3511 Cocoplum Cir · Coconut Creek, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 28 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- Cash flow +10.4/30.0
- 1% rule +7.9/10.0
- Livability +4.2/5.0
- Condition / age +3.8/5.0
- Schools +3.4/10.0
- DSCR +3.0/10.0
- Rent growth +3.0/5.0
- Appreciation +0.0/10.0
$180,000
3511 Cocoplum Cir · Coconut Creek, FL 33063
2 bd · 2.0 ba · 1,100 sqft · Townhouse
· 164 Days on market
Built 1984
$164/sqft
· 31% below area
Est $260k · 31% under
$688/mo HOA · 30% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Bright, spacious and open 2/2 on 2nd Floor, nestled in the heart of Coconut Creek. Close to Highways and shopping. This resort-style living, with access to Olympic-Sized community pool, hot tub, fitness center, tennis courts, clubhouse and jogging paths, is anyone's dream! New A/C with Washer & Dryer inside Unit.
Key facts
- Fitness center
- Clubhouse
- Jogging paths
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $180k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $166k (7.6% below list).
- Meets the 1% rule at list price ($2k rent vs $180k).
- Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
- Cap rate 5.7% vs local median 3.9% 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: Liberty Elementary School (math 29% / reading 40%, grade F, #1,709 of 2,144 statewide, top 81%, 732 students, 73% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Monarch High School (math 26% / reading 50%, grade F, #328 of 667 statewide, top 50%, 2,344 students, 54% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
- Market conditions: Rents rising (+1.9%/yr); 919 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
- This rent runs 44% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $5k 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 164 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 30% of rent.
- 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
$158,400
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.29% ✓
- Cap rate
- 5.66%
- Cash-on-cash
- -2.26%
- DSCR
- 0.90
- GRM
- 6.5
CMA / ARV
- ARV (median comp)
- $259,993
- List price
- $180,000
- Delta
- -30.77%
- 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 |
|---|---|---|---|---|---|---|---|
| 3408 NW 47th Ave #3149 | 0.22mi | 3/2.0 (+1) | 1,093 (-1%) | 1mo | $300,000 | $274 | 82 |
| 5336 Jubilee Way #189 | 0.30mi | 2/2.5 | 1,110 (+1%) | 1mo | $310,000 | $279 | 82 |
| 3310 Concert Ln | 0.33mi | 2/1.5 | 1,110 (+1%) | 1mo | $305,000 | $275 | 80 |
| 3125 Festival Dr #268 | 0.39mi | 2/1.5 | 1,110 (+1%) | 0mo | $315,000 | $284 | 78 |
| 3273 Carambola Cir #23137 | 0.43mi | 2/2.0 | 1,110 (+1%) | 1mo | $237,000 | $214 | 78 |
| 3713 Cocoplum Cir #3545 | 0.19mi | 2/2.0 | 982 (-11%) | 0mo | $217,000 | $221 | 73 |
| 4251 Carambola Cir S | 0.67mi | 2/2.0 | 1,079 (-2%) | 1mo | $205,000 | $190 | 64 |
| 3135 S Carambola Cir S #2368 | 0.50mi | 2/2.0 | 1,010 (-8%) | 0mo | $190,000 | $188 | 63 |
| 5577 Courtyard Dr | 0.37mi | 2/2.0 | 970 (-12%) | 1mo | $245,000 | $253 | 62 |
| 2664 NW 42nd Ave | 0.68mi | 2/2.0 | 1,150 (+4%) | 0mo | $235,000 | $204 | 60 |
| 6231 Coral Lake Dr #307 | 0.52mi | 2/2.0 | 990 (-10%) | 1mo | $180,000 | $182 | 58 |
| 4532 Carambola Cir #27273 | 0.73mi | 2/2.0 | 978 (-11%) | 1mo | $220,000 | $225 | 46 |
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
- -21.6%
- Equity multiple
- 0.26×
- Total profit
- $-37,214
- Equity at exit
- $26,839
10-year hold
- IRR
- -19.0%
- Equity multiple
- 0.04×
- Total profit
- $-48,192
- Equity at exit
- $15,563
