4321 NW 9th Ave #104 · Deerfield Beach, FL 33064

$205,000

2 bd · 2.0 ba · 1,360 sqft · Condo public records · 139 Days on market

Built 1973 $600/mo HOA · 24% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large 2 bed 2 bath first floor unit in Deerfield Beach. Centrally located just minutes away from beach, shopping, dining, and with easy access to major highways. Well kept and well managed.

Key facts

• Centrally located
• First floor unit
• $600 HOA

Tags

• FIRST FLOOR UNIT
• CENTRALLY LOCATED
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $600; Association fee covers management, common areas, grounds maintenance, structure maintenance, and water; Elevator(s) in the association

Exterior

• Parking: Assigned parking
• Utilities: Water included in association fee
• Home design: Attached property; 2 stories; Entry level 1
• Construction: Block construction; Effective year built
• Exterior features: Patio

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; First-floor entry; Bedroom on main level; Combined living/dining room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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: 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 (+1.8%/yr); 591 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).
• This rent runs 42% of the median local income ($71k/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 $6k 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 ($180k) is reasonable based on typical stale-listing flexibility.
• 11 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 $133k; list at $205k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $180,400 (12.0% 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 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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: 1.22% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 6.8

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-43,360
• Equity at exit: $30,566

10-year hold

• IRR: -20.9%
• Equity multiple: -0.01×
• Total profit: $-57,986
• Equity at exit: $17,725

Cash invested: $57,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$332 /mo · $3,986/yr
• Insurance: −$85
• HOA: −$600
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-118

Break-even live

Break-even rent $2,649

Max offer price $184,231

Occupancy floor 100%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4321 NW 9th Ave #204 Deerfield Beach, FL	2.0	2.0	1360	$2,350	$1.73	7d	1	0.02mi
4362 Veleiros Ave Pompano Beach, FL	3.0	2.5	1628	$3,700	$2.27	24d	1	0.06mi
4329 Veleiros Ave Pompano Beach, FL	3.0	2.5	1479	$3,499	$2.37	24d	1	0.11mi
4304 NW 9th Ave Unit 2-2D Pompano Beach, FL	2.0	2.0	1040	$1,750	$1.68	15d	1	0.12mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,940	$1.95	15d	2	0.12mi
4344 NW 9th Ave Unit 10-2B Pompano Beach, FL	2.0	2.0	1290	$1,730	$1.34	24d	1	0.12mi
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	24d	1	0.12mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.12mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	24d	1	0.14mi
1067 Rio Ct Unit 1067 Lighthouse Point, FL	3.0	2.5	1622	$3,800	$2.34	24d	1	0.17mi
4317 Lago Dr Unit 4317 Lighthouse Point, FL	3.0	2.5	1830	$3,750	$2.05	24d	1	0.17mi
4053 Eastridge Dr Deerfield Beach, FL	3.0	2.5	1478	$3,300	$2.23	24d	1	0.23mi
1221 NW 44th St Deerfield Beach, FL	3.0	2.0	1624	$3,100	$1.91	7d	1	0.25mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	22d	1	0.29mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	18d	1	0.32mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	10d	1	0.35mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	24d	1	0.39mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	1d	1	0.39mi
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	24d	1	0.39mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	0.42mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	12d	1	0.43mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1380	$2,670	$1.93	24d	1	0.43mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1132	$2,450	$2.16	14d	1	0.43mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	0.43mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	24d	1	0.44mi
4020 Crystal Lake Dr #209 Deerfield Beach, FL	2.0	2.0	1380	$2,350	$1.70	24d	1	0.46mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	24d	1	0.46mi
4305 Marina Way Unit 4305 Lighthouse Point, FL	3.0	2.0	1590	$3,400	$2.14	24d	1	0.46mi
4040 Crystal Lake Dr #101 Deerfield Beach, FL	2.0	2.0	1380	$2,350	$1.70	7d	1	0.47mi
4040 Crystal Lake Dr #101 Deerfield Beach, FL	2.0	2.0	1346	$2,350	$1.75	18d	1	0.47mi
1040 Crystal Lake Dr #2 Deerfield Beach, FL	2.0	2.0	1550	$2,000	$1.29	15d	1	0.48mi
3808 Crystal Lake Dr Pompano Beach, FL	3.0	2.0	1242	$2,830	$2.28	24d	1	0.48mi
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	24d	1	0.49mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	0.50mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	24d	1	0.50mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	24d	1	0.53mi
2173 Discovery Cir W Deerfield Beach, FL	2.0	2.0	1126	$2,950	$2.62	3d	1	0.54mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	15d	1	0.54mi
3801 Crystal Lake Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	968	$2,325	$2.40	1d	8	0.55mi
2149 Discovery Cir W Unit 1 Deerfield Beach, FL	2.0	2.5	1300	$2,850	$2.19	22d	1	0.56mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $205,000 Active 139 DOM
2. 2026-06-17
   days on market $205,000 Active 138 DOM
3. 2026-06-16
   days on market $205,000 Active 137 DOM
4. 2026-06-15
   days on market $205,000 Active 136 DOM
5. 2026-06-13
   days on market $205,000 Active 134 DOM
6. 2026-06-09
   days on market $205,000 Active 130 DOM
7. 2026-06-07
   days on market $205,000 Active 128 DOM
8. 2026-06-04
   days on market $205,000 Active 125 DOM
9. 2026-06-03
   days on market $205,000 Active 124 DOM
10. 2026-06-02
    days on market $205,000 Active 123 DOM
11. 2026-06-01
    days on market $205,000 Active 122 DOM
12. 2026-05-31
    days on market $205,000 Active 121 DOM
13. 2026-03-19
    price $205,000
14. 2026-01-30
    listed $210,000 Active
15. 2025-10-30
    historical $1,950
16. 2025-10-30
    listed $1,950
17. 2025-10-14
    historical
18. 2025-05-06
    price $205,000
19. 2025-04-03
    listed $219,000 Active
20. 2024-09-04
    price $214,000
21. 2024-01-26
    status Active
22. 2023-12-04
    listed $210,000 Active
23. 2020-08-19
    soldstatus $133,000
24. 2020-05-01
    price $135,000
25. 2020-04-29
    status Active
26. 2020-04-29
    status Pending
27. 2020-04-29
    price $105,000
28. 2020-03-17
    listed $146,000 Active
29. 2015-10-13
    historical
30. 2015-09-15
    soldstatus $106,000
31. 2015-07-20
    status Active
32. 2015-07-13
    historical
33. 2015-07-08
    price $106,000
34. 2015-07-05
    price $110,000
35. 2015-07-03
    listed $105,000 Active
36. 2011-05-18
    soldstatus $51,071
37. 2011-04-18
    soldstatus $40,100
38. 2006-03-31
    soldstatus $215,000
39. 2006-03-24
    soldstatus $215,000
40. 2006-02-10
    historical
41. 2005-09-28
    listed $215,000
42. 2003-12-23
    soldstatus $94,500
43. 2003-12-02
    soldstatus $94,500
44. 2003-10-03
    historical
45. 2003-09-19
    listed $94,500
46. 1994-09-08
    soldstatus $77,000
47. 1973-10-01
    soldstatus $29,900

