415 Gardenia Ct · Deerfield Beach, FL 33442

$99,000

2 bd · 1.0 ba · 576 sqft · Land · 333 Days on market

Built 1968 $959/mo HOA · 45% 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 +14.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 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

Home for Sale - PineTree Park, Deerfield Beach Beautiful, renovated home located in PineTree Park, a clean, safe, and well-maintained residential community in Deerfield Beach. This vibrant park offers a comfortable lifestyle with excellent amenities:✔ Clubhouse with pool, spa, billiards, pétanque, tennis, pickleball, and a full calendar of activities and events (just a 2-minute walk from the home)✔ On-site marina✔ Small dogs and motorcycles allowed, 2 bedrooms, including one with a spacious walk-in closet, Bathroom with a corner shower Bright Florida Room with dining area and TV space Large driveway with carport, Storage shed with plenty of space, Appliances and furnishings includ

Key facts

• Renovated home
• Pinetree park
• Florida room

Tags

• RENOVATED HOME
• PINETREE PARK
• CLEAN RESIDENTIAL COMMUNITY
• CLUBHOUSE WITH POOL
• ON-SITE MARINA
• FLORIDA ROOM

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Has association; Monthly HOA includes common areas; Association amenities: fitness center, game room, pool, shuffleboard court, manager on site

Exterior

• Parking: Attached covered carport (1 space)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Mobile home; Single-story; Resale condition; Faces east
• Construction: Modular construction; Aluminum roof; Built as a 1-story structure
• Exterior features: Open patio and porch; Patio; Porch; Shed(s); Located on a cul-de-sac; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Window/wall heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Furnished
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $99k.

Deal economics

• At list price, monthly cash flow is $19 ($224/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 flat; 585 active listings in the ZIP; 19 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).
• At $2,108/mo this rent would consume 48% of the median local household income ($53k/yr) (locally 2169% 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 $684 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 333 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 2.13% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 3.9

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: -22.5%
• Equity multiple: 0.27×
• Total profit: $-20,208
• Equity at exit: $14,761

10-year hold

• IRR: -66.2%
• Equity multiple: -0.32×
• Total profit: $-36,682
• Equity at exit: $8,560

Cash invested: $27,720 (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: 585
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$519
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$41
• HOA: −$959
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $19

Break-even live

Break-even rent $2,084

Max offer price $99,000

Occupancy floor 94%

Sensitivity live

Price	-10% $75	-5% $47	+0% $19	+5% $-9	+10% $-37
Rent	-10% $-148	-5% $-65	+0% $19	+5% $102	+10% $185
Rate	-1.0pp $69	-0.5pp $44	base $19	+0.5pp $-7	+1.0pp $-33

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	25d	1	0.05mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	25d	1	0.81mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	25d	1	0.86mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.87mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	0.88mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.88mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	8d	1	0.88mi
23126 Post Gardens Way Boca Raton, FL	1.0–2.0	1.0–2.0	883	$2,095	$2.37	0d	8	0.90mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.92mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.98mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.98mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	1.02mi
566401 Arbor Club Way Boca Raton, FL	1.0–2.0	1.0–2.0	917	$3,033	$3.31	0d	24	1.06mi
5500 Pacific Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	1063	$2,625	$2.47	0d	13	1.24mi
5515 Pacific Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	910	$2,530	$2.78	0d	17	1.30mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	1.35mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	1.35mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	1.37mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	25d	1	1.42mi

HOA detail

• Monthly dues: $959 · $11,508/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-21
   days on market $99,000 Active 333 DOM
2. 2026-06-18
   days on market $99,000 Active 330 DOM
3. 2026-06-17
   days on market $99,000 Active 329 DOM
4. 2026-06-16
   days on market $99,000 Active 328 DOM
5. 2026-06-15
   days on market $99,000 Active 327 DOM
6. 2026-06-13
   days on market $99,000 Active 325 DOM
7. 2026-06-09
   days on market $99,000 Active 321 DOM
8. 2026-06-07
   days on market $99,000 Active 319 DOM
9. 2026-06-04
   days on market $99,000 Active 316 DOM
10. 2026-06-03
    days on market $99,000 Active 315 DOM
11. 2026-06-02
    days on market $99,000 Active 314 DOM
12. 2026-06-01
    days on market $99,000 Active 313 DOM
13. 2026-05-31
    days on market $99,000 Active 312 DOM
14. 2025-07-23
    listed $99,000 Active

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $1,528 · $127/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 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 · 26 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: $25,297
• − Mortgage interest: −$5,546
• − Property taxes: −$1,528
• − Insurance: −$495
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$11,508
• − Depreciation: −$2,880
• Taxable loss: −$707
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $394/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

1 event — show timeline

• 2025-07-23 Listed $99,000 Beaches MLS

Property tax history

+1.8%/yr

Latest (2025): $1,528 · +39.3% YoY. Source: county tax records.