4384 NW 9th Ave Unit 20-2f · Deerfield Beach, FL 33064

$138,000

1 bd · 1.5 ba · 695 sqft · SingleFamily · 82 Days on market

Built 1975 Fair condition $358/mo HOA · 20% 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).

• Cash flow +16.3/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Public Remarks: * * NO RENTAL RESTRICTIONS * * LOOKING FOR A TURN-KEY INVESTMENT? THEN THIS 1/1.5 CONDO ON THE 2ND FLOOR (HAS ELEVATOR) OF HERITAGE CIRCLE CONDOMINIUM IS A MUST-SEE! UNIT HAS UPDATED KITCHEN CEILLING, CABINETRY, BRAND NEW LAMINATE FLOORING TANKLESS WATER HEATER, ALONG WITH UPDATED BATHROOMS. MARKET RENTS ARE $950-$1000 WITH QUICK AND EASY ASSOCIATION APPROVALS WITH ON-SITE OFFICE! COMMUNITY OFFERS A POOL, GYM AND MORE! COME SEE THIS GEM TODAY! THIS IS AN ALL AGES COMMUNITY * * * *

Key facts

• Vanity
• Laminate flooring
• Kitchen cabinets

Tags

• LAMINATE FLOORING
• KITCHEN CABINETS
• COUNTERTOPS
• REFRIGERATOR
• VANITY
• DRESSING AREA

Property features AI

Finance

• Financial info: Pets allowed (size limits and possible pet restrictions)
• HOA & community: Monthly HOA fee of $358; HOA includes maintenance of grounds, pest control, sewer, trash, water, common areas, elevator, and recreation facility; Community amenities: Elevator(s), fitness center, laundry, parking, pool, trash chute, street lights, gated

Exterior

• Parking: Assigned parking; Guest parking; Total 1 parking space
• Security: Gated community (association amenity)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water connected; Sewer connected
• Home design: Condominium; One-story structure; Second floor entry; Facing south; Resale unit, updated/remodeled
• Construction: See remarks for construction materials; Other roof type
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Instant hot water; Tankless water heater; Electric range; Electric cooktop; Refrigerator; Freezer; Trash compactor
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: One full bathroom and one half bathroom (total 2)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Exhaust fan
• Interior features: No special interior features listed
• Laundry & utility: Common area laundry; Multiple laundry locations; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $138k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-75 ($-903/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (7.9% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $127k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 7.0% 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: 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: Park Ridge Elementary School (math 26% / reading 24%, grade F, #2,030 of 2,144 statewide, top 95%, 577 students, 79% FRL); Crystal Lake Middle School (math 24% / reading 38%, grade F, #462 of 571 statewide, top 81%, 1,055 students, 74% FRL); Blanche Ely High School (math 7% / reading 29%, grade F, #570 of 667 statewide, top 86%, 1,906 students, 75% FRL) — zoned schools average 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% 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 rising (+1.8%/yr); 591 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $954 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 82 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $73k; list at $138k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 20% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $127,110 (7.9% 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 82 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.27% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.25×
• Total profit: $-28,999
• Equity at exit: $20,576

10-year hold

• IRR: -20.8%
• Equity multiple: -0.00×
• Total profit: $-38,779
• Equity at exit: $11,932

Cash invested: $38,640 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$724
• Tax est. 1.5%: −$172 /mo · $2,070/yr
• Insurance: −$58
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$358
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-75

Break-even live

Break-even rent $1,853

Max offer price $127,110

Occupancy floor 99%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,900	$1.91	14d	2	0.02mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	0.19mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	18d	1	0.42mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	12d	1	0.45mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	0.56mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.70mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	14d	4	0.74mi
341 NW 35th Ct Unit 1 Pompano Beach, FL	—	1.0	655	$1,300	$1.98	24d	1	0.75mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$1,982	$2.81	2d	16	0.82mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	1.02mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	14d	1	1.02mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	1.17mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	14d	1	1.46mi

HOA detail

• Monthly dues: $358 · $4,296/yr
• Likely covers: waterpoolgym

Listing history 19 events

1. 2026-06-18
   days on market $138,000 Active 82 DOM
2. 2026-06-17
   days on market $138,000 Active 81 DOM
3. 2026-06-16
   days on market $138,000 Active 80 DOM
4. 2026-06-15
   days on market $138,000 Active 79 DOM
5. 2026-06-13
   days on market $138,000 Active 77 DOM
6. 2026-06-09
   days on market $138,000 Active 73 DOM
7. 2026-06-08
   days on market $138,000 Active 72 DOM
8. 2026-06-07
   days on market $138,000 Active 71 DOM
9. 2026-06-04
   days on market $138,000 Active 68 DOM
10. 2026-06-03
    days on market $138,000 Active 67 DOM
11. 2026-06-02
    days on market $138,000 Active 66 DOM
12. 2026-06-01
    days on market $138,000 Active 65 DOM
13. 2026-05-31
    days on market $138,000 Active 64 DOM
14. 2026-03-28
    listed $138,000 Active
15. 2025-04-26
    historical $1,425
16. 2025-03-22
    listed $1,425
17. 2017-02-21
    soldstatus $73,000 Closed 508-char remark

