550 SE 2nd Ave Unit G25 · Deerfield Beach, FL 33441

$175,000

2 bd · 1.0 ba · 840 sqft · Condo public records · 132 Days on market

Built 1978 $482/mo HOA · 23% 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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect apartment for investors or to live. Easy to rent! Tenant occupied but Tenant is leaving January 13th 2020.

Key facts

• Upgraded kitchen
• Freshly painted
• $482 HOA

Tags

• IN UNIT WASHER AND DRYER
• UPGRADED KITCHEN
• FRESHLY PAINTED

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs allowed)
• HOA & community: Monthly association fee; Association fee covers insurance, grounds maintenance, pool(s), sewer, trash and water; Community pool

Exterior

• Parking: One parking space
• Utilities: Water included in association fee; Sewer included in association fee; Trash service included in association fee; Power and other utilities available (central systems for heating/cooling)
• Home design: Attached property; 2-story; Second-floor entry
• Construction: Block construction; Resale property
• Exterior features: Association pool; No additional exterior features listed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.6% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $153k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.2% in Deerfield Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+2.2%/yr); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 132 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $118k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,009 (12.6% 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 132 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.19% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 7.0

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-37,632
• Equity at exit: $26,093

10-year hold

• IRR: -19.4%
• Equity multiple: 0.01×
• Total profit: $-48,402
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$918
• Tax from tax record: −$290 /mo · $3,483/yr
• Insurance: −$73
• HOA: −$482
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-124

Break-even live

Break-even rent $2,231

Max offer price $153,009

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 SE 2nd Ave Unit J4 Deerfield Beach, FL	1.0	1.0	650	$1,500	$2.31	7d	1	0.04mi
550 SE 2nd Ave Unit G3 Deerfield Beach, FL	1.0	1.0	650	$1,550	$2.38	7d	1	0.04mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,725	$2.05	7d	1	0.05mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,680	$2.00	5d	1	0.05mi
560 SE 2nd Ave Deerfield Beach, FL	2.0	1.0	840	$1,750	$2.08	16d	1	0.05mi
530 SE 2nd Ave Unit F24 Deerfield Beach, FL	2.0	1.0	840	$1,800	$2.14	22d	1	0.05mi
500 SE 2nd Ave #22 Deerfield Beach, FL	2.0	1.0	840	$1,850	$2.20	18d	1	0.06mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	20d	1	0.17mi
1100 SE 4th Ave Deerfield Beach, FL	2.0	1.5–2.0	1080	$1,900	$1.76	24d	2	0.17mi
760 SE 2nd Ave Unit C207 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	24d	1	0.26mi
760 SE 2nd Ave Unit D112 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	2d	1	0.26mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	7d	3	0.27mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	4d	3	0.27mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	10d	2	0.27mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,800	$2.71	5d	1	0.27mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	14d	1	0.27mi
495 SE 8th St #237 Deerfield Beach, FL	2.0	2.0	1100	$1,875	$1.70	24d	1	0.28mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	24d	1	0.30mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.5–2.0	885	$2,100	$2.37	7d	2	0.30mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,300	$2.15	17d	1	0.30mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	20d	1	0.30mi
555 SE 8th St #151 Deerfield Beach, FL	1.0	1.5	925	$1,800	$1.95	12d	1	0.31mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	15d	1	0.33mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	16d	1	0.33mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	4d	1	0.34mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	4d	1	0.34mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	14d	1	0.36mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	2d	1	0.36mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$2,000	$2.22	16d	2	0.38mi
810 SE 7th St Unit A307 Deerfield Beach, FL	1.0	1.5	800	$1,200	$1.50	24d	1	0.40mi
367 S Federal Hwy Deerfield Beach, FL	2.0	2.0	969	$2,300	$2.37	7d	2	0.42mi
367 S Federal Hwy Deerfield Beach, FL	2.0	2.0	969	$2,300	$2.37	18d	2	0.42mi
367 S Federal Hwy Unit C221 Deerfield Beach, FL	2.0	2.0	954	$2,450	$2.57	24d	1	0.42mi
777-779 S Federal Hwy Ph 16 Pompano Beach, FL	2.0	1.5	911	$1,995	$2.19	24d	1	0.45mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	2d	2	0.47mi
236 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	13d	1	0.54mi
1100 SE 4th Ave #35 Deerfield Beach, FL	2.0	1.5	1080	$1,900	$1.76	12d	1	0.54mi
224 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	24d	1	0.54mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,160	$1.96	13d	1	0.63mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,225	$2.02	24d	1	0.63mi