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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 153 active · 96 under contract
- Months of supply
- 14.3 mo (7%/mo absorbed)
- Median asking
- $249,000 ($229/sqft)
- Median days on market
- 89 d
- This list price
- 8% of active listings are priced below it
- ARV vs active asking
- +3.1% vs 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
- 919
- Price-to-rent
- 6.5×
Monthly cashflow live
↻
- Estimated rent
- $2,325 high interval (Pro) →
- Mortgage (P&I)
- −$944
- Tax est. 1.5%
- −$225 /mo · $2,700/yr
- Insurance
- −$75
- HOA
- −$688
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$488
- Net cashflow
- $-95
Break-even live
Break-even rent
$2,445
Max offer price
$166,256
Occupancy floor
99%
Sensitivity live
| Price | -10% $29 | -5% $-33 | +0% $-95 | +5% $-157 | +10% $-219 |
|---|---|---|---|---|---|
| Rent | -10% $-279 | -5% $-187 | +0% $-95 | +5% $-3 | +10% $89 |
| Rate | -1.0pp $-4 | -0.5pp $-49 | base $-95 | +0.5pp $-142 | +1.0pp $-189 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3751 Cocoplum Cir #3564 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,400 | $2.44 | 88d | 1 | 0.05mi |
| 3559 Cocoplum Cir Coconut Creek, FL | 3.0 | 2.0 | 1115 | $2,200 | $1.97 | 10d | 1 | 0.06mi |
| 3439 Cocoplum Cir Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,250 | $2.29 | 6d | 1 | 0.07mi |
| 3439 Cocoplum Cir #3420 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,250 | $2.29 | 10d | 1 | 0.07mi |
| 3439 Cocoplum Cir #3420 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,100 | $2.14 | 3d | 1 | 0.07mi |
| 3781 Cocoplum Cir #3579 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,300 | $2.34 | 126d | 1 | 0.08mi |
| 3781 Cocoplum Cir #3579 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,100 | $2.14 | 10d | 1 | 0.08mi |
| 3599 Cocoplum Cir #34100 Coconut Creek, FL | 2.0 | 2.5 | 1182 | $2,300 | $1.95 | 43d | 1 | 0.12mi |
| 3205 Cocoplum Cir #3364 Coconut Creek, FL | 2.0 | 2.5 | 1182 | $2,500 | $2.12 | 43d | 1 | 0.12mi |
| 3357 Cocoplum Cir #33133 Coconut Creek, FL | 2.0 | 2.5 | 1182 | $2,500 | $2.12 | 165d | 1 | 0.12mi |
| 3171 Cocoplum Cir #3382 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,250 | $2.29 | 38d | 1 | 0.12mi |
| 3357 Cocoplum Cir #33133 Coconut Creek, FL | 2.0 | 2.5 | 1182 | $2,550 | $2.16 | 155d | 1 | 0.12mi |
| 3745 Cocoplum Cir #3561 Coconut Creek, FL | 3.0 | 2.0 | 1115 | $2,400 | $2.15 | 73d | 1 | 0.12mi |
| 3757 Cocoplum Cir #3567 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,100 | $2.14 | 165d | 1 | 0.12mi |
| 3833 Cocoplum Cir #3593 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,350 | $2.39 | 135d | 1 | 0.13mi |
| 3831 Cocoplum Cir #3592 Coconut Creek, FL | 3.0 | 2.0 | 1115 | $2,450 | $2.20 | 156d | 1 | 0.15mi |
| 3831 Cocoplum Cir Coconut Creek, FL | 3.0 | 2.0 | 1115 | $2,500 | $2.24 | 10d | 1 | 0.15mi |
| 3287 Cocoplum Cir #3321 Coconut Creek, FL | 3.0 | 2.0 | 1100 | $2,500 | $2.27 | 158d | 1 | 0.17mi |
| 3295 Cocoplum Cir #3323 Coconut Creek, FL | 2.0 | 2.0 | 955 | $2,400 | $2.51 | 71d | 1 | 0.17mi |
| 3679 Cocoplum Cir #3528 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,095 | $2.13 | 3d | 1 | 0.18mi |
| 3679 Cocoplum Cir #3528 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,200 | $2.24 | 29d | 1 | 0.18mi |
| 3709 Cocoplum Cir #3543 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,300 | $2.34 | 71d | 1 | 0.18mi |
| 3350 NW 47th Ave Coconut Creek, FL | 3.0 | 2.0 | 1093 | $2,500 | $2.29 | 10d | 1 | 0.19mi |
| 3933 Cocoplum Cir #3518 Coconut Creek, FL | 2.0 | 2.0 | 982 | $2,200 | $2.24 | 159d | 1 | 0.21mi |
