804 SE 7th St SE #401 · Deerfield Beach, FL 33441

$135,900

1 bd · 2.0 ba · 800 sqft · Condo public records · 100 Days on market

Built 1974 $520/mo HOA · 27% 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 +15.9/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1 bedroom, 1.5 bath condo in the centrally located community of Hampton Gardens. Upon entering this stunning unit you are greeted by the inviting open living room and dining area. The kitchen comes equipped with plenty of cabinets and countertops. Spacious master bedroom with his and hers closet and an en-suite bath. Enjoy quiet moments on your private screen porch that overlooks the pool and common areas. Impact windows, neutral decor, new water heater and and abundance of natural light complete this home. This home is located close to the elevator and laundry room. Hampton Gardens provides first class amenities that includes a resort style pool and shuffleboard. Located close to shopping, dining, entertainment, major highways and airports.

Key facts

• Screened in porch
• Upgraded appliances
• Top floor location

Tags

• TOP FLOOR LOCATION
• PARTIALLY UPDATED KITCHEN
• UPGRADED APPLIANCES
• NEW LAMINATE FLOORING
• HURRICANE IMPACT WINDOWS
• SCREENED IN PORCH

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Has association (Hampton Gardens); Monthly HOA fee of $520; HOA covers insurance, grounds maintenance, sewer, trash, water, common areas, elevator, legal/accounting, and pool service; Community amenities: clubhouse, elevator, laundry, parking, shuffleboard court, storage, trash chute, heated pool, maintained community, street lights, maintenance; Senior community

Exterior

• Parking: Assigned and guest parking; 1 open parking space (total 1)
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Condominium; One level; Faces west; Resale property
• Construction: CBS construction; Block foundation; Other roof
• Exterior features: Screened porch; Porch; Storage; Heated in-ground private pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Blinds; Storm windows; Negotiable furnishings
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $66 ($787/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $124k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.1% in Deerfield Beach — 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 75/100 on livability (#250 in FL, #3,970 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools D-, amenities D-, employment D-.
• 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 rising (+2.2%/yr); 299 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% of the median local income ($59k/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 $940 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 100 days — a 9% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $118k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $123,669 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1974 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-19,090
• Equity at exit: $20,263

10-year hold

• IRR: -7.0%
• Equity multiple: 0.57×
• Total profit: $-16,256
• Equity at exit: $11,750

Cash invested: $38,052 (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 33441

• Rents YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$713
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$57
• HOA: −$520
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $66

Break-even live

Break-even rent $1,827

Max offer price $135,900

Occupancy floor 92%

Sensitivity live

Price	-10% $142	-5% $104	+0% $66	+5% $27	+10% $-11
Rent	-10% $-85	-5% $-10	+0% $66	+5% $141	+10% $216
Rate	-1.0pp $134	-0.5pp $100	base $66	+0.5pp $30	+1.0pp $-5

