306 Republic Ct #306 · Deerfield Beach, FL 33442

$250,000

3 bd · 2.0 ba · 1,100 sqft · Condo · 12 Days on market

Built 1986 $600/mo HOA · 21% 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TURN-KEY 2ND STORY CONDO WITH WATER VIEW. VAULTED CEILINGS WITH LARGE DINING & ENTERTAINMENT AREA. IT IS CENTRALLY LOCATED NEAR ALL MAJOR HIGHWAYS AND CONTAINS A NEWER A/C UNIT. LAMINATE FLOORS ARE THROUGHOUT ENTIRE CONDO WITH TILE IN THE KITCHEN, BALCONY & BATHROOMS. FEEL SAFE IN THIS QUIET NEIGHBORHOOD THAT HAS A 24- HOURS GUARDED GATE WITH LOTS OF AMENITIES INCLUDING TENNIS COURTS, BOATING LAKE, 5 POOLS, GYM, BASKETBALL COURT & WALKING PATHS. OWNER IS WILLING TO RENT FOR 12 MONTHS AT $1550 PER MONTH.

Key facts

• Open floor plan
• Water views
• Waterfront condo

Tags

• WATERFRONT CONDO
• VAULTED CEILINGS
• OPEN FLOOR PLAN
• WATER VIEWS
• LARGE LIVING AND DINING AREA
• NEWER A/C

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $600; Association covers amenities, common areas, insurance, grounds maintenance, structure maintenance, roof, and security; Association amenities include basketball court, boat dock, fitness center, pool, shuffleboard court, spa/hot tub, storage, and tennis courts

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Cable available; Electric water heater
• Home design: 2-story building; Resale property; Attached property; Has a view
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio; Barbecue; Lakefront location; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Upper-level primary bedroom; Vaulted ceilings
• Laundry & utility: Washer; Dryer; Utility/Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.0% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $237k (5.0% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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); Monarch High School (math 26% / reading 50%, grade F, #328 of 667 statewide, top 50%, 2,344 students, 54% FRL).
• Market conditions: Rents flat; 584 active listings in the ZIP; 33 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 $2,836/mo this rent would consume 64% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $154k; list at $250k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $237,418 (5.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.13% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 7.3

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: -23.1%
• Equity multiple: 0.23×
• Total profit: $-53,680
• Equity at exit: $37,276

10-year hold

• IRR: -33.8%
• Equity multiple: -0.19×
• Total profit: $-83,348
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,836 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$600
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-87

Break-even live

Break-even rent $2,946

Max offer price $237,418

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $-1	+0% $-87	+5% $-173	+10% $-260
Rent	-10% $-311	-5% $-199	+0% $-87	+5% $25	+10% $137
Rate	-1.0pp $39	-0.5pp $-23	base $-87	+0.5pp $-152	+1.0pp $-218

