109 NW 50th St · Deerfield Beach, FL 33064

$49,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 327 Days on market

Built 1971 ↓ 32% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

PRICE REDUCED!!! CALL TODAY TO VIEW THIS SPACIOUS HOME, WELL MAINTAINED WITH 3 BEDROOMS AND 2 BATH'S. HOME ALSO HAS ELECTRIC AND GAS. LOCATED IN COUNTRY KNOLLS, A 55+ COMMUNITY. ONLY 3 MILES FROM THE DESIRABLE BEACH OF DEERFIELD. CALL TODAY FOR AN APPOINTMENT. LOT RENTAL $955 MONTLY.

Key facts

• 2 garage spots
• Community pool
• Built 1971

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Senior community; Community amenities include billiard room, clubhouse, dog park, laundry facilities, picnic area, pool, shuffleboard court, community manager on site, community room, and pickleball courts; Association covers grounds maintenance, pest control, and common area maintenance

Exterior

• Parking: 2-car garage; 2 covered parking spaces; Garage parking
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Mobile home; Single-story; Entry-level living area; Faces northwest; Resale condition
• Construction: Metal siding; Vinyl siding; Modular construction; Metal/manufactured roof; Built prior to 1971
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating (electric); Central air; Electric cooling; Wall/Window unit(s)
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.0% 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: 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 (+1.8%/yr); 591 active listings in the ZIP; 40 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).
• At $2,686/mo this rent would consume 45% 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 5.48% ✓
• Cap rate: 49.96%
• Cash-on-cash: 155.96%
• DSCR: 7.94
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $221,616
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 NW 51st St	0.08mi	2/2.0 (-1)	1,389 (+2%)	23mo	$275,000	$198	70
261 NW 53rd Ct	0.33mi	2/2.0 (-1)	1,300 (-5%)	2mo	$210,000	$162	70
5279 NW 4th Ter	0.36mi	2/2.0 (-1)	1,196 (-13%)	3mo	$175,000	$146	55

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: —
• Equity multiple: 8.46×
• Total profit: $102,333
• Equity at exit: $7,306

10-year hold

• IRR: —
• Equity multiple: 17.19×
• Total profit: $222,163
• Equity at exit: $4,237

Cash invested: $13,720 (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: 1.5×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,783

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,817	-5% $1,800	+0% $1,783	+5% $1,766	+10% $1,749
Rent	-10% $1,571	-5% $1,677	+0% $1,783	+5% $1,889	+10% $1,995
Rate	-1.0pp $1,808	-0.5pp $1,796	base $1,783	+0.5pp $1,770	+1.0pp $1,758

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4905 NE 2nd Way Pompano Beach, FL	2.0	1.0	1100	$2,150	$1.95	24d	1	0.30mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	4d	1	0.32mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	24d	1	0.32mi
265 NE 46th St Deerfield Beach, FL	2.0	1.0	1335	$2,250	$1.69	18d	1	0.39mi
1947 Discovery Cir E Deerfield Beach, FL	2.0	2.0	1126	$2,450	$2.18	24d	1	0.40mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	24d	1	0.43mi
9 NE 44th St Unit 9 Pompano Beach, FL	4.0	2.0	1248	$4,050	$3.25	24d	1	0.44mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	24d	1	0.44mi
378 NE 47th Pl #378 Pompano Beach, FL	3.0	2.5	1457	$3,000	$2.06	24d	1	0.48mi
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	24d	1	0.49mi
1929 SW 15th St #41 Deerfield Beach, FL	2.0	2.0	1150	$2,400	$2.09	24d	1	0.52mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	15d	1	0.53mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	12d	1	0.55mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	5d	1	0.57mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	24d	1	0.57mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	1d	1	0.57mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	24d	1	0.57mi
2246 Discovery Cir W Deerfield Beach, FL	2.0	2.5	1300	$2,650	$2.04	24d	1	0.58mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	24d	1	0.58mi
2067 SW 15th St Deerfield Beach, FL	2.0	2.0	1150	$2,300	$2.00	21d	2	0.59mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	11d	1	0.60mi
2149 Discovery Cir W Unit 1 Deerfield Beach, FL	2.0	2.5	1300	$2,850	$2.19	22d	1	0.60mi
2217 Discovery Cir W Deerfield Beach, FL	2.0	2.5	1429	$2,400	$1.68	15d	1	0.63mi
2173 Discovery Cir W Deerfield Beach, FL	2.0	2.0	1126	$2,950	$2.62	3d	1	0.65mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	22d	1	0.65mi
520 NE 45th St Deerfield Beach, FL	3.0	2.0	1030	$2,800	$2.72	24d	1	0.66mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	0.67mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	19d	1	0.67mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	24d	1	0.69mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	17d	1	0.69mi
2297 SW 15th St #122 Deerfield Beach, FL	2.0	2.0	1200	$2,200	$1.83	13d	1	0.70mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	24d	1	0.70mi
1244 S Military Trl #724 Deerfield Beach, FL	2.0	1.5	916	$1,950	$2.13	14d	1	0.70mi
1250 S Military Trl #1612 Deerfield Beach, FL	2.0	1.5	1035	$2,500	$2.42	5d	1	0.70mi
2265 SW 15th St #165 Deerfield Beach, FL	3.0	2.0	1350	$2,400	$1.78	24d	1	0.72mi
5350 NE 5th Ter Pompano Beach, FL	2.0	1.0	950	$1,900	$2.00	24d	1	0.72mi
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,550	$2.43	22d	2	0.73mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	24d	1	0.74mi
4120 NW 3rd Way Deerfield Beach, FL	4.0	2.0	1401	$3,600	$2.57	18d	1	0.76mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	24d	1	0.76mi

Listing history 19 events

1. 2026-06-18
   days on market $49,000 Active 327 DOM
2. 2026-06-17
   days on market $49,000 Active 326 DOM
3. 2026-06-16
   days on market $49,000 Active 325 DOM
4. 2026-06-15
   days on market $49,000 Active 324 DOM
5. 2026-06-13
   days on market $49,000 Active 322 DOM
6. 2026-06-09
   days on market $49,000 Active 318 DOM
7. 2026-06-07
   days on market $49,000 Active 316 DOM
8. 2026-06-04
   days on market $49,000 Active 313 DOM
9. 2026-06-03
   days on market $49,000 Active 312 DOM
10. 2026-06-02
    days on market $49,000 Active 311 DOM
11. 2026-06-01
    days on market $49,000 Active 310 DOM
12. 2026-05-31
    days on market $49,000 Active 309 DOM
13. 2026-01-31
    status Active
14. 2026-01-31
    historical
15. 2026-01-13
    price $49,000
16. 2025-12-12
    price $59,000
17. 2025-10-15
    price $63,000
18. 2025-08-14
    price $69,000
19. 2025-07-26
    listed $72,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥107°F today · 25 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: $32,229
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$1,425
• Taxable income: $21,923
• Est. tax owed @ 24.0%: −$5,261
• After-tax cash flow: $16,136/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

-31.9% since first listed

7 events — show timeline

• 2026-01-31 Relisted — Beaches MLS
• 2026-01-31 Listing Removed — Beaches MLS
• 2026-01-13 Price Changed $49,000 Beaches MLS
• 2025-12-12 Price Changed $59,000 Beaches MLS
• 2025-10-15 Price Changed $63,000 Beaches MLS
• 2025-08-14 Price Changed $69,000 Beaches MLS
• 2025-07-26 Listed $72,000 Beaches MLS