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 SE 7th St Unit A307 Deerfield Beach, FL	1.0	1.5	800	$1,200	$1.50	25d	1	0.06mi
777-779 S Federal Hwy Ph 16 Pompano Beach, FL	2.0	1.5	911	$1,995	$2.19	25d	1	0.09mi
555 SE 8th St #151 Deerfield Beach, FL	1.0	1.5	925	$1,800	$1.95	13d	1	0.12mi
495 SE 8th St #237 Deerfield Beach, FL	2.0	2.0	1100	$1,875	$1.70	25d	1	0.17mi
1100 SE 4th Ave Deerfield Beach, FL	2.0	1.5–2.0	1080	$1,900	$1.76	25d	2	0.23mi
760 SE 2nd Ave Unit D112 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	3d	1	0.23mi
760 SE 2nd Ave Unit C207 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	25d	1	0.23mi
760 SE 2nd Ave Unit D216 Deerfield Beach, FL	2.0	2.0	910	$2,100	$2.31	0d	1	0.25mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	3d	2	0.30mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	22d	1	0.32mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	22d	1	0.32mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,650	$1.93	9d	3	0.33mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,700	$1.99	11d	2	0.33mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,600	$1.87	0d	3	0.33mi
530 SE 2nd Ave Unit F24 Deerfield Beach, FL	2.0	1.0	840	$1,800	$2.14	23d	1	0.34mi
560 SE 2nd Ave Deerfield Beach, FL	2.0	1.0	840	$1,750	$2.08	18d	1	0.34mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,725	$2.05	9d	1	0.34mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,680	$2.00	6d	1	0.34mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	6d	1	0.35mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	5d	1	0.35mi
540 SE 2nd Ave Unit J4 Deerfield Beach, FL	1.0	1.0	650	$1,500	$2.31	9d	1	0.37mi
1100 SE 4th Ave #35 Deerfield Beach, FL	2.0	1.5	1080	$1,900	$1.76	13d	1	0.37mi
550 SE 2nd Ave Unit G3 Deerfield Beach, FL	1.0	1.0	650	$1,550	$2.38	9d	1	0.38mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	18d	1	0.40mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	16d	1	0.40mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$1,695	$1.88	18d	2	0.40mi
500 SE 2nd Ave #22 Deerfield Beach, FL	2.0	1.0	840	$1,850	$2.20	20d	1	0.41mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	16d	1	0.41mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	4d	1	0.41mi
367 S Federal Hwy Deerfield Beach, FL	2.0	2.0	969	$2,300	$2.37	9d	2	0.42mi
367 S Federal Hwy Deerfield Beach, FL	2.0	2.0	969	$2,300	$2.37	20d	2	0.42mi
367 S Federal Hwy Unit C221 Deerfield Beach, FL	2.0	2.0	954	$2,200	$2.31	0d	1	0.42mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,225	$2.02	25d	1	0.43mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,160	$1.96	15d	1	0.43mi
431 SE 13th Ct Deerfield Beach, FL	1.0	2.0	850	$1,805	$2.12	6d	1	0.43mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,255	$2.05	22d	1	0.43mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	25d	1	0.51mi
1102 SE 3rd St Unit 8 Deerfield Beach, FL	—	1.0	550	$1,400	$2.55	15d	1	0.51mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.0–2.0	885	$1,575	$1.78	0d	2	0.51mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,250	$2.10	0d	1	0.51mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $135,900 Active 100 DOM
2. 2026-06-18
   days on market $135,900 Active 97 DOM
3. 2026-06-17
   days on market $135,900 Active 96 DOM
4. 2026-06-16
   days on market $135,900 Active 95 DOM
5. 2026-06-16
   price $135,900 Active 94 DOM
6. 2026-06-15
   days on market $139,900 Active 94 DOM
7. 2026-06-13
   days on market $139,900 Active 92 DOM
8. 2026-06-09
   days on market $139,900 Active 88 DOM
9. 2026-06-08
   days on market $139,900 Active 87 DOM
10. 2026-06-07
    days on market $139,900 Active 86 DOM
11. 2026-06-04
    days on market $139,900 Active 83 DOM
12. 2026-06-03
    days on market $139,900 Active 82 DOM
13. 2026-06-02
    days on market $139,900 Active 81 DOM
14. 2026-06-01
    days on market $139,900 Active 80 DOM
15. 2026-05-31
    days on market $139,900 Active 79 DOM
16. 2026-03-12
    listed $139,900 Active
17. 2022-05-09
    soldstatus $118,000 Closed 760-char remark

    Show marketing remark (760 chars)

    Charming 1 bedroom, 1.5 bath condo in the centrally located community of Hampton Gardens. Upon entering this stunning unit you are greeted by the inviting open living room and dining area. The kitchen comes equipped with plenty of cabinets and countertops. Spacious master bedroom with his and hers closet and an en-suite bath. Enjoy quiet moments on your private screen porch that overlooks the pool and common areas. Impact windows, neutral decor, new water heater and and abundance of natural light complete this home. This home is located close to the elevator and laundry room. Hampton Gardens provides first class amenities that includes a resort style pool and shuffleboard. Located close to shopping, dining, entertainment, major highways and airports.

18. 2022-05-09
    soldstatus $118,000

    Show marketing remark (760 chars)

    Charming 1 bedroom, 1.5 bath condo in the centrally located community of Hampton Gardens. Upon entering this stunning unit you are greeted by the inviting open living room and dining area. The kitchen comes equipped with plenty of cabinets and countertops. Spacious master bedroom with his and hers closet and an en-suite bath. Enjoy quiet moments on your private screen porch that overlooks the pool and common areas. Impact windows, neutral decor, new water heater and and abundance of natural light complete this home. This home is located close to the elevator and laundry room. Hampton Gardens provides first class amenities that includes a resort style pool and shuffleboard. Located close to shopping, dining, entertainment, major highways and airports.