ⓘ 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: $3,986 · $332/mo
• Projected year-2 tax: $3,986 · $332/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,001
• − Mortgage interest: −$11,483
• − Property taxes: −$3,986
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$7,200
• − Depreciation: −$5,964
• Taxable loss: −$4,457
• Est. tax savings @ 24.0%: +$1,070
• After-tax cash flow: $-341/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): 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

+585.6% since first listed

35 events — show timeline

• 2026-03-19 Price Changed $205,000 MARMLS
• 2026-01-30 Listed $210,000 MARMLS
• 2025-10-30 Rental Removed $1,950 MARMLS
• 2025-10-30 Listed for Rent $1,950 MARMLS
• 2025-10-14 Listing Removed — MARMLS
• 2025-05-06 Price Changed $205,000 MARMLS
• 2025-04-03 Listed $219,000 MARMLS
• 2024-09-04 Price Changed $214,000 MARMLS
• 2024-01-26 Relisted — MARMLS
• 2023-12-04 Listed $210,000 MARMLS
• 2020-08-19 Sold (Public Records) $133,000 Public Records
• 2020-05-01 Price Changed $135,000 MARMLS
• 2020-04-29 Relisted — MARMLS
• 2020-04-29 Pending — MARMLS
• 2020-04-29 Price Changed $105,000 MARMLS
• 2020-03-17 Listed $146,000 MARMLS
• 2015-10-13 Listing Removed — MARMLS
• 2015-09-15 Sold (Public Records) $106,000 Public Records
• 2015-07-20 Relisted — MARMLS
• 2015-07-13 Listing Removed — MARMLS
• 2015-07-08 Price Changed $106,000 MARMLS
• 2015-07-05 Price Changed $110,000 MARMLS
• 2015-07-03 Listed $105,000 MARMLS
• 2011-05-18 Sold (Public Records) $51,071 Public Records
• 2011-04-18 Sold (Public Records) $40,100 Public Records
• 2006-03-31 Sold (Public Records) $215,000 Public Records
• 2006-03-24 Sold (MLS) $215,000 Beaches MLS
• 2006-02-10 Listing Removed — Beaches MLS
• 2005-09-28 Listed $215,000 Beaches MLS
• 2003-12-23 Sold (MLS) $94,500 Beaches MLS
• 2003-12-02 Sold (Public Records) $94,500 Public Records
• 2003-10-03 Listing Removed — Beaches MLS
• 2003-09-19 Listed $94,500 Beaches MLS
• 1994-09-08 Sold (Public Records) $77,000 Public Records
• 1973-10-01 Sold (Public Records) $29,900 Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,986 · +7.4% YoY. Source: county tax records.