2201 Lucaya Bnd Unit M2 · Coconut Creek, FL 33066

$125,000

2 bd · 2.0 ba · 1,161 sqft · Condo public records · 481 Days on market

Built 1980 $729/mo HOA

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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).

• 1% rule +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

2-Bed, 2-Bath Condo in Lucaya Village in Coconut Creek BREAKING NEWS!! PRICE JUST REDUCED TO $125K. .. .LET'S MAKE A DEAL!! Enjoy resort-style living in this spacious, sunlit condo in sought-after Wynmoor! Features include an open floor plan, a large screened balcony. Resort-Style Amenities: Golf | Tennis & Pickleball |Heated Pools & Jacuzzi Theater & Social Clubs | Walking Trails | Shuttle Minutes from shopping, dining, and beaches! Call today for a private showing! PLEASE NOTE: BOARD APPROVAL REQUIRES A 700 CREDIT SCORE. PLEASE MAKE SURE TO READ BOARD APPLICATION AND CONDOMINUM REQUIREMENTS BEFORE MAKING AN OFFER #Wynmoor #LucayaVillage #Coconut

Key facts

• Heated pools
• Open floor plan
• Theater

Tags

• OPEN FLOOR PLAN
• LARGE SCREENED BALCONY
• HEATED POOLS
• JACUZZI
• THEATER
• WALKING TRAILS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, billiard room, library, laundry, pool, tennis and pickleball courts, elevator(s), transportation service, and reserve fund; Association fees cover amenities, cable TV, internet, laundry, grounds and structure maintenance, pool(s), recreation facilities, sewer, security, trash, and water; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced; Security guard; Storm/security shutters
• Utilities: Cable available
• Home design: Condo/attached property; Faces east; Entry on level 2; 4-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Storm/security shutters; Complex is fenced; Security guard; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Florida room
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Living/dining room; Custom mirrors; Pantry; Walk-in closet(s); Blinds on windows
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $125,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (15.8% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $105k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $864 of loan paydown is wiped out by about $4k 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 481 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,289 (15.8% 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. It's been on market 481 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
10. 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.
11. 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.
12. 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: 1.63% ✓
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 5.1

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: -29.7%
• Equity multiple: 0.06×
• Total profit: $-32,780
• Equity at exit: $18,638

10-year hold

• IRR: -84.4%
• Equity multiple: -0.67×
• Total profit: $-58,524
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

ZIP-level market 33066

• Home prices YoY: -29.3%
• Rents YoY: -0.9%
• Active inventory: 332
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$656
• Tax from tax record: −$286 /mo · $3,434/yr
• Insurance: −$52
• HOA: −$729
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-112

Break-even live

Break-even rent $2,181

Max offer price $105,289

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-76	+0% $-112	+5% $-147	+10% $-182
Rent	-10% $-273	-5% $-192	+0% $-112	+5% $-31	+10% $50
Rate	-1.0pp $-49	-0.5pp $-80	base $-112	+0.5pp $-144	+1.0pp $-177