19. 2022-04-04
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Charming 1 bedroom, 1.5 bath condo in the centrally located community of Hampton Gardens. Upon entering this stunning unit you are greeted by the inviting open living room and dining area. The kitchen comes equipped with plenty of cabinets and countertops. Spacious master bedroom with his and hers closet and an en-suite bath. Enjoy quiet moments on your private screen porch that overlooks the pool and common areas. Impact windows, neutral decor, new water heater and and abundance of natural light complete this home. This home is located close to the elevator and laundry room. Hampton Gardens provides first class amenities that includes a resort style pool and shuffleboard. Located close to shopping, dining, entertainment, major highways and airports.

20. 2022-03-02
    price $118,000 760-char remark

    Show marketing remark (760 chars)

    Charming 1 bedroom, 1.5 bath condo in the centrally located community of Hampton Gardens. Upon entering this stunning unit you are greeted by the inviting open living room and dining area. The kitchen comes equipped with plenty of cabinets and countertops. Spacious master bedroom with his and hers closet and an en-suite bath. Enjoy quiet moments on your private screen porch that overlooks the pool and common areas. Impact windows, neutral decor, new water heater and and abundance of natural light complete this home. This home is located close to the elevator and laundry room. Hampton Gardens provides first class amenities that includes a resort style pool and shuffleboard. Located close to shopping, dining, entertainment, major highways and airports.

21. 2022-03-01
    listed $115,000 Active 760-char remark

    Show marketing remark (760 chars)

    Charming 1 bedroom, 1.5 bath condo in the centrally located community of Hampton Gardens. Upon entering this stunning unit you are greeted by the inviting open living room and dining area. The kitchen comes equipped with plenty of cabinets and countertops. Spacious master bedroom with his and hers closet and an en-suite bath. Enjoy quiet moments on your private screen porch that overlooks the pool and common areas. Impact windows, neutral decor, new water heater and and abundance of natural light complete this home. This home is located close to the elevator and laundry room. Hampton Gardens provides first class amenities that includes a resort style pool and shuffleboard. Located close to shopping, dining, entertainment, major highways and airports.

22. 2021-01-11
    historical
23. 2020-10-26
    listed $90,000 Active
24. 2006-12-05
    soldstatus $127,000
25. 1986-02-01
    soldstatus $39,000

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,917
• − Mortgage interest: −$7,613
• − Property taxes: −$1,847
• − Insurance: −$680
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$6,240
• − Depreciation: −$3,953
• Taxable loss: −$1,081
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,046/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 — Deerfield Beach

• Score: 75/100
• State rank: #250
• US rank: #3970

Category grades

Amenities D- Commute C Cost of living A Crime C+ Employment D- Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deerfield Beach, FL
• County: Broward County · 1,963,430 people
• City population: 61,449
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,153
• Household income: $58,594
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 2148.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 39% Black 33% Hispanic / Latino 17% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 11% Estonian 5% Romanian 3%
• Foreign-born: 29% · Canada, Jamaica, Guatemala
• Languages at home: 65% English-only · Spanish 13% French/Haitian/Cajun 11% Other Indo-European 9%

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: ▼ -353.25%
• Current HPI: 404.3829
• Rent YoY: ▲ 2.17%
• 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

+258.7% since first listed

10 events — show timeline

• 2026-03-12 Listed $139,900 Beaches MLS
• 2022-05-09 Sold (Public Records) $118,000 Public Records
• 2022-05-09 Sold (MLS) $118,000 Beaches MLS
• 2022-04-04 Pending — Beaches MLS
• 2022-03-02 Price Changed $118,000 Beaches MLS
• 2022-03-01 Listed $115,000 Beaches MLS
• 2021-01-11 Listing Removed — Beaches MLS
• 2020-10-26 Listed $90,000 Beaches MLS
• 2006-12-05 Sold (Public Records) $127,000 Public Records
• 1986-02-01 Sold (Public Records) $39,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,847 · +5.2% YoY. Source: county tax records.