266 Oakridge P #266 · Deerfield Beach, FL 33442

$109,900

1 bd · 2.0 ba · 706 sqft · Condo public records · 61 Days on market

Built 1977 $585/mo HOA · 36% 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).

• 1% rule +9.8/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION! LOCATION! ADORABLE AND SUPER CLEAN FIRST FLOOR CONDO IN THE OAKRIDGE AREA OF CENTURY VILLAGE. THIS CHARMING HOME HAS TILE THROUGHOUT! MASTER BATHROOM HAS A SHOWER STALL FOR PRACTICALITY AND COMFORT! HOT WATER HEATER WAS RECENTLY REPLACED. MOVE IN READY, COME MAKE DEERFILED BEACH YOUR HOME! RENTABLE AFTER 1 YR OF OWNERSHIP THEN SEASONALLY ONLY. CENTURY VILLAGE HAS RESORT STYLE AMENITIES TO INCLUDE A CLUBHOUSE, THEATER, INDOOR AND OUTDOOR POOLS, RESTAURANT, PICKLEBALL, TENNIS, CLUBS, GAMES AND CARDROOMS, COURTESY SHUTTLE AND SO MUCH MORE! ASSOCIATION CLAIMS 55+. DEERFIELD BEACH IS LESS THAN 4 MILES AWAY!

Key facts

• Shower stall
• Hot water heater
• First floor condo

Tags

• FIRST FLOOR CONDO
• MASTER BATHROOM
• SHOWER STALL
• HOT WATER HEATER
• MOVE IN READY
• RESORT STYLE AMENITIES

Property features AI

Finance

• Other: Senior community; Directions: I-95 to Hillsboro Blvd, head west; entrance is on the left
• Financial info: Not a land lease; Pets not allowed; Community contains a large number of units
• HOA & community: Association with monthly fee (includes cable TV, grounds maintenance, security, sewer, trash, water, common areas, pool service); Community amenities: Basketball court, Billiard room, Clubhouse, Fitness center, Game room, Indoor pool, Jogging path, Parking, Pool, Sauna, Shuffleboard court, Tennis courts, Bike storage, Cafe/Restaurant, Courtesy bus, Hobby room, Library, Pickleball courts, Putting green, Security

Exterior

• Parking: Assigned and guest open/common parking (1 parking space total)
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water and sewer available
• Home design: Condominium; One level; First floor entry; Faces south
• Construction: CBS construction; Shingle roof; 2 total stories (building); Built as resale property
• Exterior features: Covered patio; Patio; Fenced

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window/wall heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Furnished; Blinds on windows
• Laundry & utility: Laundry room in common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (20.2% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $88k (20.2% below list) — sets the bar for cash-flow.

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: 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 (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-23 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 586 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($53k/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 $760 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 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $87,673 (20.2% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.48% ✓
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -30.9%
• Equity multiple: 0.02×
• Total profit: $-30,003
• Equity at exit: $16,386

10-year hold

• IRR: -81.7%
• Equity multiple: -0.71×
• Total profit: $-52,555
• Equity at exit: $9,502

Cash invested: $30,772 (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 33442

• Rents YoY: 0.1%
• Active inventory: 586
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$576
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$46
• HOA: −$585
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-126

Break-even live

Break-even rent $1,783

Max offer price $87,673

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-95	+0% $-126	+5% $-157	+10% $-188
Rent	-10% $-254	-5% $-190	+0% $-126	+5% $-62	+10% $2
Rate	-1.0pp $-70	-0.5pp $-98	base $-126	+0.5pp $-154	+1.0pp $-183

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.07mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	25d	1	0.08mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.09mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.16mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	25d	1	0.19mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	25d	1	0.21mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.25mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	0.26mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	25d	1	0.26mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	25d	1	0.32mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	25d	1	0.32mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	25d	1	0.35mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	22d	1	0.35mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	25d	1	0.38mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	6d	1	0.39mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	21d	1	0.39mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.39mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.42mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.61mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	0.62mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	0.62mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	0.71mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	0.78mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	11d	1	0.78mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.79mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	0.80mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	25d	1	0.81mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	25d	1	0.87mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.89mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	8d	1	0.89mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	25d	1	0.90mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.91mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	25d	1	0.92mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	19d	1	1.17mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	12d	1	1.21mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	22d	1	1.37mi

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 61 DOM
2. 2026-06-17
   days on market $109,900 Active 60 DOM
3. 2026-06-16
   days on market $109,900 Active 59 DOM
4. 2026-06-15
   days on market $109,900 Active 58 DOM
5. 2026-06-13
   days on market $109,900 Active 56 DOM
6. 2026-06-09
   days on market $109,900 Active 52 DOM
7. 2026-06-08
   days on market $109,900 Active 51 DOM
8. 2026-06-07
   days on market $109,900 Active 50 DOM
9. 2026-06-04
   days on market $109,900 Active 47 DOM
10. 2026-06-03
    days on market $109,900 Active 46 DOM
11. 2026-06-02
    days on market $109,900 Active 45 DOM
12. 2026-06-01
    days on market $109,900 Active 44 DOM
13. 2026-05-31
    days on market $109,900 Active 43 DOM
14. 2026-04-18
    listed $109,900 Active
15. 2024-09-24
    historical
16. 2024-08-01
    status Active
17. 2024-07-15
    status Pending
18. 2024-06-25
    price $124,900
19. 2024-05-01
    price $126,900
20. 2024-03-24
    listed $129,000 Active
21. 2023-11-30
    soldstatus $107,000
22. 2020-06-23
    status Pending
23. 2020-06-23
    historical
24. 2020-06-09
    listed $47,500 Active
25. 2020-06-09
    historical
26. 2020-03-20
    listed $54,000 Active
27. 1995-10-18
    soldstatus $22,000

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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: $19,485
• − Mortgage interest: −$6,156
• − Property taxes: −$2,417
• − Insurance: −$550
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − HOA: −$7,020
• − Depreciation: −$3,197
• Taxable loss: −$2,973
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $-796/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): 31,296
• Household income: $53,254
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 2169.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 23% Two or more races 19% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 3%
• Common ancestry: Estonian 7% Romanian 4% Hispanic 3%
• Foreign-born: 34% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 20% Other Indo-European 13% French/Haitian/Cajun 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: ▼ -280.44%
• Current HPI: 323.0166
• Rent YoY: ▲ 0.10%
• 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

+399.5% since first listed

14 events — show timeline

• 2026-04-18 Listed $109,900 Beaches MLS
• 2024-09-24 Listing Removed — Beaches MLS
• 2024-08-01 Relisted — Beaches MLS
• 2024-07-15 Pending — Beaches MLS
• 2024-06-25 Price Changed $124,900 Beaches MLS
• 2024-05-01 Price Changed $126,900 Beaches MLS
• 2024-03-24 Listed $129,000 Beaches MLS
• 2023-11-30 Sold (Public Records) $107,000 Public Records
• 2020-06-23 Pending — MARMLS
• 2020-06-23 Listing Removed — MARMLS
• 2020-06-09 Listing Removed — MARMLS
• 2020-06-09 Listed $47,500 MARMLS
• 2020-03-20 Listed $54,000 MARMLS
• 1995-10-18 Sold (Public Records) $22,000 Public Records

Property tax history

+22.9%/yr

Latest (2025): $2,417 · +1.6% YoY. Source: county tax records.