| 3400 NW 47th Ave Coconut Creek, FL | 3.0 | 2.0 | 1093 | $2,600 | $2.38 | 10d | 1 | 0.22mi |
| 3950 Cocoplum Cir #3638 Coconut Creek, FL | 3.0 | 2.5 | 1388 | $3,200 | $2.31 | 165d | 1 | 0.23mi |
| 3950 Cocoplum Cir Coconut Creek, FL | 3.0 | 2.5 | 1388 | $3,200 | $2.31 | 151d | 1 | 0.23mi |
| 3953 Cocoplum Cir #3611 Coconut Creek, FL | 2.0 | 2.0 | 1140 | $2,700 | $2.37 | 142d | 1 | 0.25mi |
| 3953 Cocoplum Cir #3611 Coconut Creek, FL | 2.0 | 2.0 | 1140 | $2,700 | $2.37 | 146d | 1 | 0.25mi |
| 3961 Cocoplum Cir Unit F Coconut Creek, FL | 2.0 | 2.5 | 1208 | $2,200 | $1.82 | 165d | 1 | 0.27mi |
| 3418 NW 47th Ave #3144 Coconut Creek, FL | 2.0 | 2.0 | 955 | $2,400 | $2.51 | 43d | 1 | 0.30mi |
| 3418 NW 47th Ave #3144 Coconut Creek, FL | 2.0 | 2.0 | 955 | $2,400 | $2.51 | 10d | 1 | 0.30mi |
| 5828 Coral Lake Dr #304 Margate, FL | 2.0 | 2.0 | 1090 | $1,900 | $1.74 | 10d | 1 | 0.32mi |
| 5828 Coral Lake Dr #304 Margate, FL | 2.0 | 2.0 | 1090 | $1,900 | $1.74 | 31d | 1 | 0.32mi |
| 3427 NW 47th Ave #3190 Coconut Creek, FL | 2.0 | 2.0 | 955 | $2,300 | $2.41 | 163d | 1 | 0.33mi |
| 3427 NW 47th Ave #3190 Coconut Creek, FL | 2.0 | 2.0 | 955 | $2,300 | $2.41 | 148d | 1 | 0.33mi |
| 3364 Celebration Ln #156 Margate, FL | 2.0 | 2.5 | 1110 | $2,500 | $2.25 | 124d | 1 | 0.33mi |
| 5275 Jamboree Pl Margate, FL | 2.0 | 1.5 | 1170 | $2,650 | $2.26 | 6d | 1 | 0.34mi |
| 5275 Jamboree Pl Margate, FL | 2.0 | 1.5 | 1170 | $2,650 | $2.26 | 29d | 1 | 0.34mi |
| 3314 Concert Ln #128 Margate, FL | 2.0 | 2.5 | 1080 | $2,500 | $2.31 | 100d | 1 | 0.34mi |
Property features AI
Finance
- Financial info
- Pets allowed (cats and dogs permitted)
- HOA & community
- Part of First Residential associationMonthly HOA feeAssociation amenities: Clubhouse, Fitness Center, Parking, Pool, Sidewalks, Street Lights, Recreation FacilitiesHOA fee includes: Cable TV, Grounds maintenance, Security, Sewer, Trash, Common area maintenance, Roof repairs, Recreation facility, Pool service
Exterior
- Parking
- Assigned parkingGuest parking2 total parking spaces
- Security
- Association-provided security
- Utilities
- Public waterPublic sewerElectricity connectedCable availablePhone availableWater availableSewer connected
- Home design
- Condominium2 storiesResale conditionFaces south
- Construction
- Concrete block (no stucco) constructionShingle roof
- Exterior features
- Glass-enclosed patio/porchWaterfront propertyIn-ground spa
Interior
- Kitchen
- DishwasherDisposalElectric rangeMicrowaveRefrigerator
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- LaminateTile
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Central heating (electric)Central airCeiling fan(s)
- Interior features
- Entrance foyerWalk-in closet(s)Split bedroom layoutCustom mirrorsFrench doors
- Laundry & utility
- In-unit laundryElectric water heater (owned)
HOA detail $688/mo · $8,256/yr
- Likely covers
- poolgym
Listing history 50 events
-
2026-11-08days on market $180,000 Active 164 DOM
-
2026-11-07days on market $180,000 Active 163 DOM
-
2026-11-07days on market $180,000 Active 162 DOM
-
2026-11-05days on market $180,000 Active 161 DOM
-
2026-11-04days on market $180,000 Active 160 DOM
-
2026-11-02days on market $180,000 Active 158 DOM
-
2026-11-01days on market $180,000 Active 157 DOM
-
2026-10-31days on market $180,000 Active 156 DOM
-
2026-10-30days on market $180,000 Active 155 DOM
-
2026-10-29days on market $180,000 Active 154 DOM
-
2026-10-28days on market $180,000 Active 153 DOM
-
2026-10-27days on market $180,000 Active 152 DOM
-
2026-10-26days on market $180,000 Active 151 DOM
-