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Congressional Way #206 Deerfield Beach, FL	2.0	2.0	1150	$2,600	$2.26	26d	1	0.10mi
65 Centennial Ct Deerfield Beach, FL	3.0	2.0	1466	$3,000	$2.05	7d	1	0.17mi
206 Lincoln Ct Deerfield Beach, FL	3.0	2.0	1150	$3,500	$3.04	26d	1	0.21mi
11 Capitol Ct Unit 11 Deerfield Beach, FL	3.0	2.0	1375	$3,400	$2.47	26d	1	0.24mi
710 Freedom Ct Deerfield Beach, FL	2.0	2.0	1151	$2,400	$2.09	26d	1	0.37mi
1186 SW 44th Ave Deerfield Beach, FL	3.0	2.0	1337	$2,875	$2.15	12d	1	0.38mi
4453 SW 11th Pl Deerfield Beach, FL	3.0	2.5	1386	$3,150	$2.27	23d	1	0.46mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,409	$2.25	9d	1	0.50mi
4359 SW 10th Pl Deerfield Beach, FL	2.0	2.0	1070	$2,399	$2.24	4d	1	0.50mi
1310 SW 48th Ter Unit 1310 Deerfield Beach, FL	3.0	2.0	1495	$3,900	$2.61	26d	1	0.56mi
1275 SW 48th Ter Unit 1275 Deerfield Beach, FL	2.0	2.0	1264	$2,600	$2.06	14d	1	0.59mi
1455 SW 48th Ter Unit 1455 Deerfield Beach, FL	3.0	2.5	1386	$2,790	$2.01	22d	1	0.60mi
193 Newport Ct #193 Deerfield Beach, FL	2.0	1.5	820	$2,200	$2.68	26d	1	1.01mi
6352 NW 36th Ave Coconut Creek, FL	3.0	2.0	1392	$3,500	$2.51	26d	1	1.03mi
2903 Waterford Dr N Deerfield Beach, FL	2.0	2.5	1236	$2,600	$2.10	20d	1	1.05mi
361 Tilford Q Unit Q Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	26d	1	1.06mi
2826 SW 12th St Deerfield Beach, FL	2.0	2.5	1236	$2,600	$2.10	5d	1	1.10mi
4550 NW 18th Ave #506 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	13d	1	1.13mi
4550 NW 18th Ave #606 Deerfield Beach, FL	2.0	2.0	1070	$2,300	$2.15	0d	1	1.13mi
2776 SW 15th St Deerfield Beach, FL	2.0	2.5	1236	$2,900	$2.35	26d	1	1.13mi
272 Tilford M Unit M Deerfield Beach, FL	2.0	1.5	820	$1,900	$2.32	26d	1	1.16mi
124 Oakridge I #124 Deerfield Beach, FL	2.0	1.5	820	$1,700	$2.07	6d	1	1.17mi
184 Tilford I Unit I Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	26d	1	1.19mi
4491 Crystal Lake Dr Unit 201A Pompano Beach, FL	2.0	2.0	1275	$2,700	$2.12	21d	1	1.20mi
5140 NW 11th Dr Deerfield Beach, FL	3.0	2.0	1324	$3,000	$2.27	15d	1	1.24mi
5514 NW 41st Ter Coconut Creek, FL	3.0	2.0	1378	$3,900	$2.83	21d	1	1.25mi
5161 NW 11th Ln Deerfield Beach, FL	3.0	2.0	1486	$2,925	$1.97	26d	1	1.26mi
1421 NW 45th St #5 Deerfield Beach, FL	2.0	2.0	760	$2,000	$2.63	26d	1	1.31mi
51 Tilford S Unit 51 Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	26d	1	1.33mi
316 Markham Cres Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	26d	1	1.34mi
3042 Harwood E Unit 3042 Deerfield Beach, FL	2.0	2.0	860	$3,000	$3.49	26d	1	1.43mi
2355 SW 15th St Deerfield Beach, FL	2.0	2.0	1100	$2,098	$1.91	26d	2	1.47mi
15 Markham a Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	0d	1	1.47mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-21
   days on market $250,000 Active 12 DOM
2. 2026-06-18
   days on market $250,000 Active 9 DOM
3. 2026-06-17
   days on market $250,000 Active 8 DOM
4. 2026-06-16
   days on market $250,000 Active 7 DOM
5. 2026-06-15
   days on market $250,000 Active 6 DOM
6. 2026-06-13
   days on market $250,000 Active 4 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   pricestatusdays on marketlisting id $250,000 Active 1 DOM
9. 2026-06-04
   days on market $228,000 Active Under Contract 44 DOM
10. 2026-06-03
    days on market $228,000 Active Under Contract 43 DOM
11. 2026-06-02
    days on market $228,000 Active Under Contract 42 DOM
12. 2026-06-01
    days on market $228,000 Active Under Contract 41 DOM
13. 2026-05-31
    days on market $228,000 Active Under Contract 40 DOM
14. 2026-04-18
    listed $228,000 Active
15. 2026-02-19
    status Active
16. 2026-01-02
    price $294,999
17. 2025-11-25
    price $299,995
18. 2025-11-11
    price $299,999
19. 2025-11-07
    price $318,999
20. 2025-10-28
    price $321,999
21. 2025-10-12
    listed $329,999 Active
22. 2017-07-10
    soldstatus $154,000 Sold 527-char remark

    Show marketing remark (527 chars)

    TURN-KEY 2ND STORY CONDO WITH WATER VIEW. VAULTED CEILINGS WITH LARGE DINING & ENTERTAINMENT AREA. IT IS CENTRALLY LOCATED NEAR ALL MAJOR HIGHWAYS AND CONTAINS A NEWER A/C UNIT. LAMINATE FLOORS ARE THROUGHOUT ENTIRE CONDO WITH TILE IN THE KITCHEN, BALCONY & BATHROOMS. FEEL SAFE IN THIS QUIET NEIGHBORHOOD THAT HAS A 24- HOURS GUARDED GATE WITH LOTS OF AMENITIES INCLUDING TENNIS COURTS, BOATING LAKE, 5 POOLS, GYM, BASKETBALL COURT & WALKING PATHS. OWNER IS WILLING TO RENT FOR 12 MONTHS AT $1550 PER MONTH.

