560-570 NE 19th Ave · Deerfield Beach, FL 33441

$1,250,000

12 bd · 12.0 ba · 2,400 sqft · MultiFamily · 26 Days on market

Built 1974 Good condition 6,900 sqft lot

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks

LOCATION, LOCATION! TURN-KEY TOWNHOMES! RARE opportunity to own an exceptionally maintained, two-story duplex just blocks from Deerfield Beach! Both units feature identical, mirrored 2BR/2BA split-bedroom layouts with private backyards, individual laundry, and dedicated parking. INVESTMENT HIGHLIGHTS: Live in one side and rent the other, short-term rental, or hold as a high-performing income asset. Situated in a prime, rapidly growing area directly across from luxury Intracoastal homes. UPGRADES & FEATURES: Complete impact windows/doors, water heaters 2024 & 2026, AC units 2019, and a 2015 roof. Professionally landscaped & exterior paint completed in 2022. Unlimited poten

Key facts

• 6,900 sq ft lot
• Built 1974
• Listed 26 days

Property features AI

Finance

• Financial info: 4 total units; Gross income approximately $72,000; Operating expenses approximately $32,000; Net operating income approximately $40,000; Tenants pay cable TV, electricity, and water; Pets allowed with no restrictions; 2 units in the immediate community

Exterior

• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; 2 separate electric meters; 2 separate water meters
• Home design: Duplex; Two stories; Resale property; East of US-1 frontage
• Construction: CBS construction; Barrel roof; 2,400 building area (based on plans); 2 total stories
• Exterior features: Open patio; Wrap-around porch; Patio; Porch; Fenced yard; Corner lot; Not waterfront

Interior

• Flooring: Ceramic tile; Laminate
• Heating & cooling: Central individual heating; Central individual cooling; Ceiling fans
• Interior features: Ceramic tile and laminate flooring; Storm windows

What this means for you Summary

Snapshot

• This is a 6 × 2.0-bed/2.0-bath units multifamily listed at $1.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $204/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.25M (0.1% below list).
• Recommended offer: $1.23M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Deerfield Beach Elementary School (math 26% / reading 42%, grade F, #1,744 of 2,144 statewide, top 82%, 592 students, 74% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% 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 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 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 (+2.2%/yr); 297 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $12,486/mo this rent would consume 256% of the median local household income ($59k/yr) (locally 2148% 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 $9k of loan paydown is wiped out by about $38k 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 26 days — a 2% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,231,250 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.3

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-134,657
• Equity at exit: $186,379

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-57,723
• Equity at exit: $108,077

Cash invested: $350,000 (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 33441

• Rents YoY: 2.2%
• Active inventory: 297
• Price-to-rent: 50.1×

Monthly cashflow live

• Estimated rent: $12,486 medium
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,622
• Net cashflow: $1,225

Break-even live

Break-even rent $10,935

Max offer price $1,250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $2,089	-5% $1,657	+0% $1,225	+5% $794	+10% $362
Rent	-10% $239	-5% $732	+0% $1,225	+5% $1,719	+10% $2,212
Rate	-1.0pp $1,855	-0.5pp $1,543	base $1,225	+0.5pp $902	+1.0pp $572

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2.0	2	$12,486
Total (6 units)			$12,486

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,250,000 Active 26 DOM
2. 2026-06-17
   days on market $1,250,000 Active 25 DOM
3. 2026-06-16
   days on market $1,250,000 Active 24 DOM
4. 2026-06-15
   days on market $1,250,000 Active 23 DOM
5. 2026-06-13
   pricedays on market $1,250,000 Active 21 DOM
6. 2026-06-09
   days on market $1,400,000 Active 17 DOM
7. 2026-06-08
   days on market $1,400,000 Active 16 DOM
8. 2026-06-07
   days on market $1,400,000 Active 15 DOM
9. 2026-06-04
   days on market $1,400,000 Active 12 DOM
10. 2026-06-03
    days on market $1,400,000 Active 11 DOM
11. 2026-06-02
    days on market $1,400,000 Active 10 DOM
12. 2026-06-01
    days on market $1,400,000 Active 9 DOM
13. 2026-05-31
    days on market $1,400,000 Active 8 DOM
14. 2026-05-23
    listed $1,400,000 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $149,832
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$6,250
• − Repairs & maintenance: −$11,987
• − Management: −$11,987
• − Depreciation: −$36,364
• Taxable loss: −$5,524
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $16,031/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

A well-maintained, turn-key townhome with recent upgrades and a prime location. Ideal for investment or dual occupancy.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Rental Replace air filters regularly — Keeps HVAC system running efficiently

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Rental Replace air filters regularly — Keeps HVAC system running efficiently ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-23 Listed $1,400,000 Beaches MLS