4502 Martinique Way Unit E1 · Coconut Creek, FL 33066

$117,999

1 bd · 1.0 ba · 741 sqft · Condo public records · 30 Days on market

Built 1976 $642/mo HOA · 38% of rent

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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).

• Cash flow +9.8/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

AMAZING AND UPDATED 1st FL. ONE BEDROOM CONDO WITH A WONDERFUL WATER & GOLF VIEW! This spacious condo has an updated kitchen and bathroom with granite countertops, new cabinets, flat ceiling (no popcorn) and a pass-through in the kitchen. All Kitchen appliances and AC less than two years old! Water heater is 8 years old. GORGEOUS COLORFUL LAMINATE FLOORING THROUGHOUT THE CONDO. NO CARPETS! HUGE PATIO TO SIT ON WITH YOUR MORNING COFFEE OR SIPPING WINE AT SUNSET LOOKING AT YOUR BEAUTIFUL LANDSCAPED AREA LEADING TO YOUR WATER VIEW! SOME FURNITURE NEGOTIABLE. WYNMOOR has many amenities like a restaurant on site, golf, FREE BASIC CABLE TV, Tennis, exercise facility, free buses, PICKLEBALL,

Key facts

• Golf view
• New cabinets
• Updated kitchen

Tags

• WATER VIEW
• GOLF VIEW
• UPDATED KITCHEN
• UPDATED BATHROOM
• GRANITE COUNTERTOPS
• NEW CABINETS

Property features AI

Finance

• Other: Senior community
• Financial info: No land lease; Pets allowed with breed restrictions
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, pool, fitness center, billiard room, business center, cafe/restaurant, library, courtesy bus, parking, jogging path, picnic area, bocce ball, pickleball courts, golf course access, and security; HOA covers water, sewer, trash, pest control, common areas, elevator, hot water, roof repairs, pool service and contributes to reserve funds

Exterior

• Parking: Assigned parking; 1 open parking space (115 total parking spaces in community)
• Security: Security guard; Security patrol; Security fence; Smoke detectors
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available
• Home design: Condominium; One level; First-floor entry; Faces south
• Construction: Block construction; Tar/gravel roof; Built as part of a 4-story building
• Exterior features: Open porch; Porch; Fenced; Fruit trees on the lot; Other exterior structures

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Furnished; Blinds on windows; French doors; Common area accessibility features
• Laundry & utility: Laundry area (other); Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $-76 ($-907/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (11.3% below list).
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $105k (11.3% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Coconut Creek Elementary School (math 31% / reading 40%, grade F, #1,684 of 2,144 statewide, top 79%, 475 students, 66% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 332 active listings in the ZIP; 18 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 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 $816 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 30 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,649 (11.3% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.44% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 5.8

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: -26.8%
• Equity multiple: 0.14×
• Total profit: $-28,504
• Equity at exit: $17,594

10-year hold

• IRR: -62.4%
• Equity multiple: -0.47×
• Total profit: $-48,602
• Equity at exit: $10,202

Cash invested: $33,040 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$619
• Tax from tax record: −$104 /mo · $1,242/yr
• Insurance: −$49
• HOA: −$642
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-76

Break-even live

Break-even rent $1,789

Max offer price $104,649

Occupancy floor 99%

Sensitivity live

Price	-10% $-9	-5% $-42	+0% $-76	+5% $-109	+10% $-142
Rent	-10% $-209	-5% $-142	+0% $-76	+5% $-9	+10% $58
Rate	-1.0pp $-16	-0.5pp $-46	base $-76	+0.5pp $-106	+1.0pp $-137

