608 SW Natura Blvd Apt 202 · Deerfield Beach, FL 33441

$119,000

2 bd · 2.0 ba · 1,272 sqft · Condo public records · 21 Days on market

Built 1975 $576/mo HOA · 23% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Over 55 community. Great opportunity to own this 2/2 with Fantastic Location only 3 miles from the beach. quiet Building, great amenities. On the second floor ( near the stairs, but there is an elevator) common laundry in each floor. Spacious bedrooms. Plus an oversized storage pantry with lots of drawers. Partial Hurricane windows. Very nice unit near shops, restaurants, highway. MOTIVATED SELLERS.

Key facts

• Great amenities
• Quiet building
• Common laundry

Tags

• FANTASTIC LOCATION
• QUIET BUILDING
• GREAT AMENITIES
• COMMON LAUNDRY
• OVERSIZED STORAGE PANTRY
• PARTIAL HURRICANE WINDOWS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Has association (Grant Property); Monthly HOA fee includes cable TV, sewer, and elevator; Community amenities: clubhouse, pool, shuffleboard court, community room, laundry; Senior community

Exterior

• Parking: 2 assigned/open parking spaces; Guest parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; 3 total stories; Faces south; Resale condition; Adaptable bathroom walls and customized wheelchair accessible features
• Construction: Concrete construction; Other roof
• Exterior features: Covered patio; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Blinds
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 Park Elementary School (math 45% / reading 26%, grade F, #1,684 of 2,144 statewide, top 79%, 529 students, 91% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% 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); 299 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $36k; list at $119k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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: 2.09% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 4.0

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: 15.6%
• Equity multiple: 1.62×
• Total profit: $20,582
• Equity at exit: $17,743

10-year hold

• IRR: 23.5%
• Equity multiple: 2.94×
• Total profit: $64,538
• Equity at exit: $10,289

Cash invested: $33,320 (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: 299
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$624
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$50
• HOA: −$576
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $653

Break-even live

Break-even rent $1,656

Max offer price $119,000

Occupancy floor 69%

Sensitivity live

Price	-10% $720	-5% $687	+0% $653	+5% $619	+10% $586
Rent	-10% $457	-5% $555	+0% $653	+5% $751	+10% $849
Rate	-1.0pp $713	-0.5pp $683	base $653	+0.5pp $622	+1.0pp $591

