120 NW 53rd Pl · Deerfield Beach, FL 33064

$250,000

2 bd · 2.0 ba · 1,528 sqft · Manufactured public records · 50 Days on market

Built 1979 4,400 sqft lot Est $303k · 17% under $117/mo HOA · 4% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic fixer-upper opportunity within the beautiful Highland Meadows Estates Adult Community. 2/2 with no rear neighbors, attached hobby garage, screened patio with jacuzzi.

Key facts

• Open floor plan
• Covered patio
• Large storage

Tags

• OPEN FLOOR PLAN
• TILE FLOORING
• UPDATED KITCHEN
• COVERED PATIO
• PRIVATE HOT TUB
• LARGE STORAGE

Property features AI

Finance

• Financial info: Association fee payment is quarterly
• HOA & community: Association fees charged quarterly (association fee reported); Association amenities include a pool, picnic area, shuffleboard court, trails, sidewalks and recreation facilities; Senior community; Pets allowed with no restrictions

Exterior

• Parking: 2 parking spaces; Attached carport (1 space); Covered parking; Driveway
• Security: Community security included in association
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone connected; Water connected; Sewer connected
• Home design: Manufactured home; Single-story; Faces north; Resale
• Construction: Frame construction; Aluminum and shingle roof; Built as a single-story; Living area approx. 1,528 (public records)
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.2% 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: 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.
• Zoned schools: Park Ridge Elementary School (math 26% / reading 24%, grade F, #2,030 of 2,144 statewide, top 95%, 577 students, 79% FRL); Lyons Creek Middle School (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,757 students, 60% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 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 (+1.8%/yr); 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,715/mo this rent would consume 46% of the median local household income ($71k/yr) (locally 2907% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 50 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $43k; list at $250k implies a 481% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $302,544
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 NW 53rd Ct	0.18mi	2/2.0	1,300 (-15%)	2mo	$210,000	$162	65
126 NW 51st St	0.26mi	2/2.0	1,389 (-9%)	23mo	$275,000	$198	54

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-25,669
• Equity at exit: $37,276

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-12,054
• Equity at exit: $21,615

Cash invested: $70,000 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$328 /mo · $3,941/yr
• Insurance: −$104
• HOA: −$117
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $284

Break-even live

Break-even rent $2,355

Max offer price $250,000

Occupancy floor 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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 SW 15th St #41 Deerfield Beach, FL	2.0	2.0	1150	$2,400	$2.09	24d	1	0.39mi
4905 NE 2nd Way Pompano Beach, FL	2.0	1.0	1100	$2,150	$1.95	24d	1	0.46mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	24d	2	0.49mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	24d	1	0.51mi
2067 SW 15th St Deerfield Beach, FL	2.0	2.0	1150	$2,300	$2.00	20d	2	0.52mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	24d	1	0.55mi
2297 SW 15th St #122 Deerfield Beach, FL	2.0	2.0	1200	$2,200	$1.83	12d	1	0.58mi
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,550	$2.43	22d	2	0.59mi
1947 Discovery Cir E Deerfield Beach, FL	2.0	2.0	1126	$2,450	$2.18	24d	1	0.61mi
2265 SW 15th St #165 Deerfield Beach, FL	3.0	2.0	1350	$2,400	$1.78	24d	1	0.63mi
378 NE 47th Pl #378 Pompano Beach, FL	3.0	2.5	1457	$3,000	$2.06	24d	1	0.66mi
265 NE 46th St Deerfield Beach, FL	2.0	1.0	1335	$2,250	$1.69	17d	1	0.66mi
2246 Discovery Cir W Deerfield Beach, FL	2.0	2.5	1300	$2,650	$2.04	24d	1	0.70mi
2355 SW 15th St Deerfield Beach, FL	2.0	2.0	1100	$2,098	$1.91	24d	2	0.71mi
2217 Discovery Cir W Deerfield Beach, FL	2.0	2.5	1429	$2,400	$1.68	15d	1	0.74mi
2149 Discovery Cir W Unit 1 Deerfield Beach, FL	2.0	2.5	1300	$2,850	$2.19	22d	1	0.75mi
1398 SW 24th Ter Deerfield Beach, FL	3.0	2.0	1865	$5,000	$2.68	24d	1	0.78mi
2173 Discovery Cir W Deerfield Beach, FL	2.0	2.0	1126	$2,950	$2.62	3d	1	0.80mi
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	24d	1	0.80mi
562 Parsons Way Deerfield Beach, FL	3.0	2.5	1888	$4,400	$2.33	10d	1	0.82mi
550 Parsons Way Deerfield Beach, FL	3.0	2.5	1883	$4,100	$2.18	16d	1	0.85mi
550 Parsons Way Deerfield Beach, FL	3.0	2.5	1883	$4,100	$2.18	15d	1	0.85mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	15d	1	0.88mi
941 NE 50th St Deerfield Beach, FL	3.0	2.0	1105	$2,850	$2.58	24d	1	0.92mi
521 SW 11th Dr Deerfield Beach, FL	3.0	2.0	1298	$2,950	$2.27	22d	1	0.92mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	5d	1	0.92mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	24d	1	0.92mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	24d	1	0.93mi
5161 NW 11th Ln Deerfield Beach, FL	3.0	2.0	1486	$2,925	$1.97	24d	1	0.95mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,900	$1.78	24d	4	0.95mi
1851 Sandpiper Pointe Pl Deerfield Beach, FL	3.0	2.5	1888	$3,750	$1.99	24d	1	0.96mi
1851 Sandpiper Pointe Pl Unit 1851 Deerfield Beach, FL	3.0	2.5	1888	$3,750	$1.99	14d	1	0.96mi
5140 NW 11th Dr Deerfield Beach, FL	3.0	2.0	1324	$3,000	$2.27	14d	1	0.97mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	22d	1	0.98mi
341 SW 15th St Deerfield Beach, FL	2.0	1.0	1111	$3,000	$2.70	24d	1	0.98mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	18d	1	1.01mi
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$2,200	$2.26	3d	25	1.02mi
223 SW 14th Pl Deerfield Beach, FL	3.0	2.0	1550	$2,950	$1.90	5d	1	1.03mi
1361 SW 26th Ave Deerfield Beach, FL	3.0	2.0	1932	$3,850	$1.99	16d	1	1.03mi
2776 SW 15th St Deerfield Beach, FL	2.0	2.5	1236	$2,900	$2.35	24d	1	1.04mi