    Show marketing remark (508 chars)

    Public Remarks: * * NO RENTAL RESTRICTIONS * * LOOKING FOR A TURN-KEY INVESTMENT? THEN THIS 1/1.5 CONDO ON THE 2ND FLOOR (HAS ELEVATOR) OF HERITAGE CIRCLE CONDOMINIUM IS A MUST-SEE! UNIT HAS UPDATED KITCHEN CEILLING, CABINETRY, BRAND NEW LAMINATE FLOORING TANKLESS WATER HEATER, ALONG WITH UPDATED BATHROOMS. MARKET RENTS ARE $950-$1000 WITH QUICK AND EASY ASSOCIATION APPROVALS WITH ON-SITE OFFICE! COMMUNITY OFFERS A POOL, GYM AND MORE! COME SEE THIS GEM TODAY! THIS IS AN ALL AGES COMMUNITY * * * *

18. 2017-02-09
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Public Remarks: * * NO RENTAL RESTRICTIONS * * LOOKING FOR A TURN-KEY INVESTMENT? THEN THIS 1/1.5 CONDO ON THE 2ND FLOOR (HAS ELEVATOR) OF HERITAGE CIRCLE CONDOMINIUM IS A MUST-SEE! UNIT HAS UPDATED KITCHEN CEILLING, CABINETRY, BRAND NEW LAMINATE FLOORING TANKLESS WATER HEATER, ALONG WITH UPDATED BATHROOMS. MARKET RENTS ARE $950-$1000 WITH QUICK AND EASY ASSOCIATION APPROVALS WITH ON-SITE OFFICE! COMMUNITY OFFERS A POOL, GYM AND MORE! COME SEE THIS GEM TODAY! THIS IS AN ALL AGES COMMUNITY * * * *

19. 2016-12-07
    listed $74,900 Active 508-char remark

    Show marketing remark (508 chars)

    Public Remarks: * * NO RENTAL RESTRICTIONS * * LOOKING FOR A TURN-KEY INVESTMENT? THEN THIS 1/1.5 CONDO ON THE 2ND FLOOR (HAS ELEVATOR) OF HERITAGE CIRCLE CONDOMINIUM IS A MUST-SEE! UNIT HAS UPDATED KITCHEN CEILLING, CABINETRY, BRAND NEW LAMINATE FLOORING TANKLESS WATER HEATER, ALONG WITH UPDATED BATHROOMS. MARKET RENTS ARE $950-$1000 WITH QUICK AND EASY ASSOCIATION APPROVALS WITH ON-SITE OFFICE! COMMUNITY OFFERS A POOL, GYM AND MORE! COME SEE THIS GEM TODAY! THIS IS AN ALL AGES COMMUNITY * * * *

ⓘ 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 5/10 Major FEMA zone AH · 51% 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: $21,091
• − Mortgage interest: −$7,730
• − Property taxes: −$2,070
• − Insurance: −$2,514
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$4,296
• − Depreciation: −$4,015
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $-205/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 · 12 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — basic and dated
• Minor HVAC system — no visible signs of major issues

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — modernizes the kitchen and improves functionality
• Both install new bathroom fixtures — updates the bathrooms and improves functionality
• Both replace HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · basic and dated	Minor	$500–3,000
HVAC system · no visible signs of major issues	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — modernizes the kitchen and improves functionality ↑
• Both install new bathroom fixtures — updates the bathrooms and improves functionality ↑
• Both replace HVAC system — improves comfort and energy efficiency ↑

ⓘ 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): 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

+84.2% since first listed

6 events — show timeline

• 2026-03-28 Listed $138,000 Beaches MLS
• 2025-04-26 Rental Removed $1,425 GFLMLS
• 2025-03-22 Listed for Rent $1,425 GFLMLS
• 2017-02-21 Sold (MLS) $73,000 Beaches MLS
• 2017-02-09 Pending — Beaches MLS
• 2016-12-07 Listed $74,900 Beaches MLS