2702 Nassau Bnd Unit C2 · Coconut Creek, FL 33066

$84,000

1 bd · 1.0 ba · 661 sqft · Condo public records · 177 Days on market

Built 1976 $568/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 +21.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Spacious, move-in ready Second floor 1BR/1BA condo in guard-gated Wynmoor. Bright and airy with an oversized patio overlooking peaceful garden views. AC 2025, Water Heater 2022, Kitchen offers stainless steel appliances from 2023 and great functionality, plus the unit is steps from the laundry room (included in association fees)--no extra cost to use laundry in this building and there is a LIFT available next to the condo. It is conveniently located near the North Gate and pool area. Wynmoor is an active 55+ community with outstanding amenities including golf, tennis, fitness center, multiple pools, theater, clubhouse, restaurant, and community bus service throughout the complex. Great Coco

Key facts

• Golf
• Guard-gated
• Oversized patio

Tags

• GUARD-GATED
• OVERSIZED PATIO
• STAINLESS STEEL APPLIANCES
• STEPS FROM LAUNDRY ROOM
• OUTSTANDING AMENITIES
• GOLF

Property features AI

Finance

• HOA & community: Monthly HOA fee (paid monthly); HOA includes cable TV, maintenance of grounds, pest control, sewer, trash, and water; Community amenities include: billiard room, clubhouse, golf course, pool, sauna, shuffleboard, tennis courts, business center, cafe/restaurant, courtesy bus, library, pickleball courts; Senior community; Pets not allowed

Exterior

• Parking: Assigned parking; Guest parking; Open parking
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Resale unit; Faces east; 4-story building
• Construction: CBS construction; Appraiser-reported building area: 662; Built as part of a 4-story building
• Exterior features: Non-waterfront property

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 331 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k 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 177 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $84k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.02% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 4.1

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: -12.4%
• Equity multiple: 0.58×
• Total profit: $-9,973
• Equity at exit: $12,525

10-year hold

• IRR: -16.5%
• Equity multiple: 0.33×
• Total profit: $-15,666
• Equity at exit: $7,263

Cash invested: $23,520 (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: 331
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$441
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$35
• HOA: −$568
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $129

Break-even live

Break-even rent $1,534

Max offer price $84,000

Occupancy floor 87%

Sensitivity live

Price	-10% $176	-5% $152	+0% $129	+5% $105	+10% $81
Rent	-10% $-5	-5% $62	+0% $129	+5% $196	+10% $263
Rate	-1.0pp $171	-0.5pp $150	base $129	+0.5pp $107	+1.0pp $85

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: $21,000
• Closing costs: $2,520
• 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	0.07mi
1102 Bahama Bnd Unit D2 Coconut Creek, FL	1.0	1.0	662	$1,750	$2.64	4d	1	0.27mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	25d	2	0.28mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,700	$2.09	13d	2	0.28mi
4501 Martinique Way Unit C1 Coconut Creek, FL	1.0	1.0	495	$1,500	$3.03	25d	1	0.49mi
851 Lyons Rd #22108 Coconut Creek, FL	1.0	1.0	620	$1,650	$2.66	5d	1	0.68mi
651 Lyons Rd Coconut Creek, FL	1.0	1.0	690	$1,715	$2.48	25d	2	0.73mi
701 Lyons Rd #13206 Coconut Creek, FL	1.0	1.0	620	$1,750	$2.82	21d	1	0.75mi
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	23d	1	0.79mi
631 Lyons Rd Coconut Creek, FL	1.0	1.0	620	$1,845	$2.98	8d	2	0.79mi
371 Sunshine Dr Unit H2 Coconut Creek, FL	1.0	1.0	600	$1,473	$2.46	25d	1	0.82mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$1,850	$2.10	2d	15	1.02mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,907	$1.77	2d	20	1.19mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$1,792	$1.66	25d	35	1.19mi
412 Lakeside Dr #223 Margate, FL	2.0	1.0	630	$1,800	$2.86	16d	1	1.23mi
5750 Lakeside Dr Margate, FL	1.0–3.0	1.0–2.0	862	$1,897	$2.20	0d	11	1.25mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	25d	1	1.37mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	4d	1	1.37mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $84,000 Active 177 DOM
2. 2026-06-18
   days on market $84,000 Active 174 DOM
3. 2026-06-17
   days on market $84,000 Active 173 DOM
4. 2026-06-16
   days on market $84,000 Active 172 DOM
5. 2026-06-15
   days on market $84,000 Active 171 DOM
6. 2026-06-13
   days on market $84,000 Active 169 DOM
7. 2026-06-09
   days on market $84,000 Active 165 DOM
8. 2026-06-07
   days on market $84,000 Active 163 DOM
9. 2026-06-04
   days on market $84,000 Active 160 DOM
10. 2026-06-03
    days on market $84,000 Active 159 DOM
11. 2026-06-02
    days on market $84,000 Active 158 DOM
12. 2026-06-01
    days on market $84,000 Active 157 DOM
13. 2026-05-31
    days on market $84,000 Active 156 DOM
14. 2026-04-17
    price $84,000
15. 2026-01-15
    price $89,000
16. 2025-12-26
    listed $90,000 Active
17. 2025-10-01
    historical
18. 2024-12-20
    price $105,000
19. 2024-11-21
    listed $119,999 Active
20. 2024-10-24
    historical
21. 2024-04-24
    listed $135,000
22. 1996-10-04
    soldstatus $29,000
23. 1991-04-19
    soldstatus $29,900

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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: $20,361
• − Mortgage interest: −$4,705
• − Property taxes: −$2,019
• − Insurance: −$420
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$6,816
• − Depreciation: −$2,444
• Taxable income: $700
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $1,377/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

+180.9% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $84,000 Beaches MLS
• 2026-01-15 Price Changed $89,000 Beaches MLS
• 2025-12-26 Listed $90,000 Beaches MLS
• 2025-10-01 Listing Removed — Beaches MLS
• 2024-12-20 Price Changed $105,000 Beaches MLS
• 2024-11-21 Listed $119,999 Beaches MLS
• 2024-10-24 Listing Removed — Beaches MLS
• 2024-04-24 Listed $135,000 Beaches MLS
• 1996-10-04 Sold (Public Records) $29,000 Public Records
• 1991-04-19 Sold (Public Records) $29,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,019 · +9.6% YoY. Source: county tax records.