HOA detail condo

• Monthly dues: $482 · $5,784/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $175,000 Active 132 DOM
2. 2026-06-17
   days on market $175,000 Active 131 DOM
3. 2026-06-16
   days on market $175,000 Active 130 DOM
4. 2026-06-15
   days on market $175,000 Active 129 DOM
5. 2026-06-13
   days on market $175,000 Active 127 DOM
6. 2026-06-09
   days on market $175,000 Active 123 DOM
7. 2026-06-07
   days on market $175,000 Active 121 DOM
8. 2026-06-04
   days on market $175,000 Active 118 DOM
9. 2026-06-03
   days on market $175,000 Active 117 DOM
10. 2026-06-02
    days on market $175,000 Active 116 DOM
11. 2026-06-01
    days on market $175,000 Active 115 DOM
12. 2026-05-31
    days on market $175,000 Active 114 DOM
13. 2026-02-06
    listed $175,000 Active
14. 2025-05-21
    historical $1,750
15. 2025-03-23
    listed $1,750
16. 2020-01-22
    soldstatus $118,000
17. 2020-01-21
    soldstatus $118,000 Closed 114-char remark

    Show marketing remark (114 chars)

    Perfect apartment for investors or to live. Easy to rent! Tenant occupied but Tenant is leaving January 13th 2020.

18. 2019-12-30
    status Pending 114-char remark

    Show marketing remark (114 chars)

    Perfect apartment for investors or to live. Easy to rent! Tenant occupied but Tenant is leaving January 13th 2020.

19. 2019-12-12
    price $120,000 114-char remark

    Show marketing remark (114 chars)

    Perfect apartment for investors or to live. Easy to rent! Tenant occupied but Tenant is leaving January 13th 2020.

20. 2019-12-11
    listed $125,000 Active 114-char remark

    Show marketing remark (114 chars)

    Perfect apartment for investors or to live. Easy to rent! Tenant occupied but Tenant is leaving January 13th 2020.

21. 2018-09-26
    soldstatus $100,000
22. 2006-06-29
    soldstatus $164,500
23. 2005-02-09
    soldstatus $120,000 221-char remark

    Show marketing remark (221 chars)

    REMODELED 2/1, IN EAST DEERFIELD BEACH, NEWER APPLIANCES, AIR HANDLER, MARBLE FLOORS, FULLY TILED BATH WITH ITALIAN PORCEL, AND GLASS SLIDERS! PET FRIENDLY FOR SMALL PET <25/MAINT COVERS WATER, INS, ROOF, COMMON, TRASH

24. 2004-11-23
    soldstatus $115,000
25. 2004-10-20
    historical 221-char remark

    Show marketing remark (221 chars)

    REMODELED 2/1, IN EAST DEERFIELD BEACH, NEWER APPLIANCES, AIR HANDLER, MARBLE FLOORS, FULLY TILED BATH WITH ITALIAN PORCEL, AND GLASS SLIDERS! PET FRIENDLY FOR SMALL PET <25/MAINT COVERS WATER, INS, ROOF, COMMON, TRASH

26. 2004-09-19
    listed $120,000 221-char remark

    Show marketing remark (221 chars)

    REMODELED 2/1, IN EAST DEERFIELD BEACH, NEWER APPLIANCES, AIR HANDLER, MARBLE FLOORS, FULLY TILED BATH WITH ITALIAN PORCEL, AND GLASS SLIDERS! PET FRIENDLY FOR SMALL PET <25/MAINT COVERS WATER, INS, ROOF, COMMON, TRASH

27. 2003-07-18
    soldstatus $76,000
28. 2003-07-15
    soldstatus $76,000
29. 2003-06-15
    historical
30. 2003-04-12
    listed $79,900

ⓘ 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: $3,483 · $290/mo
• Projected year-2 tax: $3,483 · $290/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $24,887
• − Mortgage interest: −$9,803
• − Property taxes: −$3,483
• − Insurance: −$875
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$5,784
• − Depreciation: −$5,091
• Taxable loss: −$4,130
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $-503/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

+119.0% since first listed

18 events — show timeline

• 2026-02-06 Listed $175,000 MARMLS
• 2025-05-21 Rental Removed $1,750 MARMLS
• 2025-03-23 Listed for Rent $1,750 MARMLS
• 2020-01-22 Sold (Public Records) $118,000 Public Records
• 2020-01-21 Sold (MLS) $118,000 MARMLS
• 2019-12-30 Pending — MARMLS
• 2019-12-12 Price Changed $120,000 MARMLS
• 2019-12-11 Listed $125,000 MARMLS
• 2018-09-26 Sold (Public Records) $100,000 Public Records
• 2006-06-29 Sold (Public Records) $164,500 Public Records
• 2005-02-09 Sold (MLS) $120,000 Beaches MLS
• 2004-11-23 Sold (Public Records) $115,000 Public Records
• 2004-10-20 Listing Removed — Beaches MLS
• 2004-09-19 Listed $120,000 Beaches MLS
• 2003-07-18 Sold (Public Records) $76,000 Public Records
• 2003-07-15 Sold (MLS) $76,000 Beaches MLS
• 2003-06-15 Listing Removed — Beaches MLS
• 2003-04-12 Listed $79,900 Beaches MLS

Property tax history

+26.1%/yr

Latest (2025): $3,483 · +3.9% YoY. Source: county tax records.