4d	1	0.70mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	25d	2	0.73mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	25d	1	0.74mi
701 Lyons Rd #13206 Coconut Creek, FL	1.0	1.0	620	$1,750	$2.82	20d	1	0.76mi
641 Lyons Rd #11203 Coconut Creek, FL	1.0	1.0	730	$1,750	$2.40	25d	1	0.76mi
631 Lyons Rd #12205 Coconut Creek, FL	1.0	1.0	620	$1,950	$3.15	22d	1	0.79mi
631 Lyons Rd Coconut Creek, FL	1.0	1.0	620	$1,845	$2.98	8d	2	0.79mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	2d	15	0.93mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	2d	20	1.10mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	25d	35	1.10mi
412 Lakeside Dr #223 Margate, FL	2.0	1.0	630	$1,800	$2.86	15d	1	1.24mi
5750 Lakeside Dr Margate, FL	1.0–3.0	1.0–2.0	862	$1,897	$2.20	2d	9	1.30mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	25d	1	1.46mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	3d	1	1.46mi

HOA detail condo

• Monthly dues: $558 · $6,696/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $79,999 Active 99 DOM
2. 2026-06-17
   days on market $79,999 Active 98 DOM
3. 2026-06-16
   days on market $79,999 Active 97 DOM
4. 2026-06-15
   days on market $79,999 Active 96 DOM
5. 2026-06-13
   days on market $79,999 Active 94 DOM
6. 2026-06-09
   days on market $79,999 Active 90 DOM
7. 2026-06-07
   days on market $79,999 Active 88 DOM
8. 2026-06-04
   days on market $79,999 Active 85 DOM
9. 2026-06-03
   days on market $79,999 Active 84 DOM
10. 2026-06-02
    days on market $79,999 Active 83 DOM
11. 2026-06-01
    days on market $79,999 Active 82 DOM
12. 2026-05-31
    days on market $79,999 Active 81 DOM
13. 2026-04-29
    price $79,999
14. 2026-04-07
    price $83,999
15. 2026-03-20
    price $84,000
16. 2025-08-20
    listed $84,900 Active
17. 1979-03-01
    soldstatus $36,900
18. 1976-02-01
    soldstatus $26,900

ⓘ 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: $2,094 · $175/mo
• Projected year-2 tax: $2,094 · $175/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,394
• − Mortgage interest: −$4,481
• − Property taxes: −$2,094
• − Insurance: −$400
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$6,696
• − Depreciation: −$2,327
• Taxable income: $1,133
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $1,615/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

+197.4% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $79,999 Beaches MLS
• 2026-04-07 Price Changed $83,999 Beaches MLS
• 2026-03-20 Price Changed $84,000 Beaches MLS
• 2025-08-20 Listed $84,900 Beaches MLS
• 1979-03-01 Sold (Public Records) $36,900 Public Records
• 1976-02-01 Sold (Public Records) $26,900 Public Records

Property tax history

+22.8%/yr

Latest (2025): $2,094 · +9.6% YoY. Source: county tax records.