302 Markham N #302 · Deerfield Beach, FL 33442

$95,000

2 bd · 1.5 ba · 820 sqft · Condo · 139 Days on market

Built 1975 $640/mo HOA · 35% of rent

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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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CERAMIC IN THE KITCHEN AND DINING ROOM, OTHERWISE CARPET - ROLLUPS ON PATIO, KITCHEN HAS EXTRA CABINET WITH TV - DON'T MISS THIS ONE

Key facts

• Garden view
• Move in ready
• $640 HOA

Tags

• GARDEN VIEW
• MOVE IN READY
• RENTABLE AFTER 2 YEARS

Property features AI

Finance

• Other: Community contains a large number of units (approximately 8,500); Pets not allowed
• HOA & community: Community association with monthly HOA fee; HOA amenities include: basketball court, clubhouse, fitness center, indoor pool, jogging path, storage, tennis courts, trails, workshop area, bike storage, cafe/restaurant, library, pickleball courts, sidewalks; HOA fee: $640 monthly; Association fee covers trash and common areas; Senior community

Exterior

• Parking: Carport (1 space); 1 covered space; 1 open parking space; Assigned parking
• Security: Gated community with guard
• Utilities: Public water; Three-phase electric; Water service available
• Home design: Condominium; Resale condition; 2 stories; Faces west; West of US-1 road frontage
• Construction: CBS construction; Concrete pool; Plans used for building area
• Exterior features: Patio; No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Furnished; Accessible entrance; No additional interior features listed
• Laundry & utility: Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.1% 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: Quiet Waters Elementary School (math 40% / reading 48%, grade F, #1,330 of 2,144 statewide, top 63%, 1,128 students, 62% FRL); Lyons Creek Middle School (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,757 students, 60% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL).
• Market conditions: Rents flat; 584 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% of the median local income ($53k/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 $657 of loan paydown is wiped out by about $3k 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 139 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $95k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.92% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.60×
• Total profit: $-10,731
• Equity at exit: $14,165

10-year hold

• IRR: -13.3%
• Equity multiple: 0.41×
• Total profit: $-15,573
• Equity at exit: $8,214

Cash invested: $26,600 (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 33442

• Rents YoY: 0.1%
• Active inventory: 584
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$640
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $148

Break-even live

Break-even rent $1,641

Max offer price $95,000

Occupancy floor 87%

Sensitivity live

Price	-10% $214	-5% $181	+0% $148	+5% $115	+10% $82
Rent	-10% $4	-5% $76	+0% $148	+5% $220	+10% $292
Rate	-1.0pp $196	-0.5pp $172	base $148	+0.5pp $123	+1.0pp $98

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Markham Cres Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	26d	1	0.01mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	26d	1	0.04mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.07mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.13mi
15 Markham a Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	0d	1	0.20mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	22d	1	0.23mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.23mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	26d	1	0.23mi
124 Oakridge I #124 Deerfield Beach, FL	2.0	1.5	820	$1,700	$2.07	6d	1	0.24mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	26d	1	0.28mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	26d	1	0.31mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	23d	1	0.31mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.31mi
184 Tilford I Unit I Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	26d	1	0.31mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.31mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	0d	1	0.31mi
193 Newport Ct #193 Deerfield Beach, FL	2.0	1.5	820	$2,200	$2.68	26d	1	0.34mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	26d	1	0.36mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	26d	1	0.36mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	0d	1	0.37mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.37mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	4d	1	0.37mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	26d	1	0.37mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	0d	1	0.37mi
3042 Harwood E Unit 3042 Deerfield Beach, FL	2.0	2.0	860	$3,000	$3.49	26d	1	0.38mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	26d	1	0.38mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	26d	1	0.38mi
272 Tilford M Unit M Deerfield Beach, FL	2.0	1.5	820	$1,900	$2.32	26d	1	0.42mi
361 Tilford Q Unit Q Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	26d	1	0.57mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.58mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.60mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.60mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	26d	1	0.61mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	26d	1	0.61mi
283 Durham Cir Unit 283 Deerfield Beach, FL	2.0	2.0	820	$3,300	$4.02	26d	1	0.62mi
144 Farnham F Unit F Deerfield Beach, FL	2.0	1.5	828	$2,500	$3.02	26d	1	0.65mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	26d	1	0.65mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	26d	1	0.66mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.67mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	26d	1	0.71mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $95,000 Active 139 DOM
2. 2026-06-18
   days on market $95,000 Active 136 DOM
3. 2026-06-17
   days on market $95,000 Active 135 DOM
4. 2026-06-16
   days on market $95,000 Active 134 DOM
5. 2026-06-15
   days on market $95,000 Active 133 DOM
6. 2026-06-13
   days on market $95,000 Active 131 DOM
7. 2026-06-09
   days on market $95,000 Active 127 DOM
8. 2026-06-07
   days on market $95,000 Active 125 DOM
9. 2026-06-04
   days on market $95,000 Active 122 DOM
10. 2026-06-03
    days on market $95,000 Active 121 DOM
11. 2026-06-02
    days on market $95,000 Active 120 DOM
12. 2026-06-01
    days on market $95,000 Active 119 DOM
13. 2026-05-31
    days on market $95,000 Active 118 DOM
14. 2026-03-12
    price $95,000
15. 2026-02-02
    listed $120,000 Active
16. 2023-02-14
    historical
17. 2022-12-05
    price $145,000
18. 2022-10-12
    listed $147,000 Active
19. 2007-05-30
    soldstatus $52,000 132-char remark

    Show marketing remark (132 chars)

    CERAMIC IN THE KITCHEN AND DINING ROOM, OTHERWISE CARPET - ROLLUPS ON PATIO, KITCHEN HAS EXTRA CABINET WITH TV - DON'T MISS THIS ONE

20. 2006-09-25
    listed $69,900 132-char remark

    Show marketing remark (132 chars)

    CERAMIC IN THE KITCHEN AND DINING ROOM, OTHERWISE CARPET - ROLLUPS ON PATIO, KITCHEN HAS EXTRA CABINET WITH TV - DON'T MISS THIS ONE

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

Taxation est. · year 1

• Rental income: $21,942
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$7,680
• − Depreciation: −$2,764
• Taxable income: $767
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $1,592/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): 31,296
• Household income: $53,254
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 2169.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 23% Two or more races 19% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 3%
• Common ancestry: Estonian 7% Romanian 4% Hispanic 3%
• Foreign-born: 34% · Canada, Jamaica, Dominican Republic
• Languages at home: 59% English-only · Spanish 20% Other Indo-European 13% French/Haitian/Cajun 4%

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: ▼ -280.44%
• Current HPI: 323.0166
• Rent YoY: ▲ 0.10%
• 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

+35.9% since first listed

7 events — show timeline

• 2026-03-12 Price Changed $95,000 Beaches MLS
• 2026-02-02 Listed $120,000 Beaches MLS
• 2023-02-14 Listing Removed — MARMLS
• 2022-12-05 Price Changed $145,000 MARMLS
• 2022-10-12 Listed $147,000 MARMLS
• 2007-05-30 Sold (MLS) $52,000 Beaches MLS
• 2006-09-25 Listed $69,900 Beaches MLS