1428 SE 4th Ave #140 · Deerfield Beach, FL 33441

$219,900

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 176 Days on market

Built 1974 $450/mo HOA · 16% of rent ↓ 2% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +7.6/10.0
• 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

This beautifully updated condo. This one offers a bright, modern living space with sleek finishes and an open layout. The kitchen features contemporary cabinetry and clean, stylish counters, flowing seamlessly into a spacious living area filled with natural light. The bedroom is generously sized with great storage walk-in closet and a calm, comfortable feel. Enjoy access to a refreshing community pool and a location close to shopping, dining, and the beach. Move in and enjoy effortless coastal living.

Key facts

• $450 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Monthly HOA fee: $450; HOA covers insurance, grounds maintenance, pest control, trash, water, and common real estate tax
• HOA & community: HOA with amenities including billiard room, fitness center, pool, community room; HOA fee paid monthly

Exterior

• Parking: Assigned parking space; 1 open parking space
• Utilities: Three-phase electric; Cable available
• Home design: Condominium; 2 stories; Resale condition; Faces northeast
• Construction: Concrete construction
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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); 299 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,766/mo this rent would consume 57% 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 $2k of loan paydown is wiped out by about $7k 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 176 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 6.6

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-18,935
• Equity at exit: $32,788

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-532
• Equity at exit: $19,013

Cash invested: $61,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,766 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$92
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $294

Break-even live

Break-even rent $2,394

Max offer price $219,900

Occupancy floor 84%

Sensitivity live

Price	-10% $418	-5% $356	+0% $294	+5% $232	+10% $169
Rent	-10% $75	-5% $185	+0% $294	+5% $403	+10% $512
Rate	-1.0pp $405	-0.5pp $350	base $294	+0.5pp $237	+1.0pp $179

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 SE 3rd Ter Deerfield Beach, FL	2.0	1.0	955	$2,400	$2.51	18d	1	0.09mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	25d	1	0.14mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	5d	1	0.14mi
443 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1217	$2,800	$2.30	16d	1	0.21mi
1741 NE 52nd St Pompano Beach, FL	3.0	2.0	1243	$2,500	$2.01	25d	1	0.26mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,160	$1.96	15d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,225	$2.02	25d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,255	$2.05	22d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	1.0	2.0	850	$1,805	$2.12	6d	1	0.28mi
1633 NE 53rd Ct Pompano Beach, FL	3.0	1.0	1100	$2,400	$2.18	15d	1	0.29mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,900	$2.38	25d	4	0.30mi
1597 NE 53rd Ct Pompano Beach, FL	2.0	1.0	930	$2,775	$2.98	0d	1	0.32mi
5120 NE 22nd Ave Lighthouse Point, FL	3.0	2.0	1349	$3,500	$2.59	4d	1	0.33mi
1309 SE 1st Way Deerfield Beach, FL	3.0	2.0	1273	$3,500	$2.75	25d	1	0.33mi
795 SE 17th St Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	0d	1	0.36mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	9d	1	0.36mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	13d	1	0.36mi
1100 SE 4th Ave #35 Deerfield Beach, FL	2.0	1.5	1080	$1,900	$1.76	13d	1	0.37mi
1428 SW 1st Ave Deerfield Beach, FL	2.0	2.0	1160	$3,450	$2.97	18d	1	0.44mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	3d	2	0.45mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	25d	1	0.45mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	12d	1	0.46mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	9d	1	0.46mi
5031 NE 23rd Ter Lighthouse Point, FL	3.0	2.0	1235	$5,400	$4.37	18d	1	0.47mi
1832 NE 49th St Pompano Beach, FL	3.0	2.0	1400	$2,600	$1.86	25d	1	0.47mi
1433 NE 53rd Ct Pompano Beach, FL	3.0	2.0	1225	$3,950	$3.22	25d	1	0.48mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	9d	1	0.52mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	3d	1	0.52mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$2,000	$2.22	18d	2	0.55mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	23d	1	0.56mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,975	$2.39	25d	1	0.57mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	6d	1	0.57mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	5d	1	0.57mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	4d	1	0.58mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	16d	1	0.58mi
4771 NE 17th Ave Pompano Beach, FL	3.0	1.0	1400	$2,750	$1.96	9d	1	0.59mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	22d	1	0.60mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	16d	1	0.60mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	18d	1	0.60mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	9d	3	0.64mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-02
   days on market $219,900 Active 176 DOM
2. 2026-06-01
   days on market $219,900 Active 175 DOM
3. 2026-05-31
   days on market $219,900 Active 174 DOM
4. 2026-04-14
   status Active
5. 2026-03-15
   historical Active Under Contract
6. 2026-01-19
   price $219,900
7. 2025-12-08
   listed $225,000 Active
8. 2025-12-07
   historical $225,000

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$1,288/yr (+$107/mo · 240.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 23% 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: $33,197
• − Mortgage interest: −$12,318
• − Property taxes: −$537
• − Insurance: −$2,924
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − HOA: −$5,400
• − Depreciation: −$6,397
• Taxable income: $310
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $3,453/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

-2.3% since first listed

5 events — show timeline

• 2026-04-14 Relisted — Beaches MLS
• 2026-03-15 Contingent — Beaches MLS
• 2026-01-19 Price Changed $219,900 Beaches MLS
• 2025-12-08 Listed $225,000 Beaches MLS
• 2025-12-07 Coming Soon $225,000 Beaches MLS

Property tax history

+7.1%/yr

Latest (2025): $537 · +12.1% YoY. Source: county tax records.