1428 SE 4th Ave #240 · Deerfield Beach, FL 33441

$185,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 82 Days on market

Built 1974 $440/mo HOA · 16% of rent

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Why this score? — see what drove the B- 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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 MLS

MINUTES TO THE BEACH! Also dining and stores. Priced to sell! Very nice 2/2 split bedroom plan in a well maintained complex. Newer stack washer/dryer in unit! Maintenance includes beautiful heated pool, sauna, billiards, library and club house, also landscaping and roof maintenance. You can also enjoy a private screened patio on this lovely second floor unit. REQUIRED 25% DOWN. Brand new AC with a 10 year warranty.

Key facts

• Billiards
• Clubhouse
• Sauna

Tags

• PRIVATE SCREENED PATIO
• HEATED POOL
• SAUNA
• BILLIARDS
• LIBRARY
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $440; Association covers common areas, grounds maintenance, structure maintenance, roof, sewer, trash and water; Community amenities include clubhouse, fitness center, pool, billiard room and shuffleboard court

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Water included in association fees; Sewer included in association fees; Trash included in association fees
• Home design: Attached property; 2 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool

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; Living/dining room; Main level primary; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 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); 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 $2,813/mo this rent would consume 58% 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 $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 82 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.52% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 5.5

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-12,195
• Equity at exit: $27,584

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $7,077
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,813 high
• Mortgage (P&I): −$970
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$77
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$440
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $309

Break-even live

Break-even rent $2,422

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $414	-5% $361	+0% $309	+5% $257	+10% $204
Rent	-10% $87	-5% $198	+0% $309	+5% $420	+10% $531
Rate	-1.0pp $402	-0.5pp $356	base $309	+0.5pp $261	+1.0pp $212

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: $46,250
• Closing costs: $5,550
• 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	17d	1	0.14mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	5d	1	0.20mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	25d	1	0.20mi
443 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1217	$2,800	$2.30	16d	1	0.21mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,900	$2.38	25d	4	0.24mi
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	$2,160	$1.96	15d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,255	$2.05	21d	1	0.28mi
431 SE 13th Ct Deerfield Beach, FL	1.0	2.0	850	$1,805	$2.12	6d	1	0.28mi
5120 NE 22nd Ave Lighthouse Point, FL	3.0	2.0	1349	$3,500	$2.59	4d	1	0.29mi
1741 NE 52nd St Pompano Beach, FL	3.0	2.0	1243	$2,500	$2.01	25d	1	0.30mi
795 SE 17th St Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	0d	1	0.32mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	8d	1	0.32mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	13d	1	0.32mi
1633 NE 53rd Ct Pompano Beach, FL	3.0	1.0	1100	$2,400	$2.18	15d	1	0.36mi
1100 SE 4th Ave #35 Deerfield Beach, FL	2.0	1.5	1080	$1,900	$1.76	13d	1	0.37mi
1309 SE 1st Way Deerfield Beach, FL	3.0	2.0	1273	$3,500	$2.75	25d	1	0.38mi
1597 NE 53rd Ct Pompano Beach, FL	2.0	1.0	930	$2,775	$2.98	0d	1	0.38mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	8d	1	0.43mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	12d	1	0.43mi
5031 NE 23rd Ter Lighthouse Point, FL	3.0	2.0	1235	$5,400	$4.37	18d	1	0.43mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	3d	2	0.45mi
1832 NE 49th St Pompano Beach, FL	3.0	2.0	1400	$2,600	$1.86	25d	1	0.49mi
1428 SW 1st Ave Deerfield Beach, FL	2.0	2.0	1160	$3,450	$2.97	18d	1	0.50mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	25d	1	0.50mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	8d	1	0.53mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	3d	1	0.53mi
1433 NE 53rd Ct Pompano Beach, FL	3.0	2.0	1225	$3,950	$3.22	25d	1	0.54mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	23d	1	0.56mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$2,000	$2.22	17d	2	0.58mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,975	$2.39	25d	1	0.58mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	6d	1	0.59mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	5d	1	0.59mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	16d	1	0.60mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	3d	1	0.60mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	21d	1	0.62mi
5101 NE 27th Ave Lighthouse Point, FL	2.0	2.0	1180	$4,500	$3.81	21d	1	0.62mi
4771 NE 17th Ave Pompano Beach, FL	3.0	1.0	1400	$2,750	$1.96	8d	1	0.62mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	17d	1	0.63mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	16d	1	0.63mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Likely covers: landscapingroofpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   pricedays on market $185,000 Active 82 DOM
2. 2026-06-18
   days on market $199,999 Active 79 DOM
3. 2026-06-17
   days on market $199,999 Active 78 DOM
4. 2026-06-16
   days on market $199,999 Active 77 DOM
5. 2026-06-15
   days on market $199,999 Active 76 DOM
6. 2026-06-13
   days on market $199,999 Active 74 DOM
7. 2026-06-09
   days on market $199,999 Active 70 DOM
8. 2026-06-08
   days on market $199,999 Active 69 DOM
9. 2026-06-07
   days on market $199,999 Active 68 DOM
10. 2026-06-04
    days on market $199,999 Active 65 DOM
11. 2026-06-03
    days on market $199,999 Active 64 DOM
12. 2026-06-02
    days on market $199,999 Active 63 DOM
13. 2026-06-01
    days on market $199,999 Active 62 DOM
14. 2026-05-31
    days on market $199,999 Active 61 DOM
15. 2026-04-21
    price $199,999
16. 2026-04-16
    price $209,900
17. 2026-03-30
    listed $215,000 Active
18. 2020-06-02
    soldstatus $125,000
19. 2020-05-29
    soldstatus $125,000 Closed 418-char remark