2026-10-26days on market $180,000 Active 150 DOM
-
2026-10-24days on market $180,000 Active 149 DOM
-
2026-10-23days on market $180,000 Active 148 DOM
-
2026-10-22days on market $180,000 Active 147 DOM
-
2026-10-21days on market $180,000 Active 146 DOM
-
2026-10-20days on market $180,000 Active 145 DOM
-
2026-10-19days on market $180,000 Active 144 DOM
-
2026-10-18days on market $180,000 Active 143 DOM
-
2026-10-17days on market $180,000 Active 142 DOM
-
2026-10-16days on market $180,000 Active 141 DOM
-
2026-10-15days on market $180,000 Active 140 DOM
-
2026-10-14days on market $180,000 Active 139 DOM
-
2026-10-13price $180,000 Active 138 DOM
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2026-10-13days on market $199,990 Active 138 DOM
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2026-10-12days on market $199,990 Active 137 DOM
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2026-10-11days on market $199,990 Active 136 DOM
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2026-10-10days on market $199,990 Active 135 DOM
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2026-10-09days on market $199,990 Active 134 DOM
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2026-10-08days on market $199,990 Active 133 DOM
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2026-10-07days on market $199,990 Active 132 DOM
-
2026-10-06days on market $199,990 Active 131 DOM
-
2026-10-05days on market $199,990 Active 130 DOM
-
2026-10-04days on market $199,990 Active 129 DOM
-
2026-10-03days on market $199,990 Active 128 DOM
-
2026-10-02days on market $199,990 Active 127 DOM
-
2026-09-29days on market $199,990 Active 124 DOM
-
2026-09-27days on market $199,990 Active 122 DOM
-
2026-09-23days on market $199,990 Active 118 DOM
-
2026-09-22days on market $199,990 Active 117 DOM
-
2026-09-21days on market $199,990 Active 116 DOM
-
2026-09-20days on market $199,990 Active 115 DOM
-
2026-09-18days on market $199,990 Active 113 DOM
-
2026-09-17days on market $199,990 Active 112 DOM
-
2026-09-16days on market $199,990 Active 111 DOM
-
2026-09-15days on market $199,990 Active 110 DOM
-
2026-09-14days on market $199,990 Active 109 DOM
-
2026-09-13days on market $199,990 Active 108 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 9/10 Extreme 7 d/yr ≥106°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,903
- − Mortgage interest
- −$10,083
- − Property taxes
- −$2,700
- − Insurance
- −$900
- − Repairs & maintenance
- −$2,232
- − Management
- −$2,232
- − HOA
- −$8,256
- − Depreciation
- −$5,236
- Taxable loss
- −$3,737
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$897
- After-tax cash flow
- $-243/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
75/100
Cosmetic rehab
Est. rehab $5,500–$16,500 screening
This 2/2 condo is in good condition with a fresh paint job and new A/C unit. It offers a great location and access to community amenities. Potential buyers and renters will appreciate the curb appeal and smart home features.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and resale value ↑
- Both Replace window treatments — Fresh window treatments improve aesthetics and energy efficiency ↑
- Both Upgrade kitchen appliances — Modern appliances can increase both resale and rental value ↑
- Both Install smart home features — Smart home features can increase both resale and rental value ↑
ⓘ 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
- 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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-05-28 Listed $219,990 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…