3049 Ventnor O #3049 · Deerfield Beach, FL 33442

$144,400

2 bd · 2.0 ba · 996 sqft · Condo public records · 102 Days on market

Built 1978 $618/mo HOA · 29% 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 +20.1/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW ROOF, GREAT FINANCIALS. Ideally located just steps from the pool and only one unit from the elevator, parking spot steps from the entry. This spacious 1,000 sq ft residence offers the perfect blend of comfort and convenience. Enjoy a bright, updated kitchen and breathtaking views from the oversized lanai, featuring serene garden scenery and mature trees—with no neighboring buildings in sight. Additional highlights include a newer electrical panel and tankless water heater, both bathrooms with bi-det. Offered fully furnished with updated furnishings. . Amenities include a clubhouse, theater, live shows, pool and spa, fitness center, pickleball, tennis, on-site cafe, courtesy bus, a

Key facts

• Oversized lanai
• Updated kitchen
• Fully furnished

Tags

• UPDATED KITCHEN
• OVERSIZED LANAI
• NEWER ELECTRICAL PANEL
• TANKLESS WATER HEATER
• FULLY FURNISHED
• CLOSE TO BEACHES

Property features AI

Finance

• Other: Living area approximately 1,000
• HOA & community: HOA with monthly fee; HOA amenities include basketball court, billiard room, clubhouse, indoor pool, outdoor pool, spa/hot tub, storage, bike storage, cafe/restaurant, pickleball courts; HOA fee covers insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, water, common areas, elevator, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking (1 total parking space)
• Security: Security guard; Key card entry; Security fence; Security system; Other security features
• Utilities: Has heating; Has cooling
• Home design: Condominium; Resale condition; 4-story building; Entry on second floor
• Construction: Block construction
• Exterior features: Fenced; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Second floor entry (unit accessed from level 2)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Disposal; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: Quiet Waters Elementary School (math 40% / reading 48%, grade F, #1,330 of 2,144 statewide, top 63%, 1,128 students, 62% 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).
• Market conditions: Rents flat; 585 active listings in the ZIP; 40 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).
• At $2,106/mo this rent would consume 47% of the median local household income ($53k/yr) (locally 2169% 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 $998 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 102 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $144k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $131,404 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1978 — 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: 1.46% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 5.7

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: -12.5%
• Equity multiple: 0.57×
• Total profit: $-17,550
• Equity at exit: $21,531

10-year hold

• IRR: -11.3%
• Equity multiple: 0.45×
• Total profit: $-22,271
• Equity at exit: $12,485

Cash invested: $40,432 (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: 585
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$757
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$60
• HOA: −$618
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $180

Break-even live

Break-even rent $1,878

Max offer price $144,400

Occupancy floor 86%

Sensitivity live

Price	-10% $262	-5% $221	+0% $180	+5% $140	+10% $99
Rent	-10% $14	-5% $97	+0% $180	+5% $264	+10% $347
Rate	-1.0pp $253	-0.5pp $217	base $180	+0.5pp $143	+1.0pp $105

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: $36,100
• Closing costs: $4,332
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	25d	1	0.13mi
105 Deer Creek Rd Deerfield Beach, FL	2.0	2.0	1120	$2,700	$2.41	25d	1	0.21mi
105 Deer Creek Rd #202 Deerfield Beach, FL	2.0	2.0	1120	$3,000	$2.68	25d	1	0.22mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	6d	1	0.35mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	21d	1	0.35mi
272 Tilford M Unit M Deerfield Beach, FL	2.0	1.5	820	$1,900	$2.32	25d	1	0.37mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.38mi
184 Tilford I Unit I Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	25d	1	0.38mi
51 Tilford S Unit 51 Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	25d	1	0.42mi
171 Deer Creek Blvd #701 Deerfield Beach, FL	2.0	2.0	1090	$4,500	$4.13	0d	1	0.46mi
361 Tilford Q Unit Q Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	25d	1	0.46mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	25d	1	0.52mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	23d	1	0.52mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	0.53mi
316 Markham Cres Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	25d	1	0.55mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	0d	1	0.55mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.55mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	25d	1	0.56mi
283 Durham Cir Unit 283 Deerfield Beach, FL	2.0	2.0	820	$3,300	$4.02	25d	1	0.57mi
500 Jefferson Dr Deerfield Beach, FL	1.0–3.0	1.0–2.0	1154	$2,768	$2.40	0d	78	0.57mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.58mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	25d	1	0.58mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.59mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.61mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.61mi
2460 Deer Creek Country Club Blvd Unit 205A Deerfield Beach, FL	2.0	1.5	1050	$1,800	$1.71	25d	1	0.62mi
283 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,500	$2.56	25d	1	0.65mi
2400 Deer Creek Country Club Blvd Deerfield Beach, FL	2.0	2.0	1050	$2,300	$2.19	25d	1	0.66mi
2400 Deer Creek Country Club Blvd Unit 608-1 Deerfield Beach, FL	2.0	2.0	1050	$2,200	$2.10	6d	1	0.66mi
299 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,300	$2.36	3d	1	0.66mi
299 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,300	$2.36	0d	1	0.66mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.66mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	0d	1	0.66mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.67mi
2420 Deer Creek Country Club Blvd Unit 302D Deerfield Beach, FL	2.0	2.0	1050	$1,850	$1.76	25d	1	0.68mi
315 NW 36th Ave Deerfield Beach, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.68mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.68mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	8d	1	0.68mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	0.68mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.68mi

HOA detail condo

• Monthly dues: $618 · $7,416/yr
• Likely covers: waterelectricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $144,400 Active 102 DOM
2. 2026-06-18
   days on market $144,400 Active 99 DOM
3. 2026-06-17
   days on market $144,400 Active 98 DOM
4. 2026-06-16
   days on market $144,400 Active 97 DOM
5. 2026-06-15
   days on market $144,400 Active 96 DOM
6. 2026-06-13
   pricedays on market $144,400 Active 94 DOM
7. 2026-06-09
   days on market $149,400 Active 90 DOM
8. 2026-06-07
   days on market $149,400 Active 88 DOM
9. 2026-06-04
   days on market $149,400 Active 85 DOM
10. 2026-06-03
    days on market $149,400 Active 84 DOM
11. 2026-06-02
    days on market $149,400 Active 83 DOM
12. 2026-06-01
    days on market $149,400 Active 82 DOM
13. 2026-05-31
    days on market $149,400 Active 81 DOM
14. 2026-04-27
    price $149,400
15. 2026-04-27
    price $149,000
16. 2026-03-02
    listed $149,900 Active
17. 1978-09-01
    soldstatus $36,000

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: +$623/yr (+$52/mo · 108.1%)

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

Taxation est. · year 1

• Rental income: $25,273
• − Mortgage interest: −$8,089
• − Property taxes: −$576
• − Insurance: −$722
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$7,416
• − Depreciation: −$4,201
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,111/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

+315.0% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $149,400 Beaches MLS
• 2026-04-27 Price Changed $149,000 Beaches MLS
• 2026-03-02 Listed $149,900 Beaches MLS
• 1978-09-01 Sold (Public Records) $36,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $576 · +9.1% YoY. Source: county tax records.