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4501 Martinique Way Unit C1 Coconut Creek, FL	1.0	1.0	495	$1,500	$3.03	26d	1	0.03mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	26d	2	0.30mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	14d	2	0.30mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	4d	1	0.30mi
2703 Nassau Bnd Unit D1 Coconut Creek, FL	1.0	1.0	662	$1,650	$2.49	26d	1	0.42mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	26d	1	0.95mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	3d	15	1.06mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	5d	1	1.13mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	26d	35	1.15mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	0d	19	1.15mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	26d	2	1.15mi
641 Lyons Rd #11203 Coconut Creek, FL	1.0	1.0	730	$1,750	$2.40	26d	1	1.18mi
701 Lyons Rd #13206 Coconut Creek, FL	1.0	1.0	620	$1,750	$2.82	21d	1	1.18mi
631 Lyons Rd #12205 Coconut Creek, FL	1.0	1.0	620	$1,950	$3.15	23d	1	1.21mi
631 Lyons Rd Coconut Creek, FL	1.0	1.0	620	$1,845	$2.98	9d	2	1.21mi
2408 NW 8th St Pompano Beach, FL	2.0	1.0	728	$2,300	$3.16	26d	1	1.28mi
990 Powerline Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	833	$1,888	$2.27	0d	15	1.45mi
2809 N Course Dr #205 Pompano Beach, FL	1.0	1.0	735	$1,700	$2.31	26d	1	1.50mi

HOA detail condo

• Monthly dues: $642 · $7,704/yr
• Likely covers: watercable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $117,999 Active 30 DOM
2. 2026-06-18
   days on market $117,999 Active 27 DOM
3. 2026-06-17
   days on market $117,999 Active 26 DOM
4. 2026-06-16
   days on market $117,999 Active 25 DOM
5. 2026-06-15
   days on market $117,999 Active 24 DOM
6. 2026-06-13
   days on market $117,999 Active 22 DOM
7. 2026-06-09
   days on market $117,999 Active 18 DOM
8. 2026-06-08
   days on market $117,999 Active 17 DOM
9. 2026-06-07
   days on market $117,999 Active 16 DOM
10. 2026-06-04
    days on market $117,999 Active 13 DOM
11. 2026-06-03
    days on market $117,999 Active 12 DOM
12. 2026-06-02
    days on market $117,999 Active 11 DOM
13. 2026-06-01
    days on market $117,999 Active 10 DOM
14. 2026-05-31
    days on market $117,999 Active 9 DOM
15. 2026-05-20
    listed $117,999 Active
16. 2026-05-15
    historical
17. 2026-03-13
    price $118,000
18. 2025-08-15
    listed $125,000 Active
19. 2023-11-14
    soldstatus $140,000
20. 2020-05-28
    soldstatus $76,000
21. 2016-06-21
    soldstatus $48,500
22. 2004-02-26
    soldstatus $65,000
23. 2002-10-15
    soldstatus $47,500
24. 1991-02-14
    soldstatus $40,000
25. 1980-04-01
    soldstatus $48,000

ⓘ 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: $1,242 · $104/mo
• Projected year-2 tax: $1,242 · $104/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 · 20 d/yr by 30 yrs out
• 💨 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: $20,323
• − Mortgage interest: −$6,610
• − Property taxes: −$1,242
• − Insurance: −$590
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − HOA: −$7,704
• − Depreciation: −$3,433
• Taxable loss: −$2,508
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $-305/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

+145.8% since first listed

11 events — show timeline

• 2026-05-20 Listed $117,999 Beaches MLS
• 2026-05-15 Listing Removed — Beaches MLS
• 2026-03-13 Price Changed $118,000 Beaches MLS
• 2025-08-15 Listed $125,000 Beaches MLS
• 2023-11-14 Sold (Public Records) $140,000 Public Records
• 2020-05-28 Sold (Public Records) $76,000 Public Records
• 2016-06-21 Sold (Public Records) $48,500 Public Records
• 2004-02-26 Sold (Public Records) $65,000 Public Records
• 2002-10-15 Sold (Public Records) $47,500 Public Records
• 1991-02-14 Sold (Public Records) $40,000 Public Records
• 1980-04-01 Sold (Public Records) $48,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,242 · +5.7% YoY. Source: county tax records.