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2202 Lucaya Bnd Unit G4 Coconut Creek, FL	2.0	2.0	1156	$1,600	$1.38	26d	1	0.06mi
2101 Lucaya Bnd Unit C1 Coconut Creek, FL	2.0	2.0	1156	$1,750	$1.51	21d	1	0.08mi
2304 Lucaya Ln Unit L4 Coconut Creek, FL	2.0	2.0	1156	$2,300	$1.99	7d	1	0.14mi
2304 Lucaya Ln Coconut Creek, FL	2.0	2.0	1156	$2,100	$1.82	16d	1	0.14mi
3001 Portofino Isle Unit K2 Coconut Creek, FL	2.0	2.0	1156	$1,800	$1.56	3d	1	0.19mi
2001 Granada Dr Unit N4 Coconut Creek, FL	2.0	2.0	1161	$1,875	$1.61	26d	1	0.30mi
2401 Antigua Cir Unit J3 Coconut Creek, FL	1.0	1.5	798	$1,650	$2.07	26d	1	0.33mi
2402 Antigua Cir Unit D1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	16d	1	0.33mi
3305 Aruba Way Unit G2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.36mi
2358 NW 37th Ave Coconut Creek, FL	3.0	3.0	1357	$3,000	$2.21	26d	1	0.37mi
3760 NW 19th St Coconut Creek, FL	3.0	2.0	1440	$3,500	$2.43	26d	1	0.38mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	9d	1	0.40mi
2342 NW 36th Ave #2342 Coconut Creek, FL	2.0	2.5	1068	$2,395	$2.24	26d	1	0.40mi
2901 Victoria Cir Unit H4 Coconut Creek, FL	2.0	2.0	1156	$1,700	$1.47	0d	1	0.40mi
2404 Antigua Cir Unit J4 Coconut Creek, FL	1.0	1.5	798	$1,500	$1.88	26d	1	0.42mi
3401 Bimini Ln Unit H3 Coconut Creek, FL	1.0	1.5	861	$1,700	$1.97	20d	1	0.42mi
2501 Antigua Ter Unit D2 Coconut Creek, FL	2.0	2.0	1160	$1,900	$1.64	26d	1	0.44mi
3303 Aruba Way Unit 2 Coconut Creek, FL	1.0	1.0	900	$1,700	$1.89	26d	1	0.46mi
1901 Lyons Rd Coconut Creek, FL	1.0–3.0	1.0–2.0	1121	$2,405	$2.15	0d	13	0.47mi
3403 Bimini Ln Unit F1 Coconut Creek, FL	2.0	2.0	1272	$2,200	$1.73	26d	1	0.53mi
2614 Nassau Bnd Unit H2 Coconut Creek, FL	3.0	2.0	1119	$2,300	$2.06	26d	1	0.54mi
2602 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	940	$1,800	$1.91	26d	1	0.58mi
2604 Nassau Bnd Unit F1 Coconut Creek, FL	2.0	2.0	962	$1,900	$1.98	26d	1	0.58mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	26d	1	0.61mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	26d	1	0.61mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	4d	1	0.63mi
4821 NW 22nd St Coconut Creek, FL	2.0	2.5	1244	$2,595	$2.09	16d	1	0.63mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	14d	1	0.63mi
4820 NW 22nd St #4134 Coconut Creek, FL	2.0	2.5	1244	$2,700	$2.17	9d	1	0.63mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	7d	1	0.63mi
2606 Nassau Bnd Unit B1 Coconut Creek, FL	2.0	2.0	962	$2,300	$2.39	5d	1	0.63mi
2900 NW 42nd Ave Unit A110 Coconut Creek, FL	2.0	2.0	930	$2,000	$2.15	6d	1	0.64mi
1902 Bermuda Cir Unit G2 Coconut Creek, FL	1.0	1.0	800	$1,600	$2.00	26d	1	0.66mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	26d	1	0.67mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	24d	1	0.67mi
2900 NW 42nd Ave Unit A103 Coconut Creek, FL	2.0	2.0	970	$2,100	$2.16	26d	1	0.67mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	26d	1	0.69mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	14d	2	0.70mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	26d	2	0.70mi
4301 Martinique Cir Unit K1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	26d	1	0.73mi

HOA detail condo

• Monthly dues: $729 · $8,748/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 481 DOM
2. 2026-06-18
   days on market $125,000 Active 478 DOM
3. 2026-06-17
   days on market $125,000 Active 477 DOM
4. 2026-06-16
   days on market $125,000 Active 476 DOM
5. 2026-06-15
   days on market $125,000 Active 475 DOM
6. 2026-06-13
   days on market $125,000 Active 473 DOM
7. 2026-06-09
   days on market $125,000 Active 469 DOM
8. 2026-06-07
   days on market $125,000 Active 467 DOM
9. 2026-06-04
   days on market $125,000 Active 464 DOM
10. 2026-06-03
    days on market $125,000 Active 463 DOM
11. 2026-06-02
    days on market $125,000 Active 462 DOM
12. 2026-06-01
    days on market $125,000 Active 461 DOM
13. 2026-05-31
    days on market $125,000 Active 460 DOM
14. 2026-05-14
    status Active
15. 2026-05-11
    status Pending
16. 2026-02-19
    status Active
17. 2026-02-17
    historical
18. 2026-01-02
    price $125,000
19. 2025-03-14
    price $130,000
20. 2025-02-20
    listed $145,000 Active
21. 2004-08-06
    soldstatus $104,000
22. 2003-07-28
    soldstatus $77,500
23. 1980-11-01
    soldstatus $65,100
24. 1980-11-01
    soldstatus $65,100

ⓘ 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: $3,434 · $286/mo
• Projected year-2 tax: $3,434 · $286/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
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 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: $24,474
• − Mortgage interest: −$7,002
• − Property taxes: −$3,434
• − Insurance: −$625
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$8,748
• − Depreciation: −$3,636
• Taxable loss: −$2,887
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $-646/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

+92.0% since first listed

11 events — show timeline

• 2026-05-14 Relisted — MARMLS
• 2026-05-11 Pending — MARMLS
• 2026-02-19 Relisted — MARMLS
• 2026-02-17 Listing Removed — MARMLS
• 2026-01-02 Price Changed $125,000 MARMLS
• 2025-03-14 Price Changed $130,000 MARMLS
• 2025-02-20 Listed $145,000 MARMLS
• 2004-08-06 Sold (Public Records) $104,000 Public Records
• 2003-07-28 Sold (Public Records) $77,500 Public Records
• 1980-11-01 Sold (Public Records) $65,100 Public Records
• 1980-11-01 Sold (Public Records) $65,100 Public Records

Property tax history

+15.9%/yr

Latest (2025): $3,434 · +6.4% YoY. Source: county tax records.