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 20 events

1. 2026-06-18
   days on market $250,000 Active 50 DOM
2. 2026-06-17
   days on market $250,000 Active 49 DOM
3. 2026-06-16
   days on market $250,000 Active 48 DOM
4. 2026-06-15
   days on market $250,000 Active 47 DOM
5. 2026-06-13
   days on market $250,000 Active 45 DOM
6. 2026-06-09
   days on market $250,000 Active 41 DOM
7. 2026-06-08
   days on market $250,000 Active 40 DOM
8. 2026-06-07
   days on market $250,000 Active 39 DOM
9. 2026-06-04
   days on market $250,000 Active 36 DOM
10. 2026-06-03
    days on market $250,000 Active 35 DOM
11. 2026-06-02
    status $250,000 Active 34 DOM
12. 2026-04-22
    listed $250,000 Active
13. 2016-03-01
    historical 176-char remark

    Show marketing remark (176 chars)

    Fantastic fixer-upper opportunity within the beautiful Highland Meadows Estates Adult Community. 2/2 with no rear neighbors, attached hobby garage, screened patio with jacuzzi.

14. 2016-02-29
    soldstatus $43,000 Closed 176-char remark

    Show marketing remark (176 chars)

    Fantastic fixer-upper opportunity within the beautiful Highland Meadows Estates Adult Community. 2/2 with no rear neighbors, attached hobby garage, screened patio with jacuzzi.

15. 2016-01-14
    status Pending 176-char remark

    Show marketing remark (176 chars)

    Fantastic fixer-upper opportunity within the beautiful Highland Meadows Estates Adult Community. 2/2 with no rear neighbors, attached hobby garage, screened patio with jacuzzi.

16. 2016-01-14
    historical Active Under Contract 176-char remark

    Show marketing remark (176 chars)

    Fantastic fixer-upper opportunity within the beautiful Highland Meadows Estates Adult Community. 2/2 with no rear neighbors, attached hobby garage, screened patio with jacuzzi.

17. 2016-01-09
    listed $47,900 Active 176-char remark

    Show marketing remark (176 chars)

    Fantastic fixer-upper opportunity within the beautiful Highland Meadows Estates Adult Community. 2/2 with no rear neighbors, attached hobby garage, screened patio with jacuzzi.

18. 1999-12-10
    soldstatus $42,000
19. 1996-08-23
    soldstatus $50,000
20. 1996-08-23
    soldstatus $64,500

ⓘ 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: $3,941 · $328/mo
• Projected year-2 tax: $3,941 · $328/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,577
• − Mortgage interest: −$14,004
• − Property taxes: −$3,941
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − HOA: −$1,404
• − Depreciation: −$7,273
• Taxable loss: −$507
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $3,530/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): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+400.0% since first listed

9 events — show timeline

• 2026-04-22 Listed $250,000 Beaches MLS
• 2016-03-01 Listing Removed — Beaches MLS
• 2016-02-29 Sold (MLS) $43,000 Beaches MLS
• 2016-01-14 Pending — Beaches MLS
• 2016-01-14 Contingent — Beaches MLS
• 2016-01-09 Listed $47,900 Beaches MLS
• 1999-12-10 Sold (Public Records) $42,000 Public Records
• 1996-08-23 Sold (Public Records) $64,500 Public Records
• 1996-08-23 Sold (Public Records) $50,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,941 · +6.9% YoY. Source: county tax records.