122 Oakridge I · Deerfield Beach, FL 33442

$84,900

1 bd · 1.5 ba · 700 sqft · Condo · 142 Days on market

Built 1977 Average condition $586/mo HOA · 36% of rent ↓ 6% 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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2nd Floor partially furnished 1 BR & 1.5 Bath in Garden Style Building. Walk out your front door and enjoy a serene walk along the canal. Laminate flooring throughout. Enclosed Patio with with garden view. Near Oakridge Community Pool. Living Room AC replaced 2025. Enjoy resort style active 55+ community w/ tons of amenities, 16 satellite pools, clubhouse, Olympic size indoor heated pool, professional exercise center, tennis, volley ball, bocce ball, luxury theater, movies, café, billiards, shuffle board, classes, sauna, outdoor pool, free bus transportation, near shopping & approx. 4 miles to beaches.

Key facts

• Tennis
• Garden view
• Bocce ball

Tags

• ENCLOSED PATIO
• GARDEN VIEW
• PROFESSIONAL EXERCISE CENTER
• TENNIS
• VOLLEY BALL
• BOCCE BALL

Property features AI

Finance

• Financial info: Pets are not allowed; Marked as a senior community
• HOA & community: Association with monthly HOA fees; HOA amenities include billiard room, clubhouse, fitness center, game room, indoor pool, jogging path, shuffleboard court, tennis courts, trails, bocce ball, café/restaurant, courtesy bus, pickleball courts, putting green; HOA fee is collected monthly and includes cable TV, sewer, trash, and water

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Multi/split levels; Two-story building; Faces north; Resale property
• Construction: Other construction materials
• Exterior features: Covered patio; Patio

Interior

• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Partially furnished; Blinds on windows; No notable built-in interior features listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Quiet Waters Elementary School (math 40% / reading 48%, grade F, #1,330 of 2,144 statewide, top 63%, 1,128 students, 62% FRL); Lyons Creek Middle School (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,757 students, 60% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL).
• Market conditions: Rents flat; 584 active listings in the ZIP; 40 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).
• This rent runs 37% of the median local income ($53k/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 $587 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 142 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1977 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.93% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 4.3

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: -12.8%
• Equity multiple: 0.56×
• Total profit: $-10,444
• Equity at exit: $12,659

10-year hold

• IRR: -15.7%
• Equity multiple: 0.34×
• Total profit: $-15,742
• Equity at exit: $7,341

Cash invested: $23,772 (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: 584
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$586
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $119

Break-even live

Break-even rent $1,484

Max offer price $84,900

Occupancy floor 88%

Sensitivity live

Price	-10% $177	-5% $148	+0% $119	+5% $89	+10% $60
Rent	-10% $-10	-5% $54	+0% $119	+5% $183	+10% $248
Rate	-1.0pp $162	-0.5pp $140	base $119	+0.5pp $97	+1.0pp $74

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	26d	1	0.02mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	26d	1	0.09mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.12mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.15mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	26d	1	0.16mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.19mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	0d	1	0.19mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	26d	1	0.20mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	4d	1	0.20mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	26d	1	0.21mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	26d	1	0.26mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	26d	1	0.26mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	23d	1	0.30mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	26d	1	0.30mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	0d	1	0.30mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	26d	1	0.32mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.34mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	0d	1	0.34mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.37mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	22d	1	0.37mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.38mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.55mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	26d	1	0.68mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	26d	1	0.69mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	26d	1	0.77mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	26d	1	0.80mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.81mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.81mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	26d	1	0.83mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.84mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	26d	1	0.89mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	26d	1	0.91mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.92mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	0.92mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	9d	1	0.92mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.94mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	26d	1	0.96mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	20d	1	1.19mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	13d	1	1.23mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	23d	1	1.31mi

HOA detail condo

• Monthly dues: $586 · $7,032/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $84,900 Active 142 DOM
2. 2026-06-18
   days on market $84,900 Active 139 DOM
3. 2026-06-17
   days on market $84,900 Active 138 DOM
4. 2026-06-16
   days on market $84,900 Active 137 DOM
5. 2026-06-15
   days on market $84,900 Active 136 DOM
6. 2026-06-13
   days on market $84,900 Active 134 DOM
7. 2026-06-09
   days on market $84,900 Active 130 DOM
8. 2026-06-07
   days on market $84,900 Active 128 DOM
9. 2026-06-04
   days on market $84,900 Active 125 DOM
10. 2026-06-03
    days on market $84,900 Active 124 DOM
11. 2026-06-02
    days on market $84,900 Active 123 DOM
12. 2026-06-01
    days on market $84,900 Active 122 DOM
13. 2026-05-31
    days on market $84,900 Active 121 DOM
14. 2026-01-31
    price $84,900
15. 2026-01-30
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,618
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$7,032
• − Depreciation: −$2,470
• Taxable income: $523
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,300/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.

Condition & rehab AI · 13 photos

Average 55/100 Cosmetic rehab

This 2nd floor townhouse is in average condition with cosmetic updates needed, particularly in the kitchen and exterior paint. Updating these areas would significantly increase its resale and rental value.

Repairs flagged

• Minor paint — exterior walls show peeling
• Moderate kitchen cabinetry — dated and in need of updating

Value-add opportunities

• Both update kitchen cabinetry and countertops — modernizing the kitchen would appeal to both buyers and renters
• Both paint exterior walls — fresh paint would improve curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · exterior walls show peeling	Minor	$500–3,000
kitchen cabinetry · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both update kitchen cabinetry and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint exterior walls — fresh paint would improve curb appeal and home value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.6% since first listed

2 events — show timeline

• 2026-01-31 Price Changed $84,900 Beaches MLS
• 2026-01-30 Listed $89,900 Beaches MLS