2002 SW Natura Blvd Unit B · Deerfield Beach, FL 33441

$179,999

1 bd · 1.0 ba · 888 sqft · SingleFamily public records · 34 Days on market

Built 1974 795 sqft lot Est $202k · 11% under $298/mo HOA · 14% 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 +20.1/30.0
• ARV discount +12.3/15.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• 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

WELL MAINTAINED 55 COMMUNITY. CORNER VILLA CENTRALLY LOCATED NEAR I-95, MINUTES TO US 1. SOLD AS-IS. NEWLY PAINTED. VACANT AND EASY TO SHOW.

Key facts

• Open living area
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN LIVING AREA
• WALK-IN PRIMARY CLOSET
• IN-UNIT LAUNDRY CLOSET

Property features AI

Finance

• Other: Pets allowed with possible size limits and restrictions
• HOA & community: Association: Natura, Inc.; Monthly HOA fee of $298; HOA covers cable TV, sewer, trash, water and common areas; Community amenities include clubhouse, fitness center, pool, and shuffleboard court; Senior community

Exterior

• Parking: Asphalt parking; 1 parking space
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available
• Home design: Villa (single-story); Resale property; Faces southeast; Entry level: one
• Construction: Block and stucco construction; Flat roof; Slab foundation; Built as a one-story villa
• Exterior features: Glass-enclosed patio/porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Tankless water heater
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry closet located inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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 Park Elementary School (math 45% / reading 26%, grade F, #1,684 of 2,144 statewide, top 79%, 529 students, 91% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% 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); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $174,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $201,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2822 SW Natura Blvd	0.14mi	2/2.0 (+1)	1,018 (+15%)	3mo	$192,000	$189	58
241 SW 1st Ter	0.58mi	2/2.0 (+1)	970 (+9%)	23mo	$220,000	$227	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-16,467
• Equity at exit: $26,838

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,323
• Equity at exit: $15,563

Cash invested: $50,400 (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 33441

• Rents YoY: 2.2%
• Active inventory: 297
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$944
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$75
• HOA: −$298
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $224

Break-even live

Break-even rent $1,785

Max offer price $179,999

Occupancy floor 84%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 SW Natura Blvd Unit D Deerfield Beach, FL	2.0	2.0	900	$2,500	$2.78	2d	1	0.06mi
660 Siesta Key Cir Deerfield Beach, FL	2.0	2.0	1070	$1,940	$1.81	24d	1	0.36mi
964 Siesta Key Blvd Apt 416 Deerfield Beach, FL	1.0	1.0	800	$1,700	$2.12	24d	1	0.37mi
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$1,700	$1.74	3d	25	0.40mi
642 Siesta Key Cir #2824 Deerfield Beach, FL	1.0	1.0	800	$1,700	$2.12	24d	1	0.44mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,800	$1.69	24d	4	0.47mi
320 NW 4th Ave Unit 1 Deerfield Beach, FL	2.0	1.0	800	$2,400	$3.00	20d	1	0.51mi
677 Trace Cir #101 Deerfield Beach, FL	2.0	2.0	887	$1,900	$2.14	24d	1	0.60mi
588 Trace Cir #206 Deerfield Beach, FL	2.0	2.0	1000	$2,350	$2.35	24d	1	0.66mi
588 Trace Cir Deerfield Beach, FL	2.0	2.0	943	$2,275	$2.41	11d	2	0.66mi
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	24d	1	0.80mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	15d	1	0.81mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,800	$2.71	5d	1	0.81mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,300	$2.15	17d	1	0.84mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.5–2.0	885	$1,575	$1.78	7d	2	0.84mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	24d	1	0.84mi
500 SE 2nd Ave #22 Deerfield Beach, FL	2.0	1.0	840	$1,850	$2.20	18d	1	0.89mi
550 SE 2nd Ave Unit G3 Deerfield Beach, FL	1.0	1.0	650	$1,550	$2.38	7d	1	0.89mi
540 SE 2nd Ave Unit J4 Deerfield Beach, FL	1.0	1.0	650	$1,500	$2.31	7d	1	0.91mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,725	$2.05	7d	1	0.94mi
530 SE 2nd Ave Unit F24 Deerfield Beach, FL	2.0	1.0	840	$1,800	$2.14	22d	1	0.94mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,680	$2.00	5d	1	0.94mi
560 SE 2nd Ave Deerfield Beach, FL	2.0	1.0	840	$1,750	$2.08	17d	1	0.94mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	20d	1	0.96mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	15d	1	1.00mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	17d	1	1.00mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	15d	1	1.01mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	2d	1	1.01mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,600	$1.87	4d	3	1.01mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,650	$1.93	7d	3	1.01mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,700	$1.99	10d	2	1.01mi
401 SW 13th Pl Deerfield Beach, FL	2.0	1.0	709	$1,695	$2.39	16d	1	1.03mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$1,695	$1.88	17d	2	1.04mi
1100 SE 4th Ave Deerfield Beach, FL	2.0	1.5–2.0	1080	$1,900	$1.76	24d	2	1.05mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	5d	1	1.05mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	4d	1	1.05mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	20d	1	1.05mi
760 SE 2nd Ave Unit C207 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	24d	1	1.08mi
760 SE 2nd Ave Unit D112 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	2d	1	1.08mi
495 SE 8th St #237 Deerfield Beach, FL	2.0	2.0	1100	$1,875	$1.70	24d	1	1.13mi