    Show marketing remark (418 chars)

    MINUTES TO THE BEACH! Also dining and stores. Priced to sell! Very nice 2/2 split bedroom plan in a well maintained complex. Newer stack washer/dryer in unit! Maintenance includes beautiful heated pool, sauna, billiards, library and club house, also landscaping and roof maintenance. You can also enjoy a private screened patio on this lovely second floor unit. REQUIRED 25% DOWN. Brand new AC with a 10 year warranty.

20. 2020-03-30
    status Pending 418-char remark

    Show marketing remark (418 chars)

    MINUTES TO THE BEACH! Also dining and stores. Priced to sell! Very nice 2/2 split bedroom plan in a well maintained complex. Newer stack washer/dryer in unit! Maintenance includes beautiful heated pool, sauna, billiards, library and club house, also landscaping and roof maintenance. You can also enjoy a private screened patio on this lovely second floor unit. REQUIRED 25% DOWN. Brand new AC with a 10 year warranty.

21. 2020-01-06
    price $139,999 418-char remark

    Show marketing remark (418 chars)

    MINUTES TO THE BEACH! Also dining and stores. Priced to sell! Very nice 2/2 split bedroom plan in a well maintained complex. Newer stack washer/dryer in unit! Maintenance includes beautiful heated pool, sauna, billiards, library and club house, also landscaping and roof maintenance. You can also enjoy a private screened patio on this lovely second floor unit. REQUIRED 25% DOWN. Brand new AC with a 10 year warranty.

22. 2019-11-16
    listed $146,500 Active 418-char remark

    Show marketing remark (418 chars)

    MINUTES TO THE BEACH! Also dining and stores. Priced to sell! Very nice 2/2 split bedroom plan in a well maintained complex. Newer stack washer/dryer in unit! Maintenance includes beautiful heated pool, sauna, billiards, library and club house, also landscaping and roof maintenance. You can also enjoy a private screened patio on this lovely second floor unit. REQUIRED 25% DOWN. Brand new AC with a 10 year warranty.

23. 2006-10-30
    soldstatus $169,000

ⓘ 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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 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: $33,760
• − Mortgage interest: −$10,363
• − Property taxes: −$3,291
• − Insurance: −$2,750
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − HOA: −$5,280
• − Depreciation: −$5,382
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,398/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

+18.3% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $199,999 MARMLS
• 2026-04-16 Price Changed $209,900 MARMLS
• 2026-03-30 Listed $215,000 MARMLS
• 2020-06-02 Sold (Public Records) $125,000 Public Records
• 2020-05-29 Sold (MLS) $125,000 Beaches MLS
• 2020-03-30 Pending — Beaches MLS
• 2020-01-06 Price Changed $139,999 Beaches MLS
• 2019-11-16 Listed $146,500 Beaches MLS
• 2006-10-30 Sold (Public Records) $169,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,291 · +6.8% YoY. Source: county tax records.