23. 2017-05-18
    status Pending 527-char remark

    Show marketing remark (527 chars)

    TURN-KEY 2ND STORY CONDO WITH WATER VIEW. VAULTED CEILINGS WITH LARGE DINING & ENTERTAINMENT AREA. IT IS CENTRALLY LOCATED NEAR ALL MAJOR HIGHWAYS AND CONTAINS A NEWER A/C UNIT. LAMINATE FLOORS ARE THROUGHOUT ENTIRE CONDO WITH TILE IN THE KITCHEN, BALCONY & BATHROOMS. FEEL SAFE IN THIS QUIET NEIGHBORHOOD THAT HAS A 24- HOURS GUARDED GATE WITH LOTS OF AMENITIES INCLUDING TENNIS COURTS, BOATING LAKE, 5 POOLS, GYM, BASKETBALL COURT & WALKING PATHS. OWNER IS WILLING TO RENT FOR 12 MONTHS AT $1550 PER MONTH.

24. 2017-04-08
    price $163,000 527-char remark

    Show marketing remark (527 chars)

    TURN-KEY 2ND STORY CONDO WITH WATER VIEW. VAULTED CEILINGS WITH LARGE DINING & ENTERTAINMENT AREA. IT IS CENTRALLY LOCATED NEAR ALL MAJOR HIGHWAYS AND CONTAINS A NEWER A/C UNIT. LAMINATE FLOORS ARE THROUGHOUT ENTIRE CONDO WITH TILE IN THE KITCHEN, BALCONY & BATHROOMS. FEEL SAFE IN THIS QUIET NEIGHBORHOOD THAT HAS A 24- HOURS GUARDED GATE WITH LOTS OF AMENITIES INCLUDING TENNIS COURTS, BOATING LAKE, 5 POOLS, GYM, BASKETBALL COURT & WALKING PATHS. OWNER IS WILLING TO RENT FOR 12 MONTHS AT $1550 PER MONTH.

25. 2017-04-07
    listed $160,000 Active 527-char remark

    Show marketing remark (527 chars)

    TURN-KEY 2ND STORY CONDO WITH WATER VIEW. VAULTED CEILINGS WITH LARGE DINING & ENTERTAINMENT AREA. IT IS CENTRALLY LOCATED NEAR ALL MAJOR HIGHWAYS AND CONTAINS A NEWER A/C UNIT. LAMINATE FLOORS ARE THROUGHOUT ENTIRE CONDO WITH TILE IN THE KITCHEN, BALCONY & BATHROOMS. FEEL SAFE IN THIS QUIET NEIGHBORHOOD THAT HAS A 24- HOURS GUARDED GATE WITH LOTS OF AMENITIES INCLUDING TENNIS COURTS, BOATING LAKE, 5 POOLS, GYM, BASKETBALL COURT & WALKING PATHS. OWNER IS WILLING TO RENT FOR 12 MONTHS AT $1550 PER MONTH.

ⓘ 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: $34,037
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − HOA: −$7,200
• − Depreciation: −$7,273
• Taxable loss: −$4,886
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $129/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

+42.5% since first listed

12 events — show timeline

• 2026-04-18 Listed $228,000 MARMLS
• 2026-02-19 Relisted — MARMLS
• 2026-01-02 Price Changed $294,999 MARMLS
• 2025-11-25 Price Changed $299,995 MARMLS
• 2025-11-11 Price Changed $299,999 MARMLS
• 2025-11-07 Price Changed $318,999 MARMLS
• 2025-10-28 Price Changed $321,999 MARMLS
• 2025-10-12 Listed $329,999 MARMLS
• 2017-07-10 Sold (MLS) $154,000 MARMLS
• 2017-05-18 Pending — MARMLS
• 2017-04-08 Price Changed $163,000 MARMLS
• 2017-04-07 Listed $160,000 MARMLS