HOA detail

• Monthly dues: $298 · $3,576/yr

Listing history 22 events

1. 2026-06-18
   days on market $179,999 Active 34 DOM
2. 2026-06-17
   days on market $179,999 Active 33 DOM
3. 2026-06-16
   days on market $179,999 Active 32 DOM
4. 2026-06-15
   days on market $179,999 Active 31 DOM
5. 2026-06-13
   days on market $179,999 Active 29 DOM
6. 2026-06-09
   days on market $179,999 Active 25 DOM
7. 2026-06-08
   days on market $179,999 Active 24 DOM
8. 2026-06-07
   days on market $179,999 Active 23 DOM
9. 2026-06-04
   days on market $179,999 Active 20 DOM
10. 2026-06-03
    days on market $179,999 Active 19 DOM
11. 2026-06-02
    days on market $179,999 Active 18 DOM
12. 2026-06-01
    days on market $179,999 Active 17 DOM
13. 2026-05-31
    days on market $179,999 Active 16 DOM
14. 2026-05-15
    listed $179,999 Active
15. 2016-11-22
    historical
16. 2016-06-22
    listed $67,900 Active
17. 2004-11-17
    soldstatus $70,000
18. 2004-11-09
    soldstatus $70,000 140-char remark

    Show marketing remark (140 chars)

    WELL MAINTAINED 55 COMMUNITY. CORNER VILLA CENTRALLY LOCATED NEAR I-95, MINUTES TO US 1. SOLD AS-IS. NEWLY PAINTED. VACANT AND EASY TO SHOW.

19. 2004-10-04
    historical 140-char remark

    Show marketing remark (140 chars)

    WELL MAINTAINED 55 COMMUNITY. CORNER VILLA CENTRALLY LOCATED NEAR I-95, MINUTES TO US 1. SOLD AS-IS. NEWLY PAINTED. VACANT AND EASY TO SHOW.

20. 2004-09-13
    listed $79,000 140-char remark

    Show marketing remark (140 chars)

    WELL MAINTAINED 55 COMMUNITY. CORNER VILLA CENTRALLY LOCATED NEAR I-95, MINUTES TO US 1. SOLD AS-IS. NEWLY PAINTED. VACANT AND EASY TO SHOW.

21. 2002-03-13
    soldstatus $39,000
22. 1977-07-01
    soldstatus $21,000

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$378/yr (+$32/mo · 33.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $24,822
• − Mortgage interest: −$10,083
• − Property taxes: −$1,116
• − Insurance: −$900
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$3,576
• − Depreciation: −$5,236
• Taxable loss: −$60
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,705/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

+757.1% since first listed

9 events — show timeline

• 2026-05-15 Listed $179,999 Beaches MLS
• 2016-11-22 Listing Removed — Beaches MLS
• 2016-06-22 Listed $67,900 Beaches MLS
• 2004-11-17 Sold (Public Records) $70,000 Public Records
• 2004-11-09 Sold (MLS) $70,000 Beaches MLS
• 2004-10-04 Listing Removed — Beaches MLS
• 2004-09-13 Listed $79,000 Beaches MLS
• 2002-03-13 Sold (Public Records) $39,000 Public Records
• 1977-07-01 Sold (Public Records) $21,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,116 · +7.2% YoY. Source: county tax records.