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$2,200	$2.26	5d	25	0.11mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,900	$1.78	26d	4	0.17mi
3123 SW Natura Ave Deerfield Beach, FL	2.0	1.5	1238	$2,200	$1.78	26d	1	0.23mi
2528 SW Natura Blvd Deerfield Beach, FL	2.0	2.0	1130	$2,500	$2.21	24d	1	0.27mi
2528 SW Natura Blvd Deerfield Beach, FL	2.0	2.0	1130	$2,500	$2.21	10d	1	0.27mi
2613 SW Natura Ave Deerfield Beach, FL	2.0	2.0	1216	$3,000	$2.47	12d	1	0.30mi
660 Siesta Key Cir Deerfield Beach, FL	2.0	2.0	1070	$1,940	$1.81	26d	1	0.31mi
2004 SW Natura Blvd Unit D Deerfield Beach, FL	2.0	2.0	900	$2,500	$2.78	4d	1	0.34mi
677 Trace Cir #101 Deerfield Beach, FL	2.0	2.0	887	$1,900	$2.14	26d	1	0.37mi
588 Trace Cir #206 Deerfield Beach, FL	2.0	2.0	1000	$2,350	$2.35	26d	1	0.46mi
588 Trace Cir Deerfield Beach, FL	2.0	2.0	943	$2,275	$2.41	13d	2	0.46mi
67 SW 12th Ave Deerfield Beach, FL	2.0	2.0	1242	$3,089	$2.49	18d	1	0.53mi
521 SW 11th Dr Deerfield Beach, FL	3.0	2.0	1298	$2,950	$2.27	24d	1	0.63mi
405 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	26d	1	0.75mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$1,995	$2.24	26d	1	0.81mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	4d	1	0.81mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,700	$2.61	1d	1	0.81mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	17d	1	0.81mi
349 NW 3rd St Deerfield Beach, FL	3.0	1.0	1280	$2,800	$2.19	24d	1	0.81mi
349 NW 3rd St Deerfield Beach, FL	3.0	1.0	1200	$2,800	$2.33	26d	1	0.81mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	26d	1	0.83mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.0–2.0	885	$2,100	$2.37	1d	2	0.83mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,250	$2.10	1d	1	0.83mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	26d	1	0.83mi
1335 S Dixie Hwy #404 Deerfield Beach, FL	3.0	1.5	892	$2,050	$2.30	26d	1	0.83mi
146 SE 5th Ct Deerfield Beach, FL	3.0	2.5	1532	$3,250	$2.12	26d	1	0.86mi
358 SE 1st Dr Unit 358 Deerfield Beach, FL	3.0	2.5	1572	$2,750	$1.75	26d	1	0.91mi
170 SE 7th St #301 Deerfield Beach, FL	2.0	2.0	1150	$2,200	$1.91	10d	1	0.91mi
110 SE 7th St Deerfield Beach, FL	2.0	2.0	1200	$1,950	$1.62	26d	1	0.91mi
365 NW 4th Ct Deerfield Beach, FL	3.0	2.0	1872	$3,300	$1.76	1d	1	0.91mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,500	$2.23	26d	1	0.94mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,495	$2.22	21d	1	0.94mi
223 SW 14th Pl Deerfield Beach, FL	3.0	2.0	1550	$2,950	$1.90	7d	1	0.96mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	17d	1	0.98mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	26d	1	0.98mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	26d	2	0.98mi
5350 NE 5th Ter Pompano Beach, FL	2.0	1.0	950	$1,900	$2.00	26d	1	0.99mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	23d	1	1.00mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$2,000	$2.22	19d	2	1.01mi
341 SW 15th St Deerfield Beach, FL	2.0	1.0	1111	$3,000	$2.70	26d	1	1.01mi

HOA detail condo

• Monthly dues: $576 · $6,912/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-22
   days on market $119,000 Active 21 DOM
2. 2026-06-21
   days on market $119,000 Active 20 DOM
3. 2026-06-18
   days on market $119,000 Active 17 DOM
4. 2026-06-17
   days on market $119,000 Active 16 DOM
5. 2026-06-16
   days on market $119,000 Active 15 DOM
6. 2026-06-15
   days on market $119,000 Active 14 DOM
7. 2026-06-13
   days on market $119,000 Active 12 DOM
8. 2026-06-09
   days on market $119,000 Active 8 DOM
9. 2026-06-08
   days on market $119,000 Active 7 DOM
10. 2026-06-07
    days on market $119,000 Active 6 DOM
11. 2026-06-04
    days on market $119,000 Active 3 DOM
12. 2026-06-03
    days on market $119,000 Active 2 DOM
13. 2026-06-02
    remarks 402-char remark
14. 2026-06-02
    listed $119,000 Active 1 DOM

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$280/yr (+$23/mo · 39.6%)

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

Taxation est. · year 1

• Rental income: $29,795
• − Mortgage interest: −$6,666
• − Property taxes: −$708
• − Insurance: −$595
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − HOA: −$6,912
• − Depreciation: −$3,462
• Taxable income: $6,686
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $6,231/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): 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

+244.9% since first listed

6 events — show timeline

• 2026-06-01 Listed $119,000 Beaches MLS
• 2022-09-01 Listing Removed — Beaches MLS
• 2022-08-30 Price Changed $129,000 Beaches MLS
• 2022-08-10 Listed $139,000 Beaches MLS
• 2000-03-30 Sold (Public Records) $36,000 Public Records
• 1978-12-01 Sold (Public Records) $34,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $708 · +7.3% YoY. Source: county tax records.