141 SW 2nd St · Deerfield Beach, FL 33441

$399,900

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 32 Days on market

Built 1996 6,319 sqft lot Est $650k · 38% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.7/10.0
• 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

Prime Deerfield Beach investment opportunity with strong upside potential. Full renovation needed, ideal for investors, flippers, or cash buyers looking to maximize value. Sold as is with seller highly motivated. Cash or hard money only. Excellent location near beaches, dining, shopping, major highways, and growing redevelopment, making this a prime opportunity for resale or long-term rental potential.

Key facts

• 6,319 sq ft lot
• Parking
• Built 1996

Tags

• FULL RENOVATION NEEDED
• DINING SHOPPING MAJOR HIGHWAYS
• GROWING REDEVELOPMENT

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces south; Resale property
• Construction: Built with block construction; Shingle roof
• Exterior features: Fenced yard; Street lights in the community; Less than quarter-acre lot

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (2.5% below list).
• Recommended offer: $388k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,897/mo this rent would consume 80% 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 $3k of loan paydown is wiped out by about $12k 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 32 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $387,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $649,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 SE 7th Ave	0.72mi	3/2.0 (-1)	1,785 (-1%)	19mo	$645,000	$361	45
488 NW 2nd Ter	0.57mi	3/1.0 (-1)	1,540 (-14%)	3mo	$324,000	$210	38

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-22,002
• Equity at exit: $59,626

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $26,546
• Equity at exit: $34,576

Cash invested: $111,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,897 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$818
• Net cashflow: $726

Break-even live

Break-even rent $2,979

Max offer price $399,900

Occupancy floor 76%

Sensitivity live

Price	-10% $952	-5% $839	+0% $726	+5% $613	+10% $499
Rent	-10% $418	-5% $572	+0% $726	+5% $880	+10% $1,034
Rate	-1.0pp $927	-0.5pp $827	base $726	+0.5pp $622	+1.0pp $517

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 SE 1st Dr Unit 358 Deerfield Beach, FL	3.0	2.5	1572	$2,750	$1.75	25d	1	0.29mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,500	$2.23	25d	1	0.32mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,495	$2.22	19d	1	0.32mi
165 SE 4th Ave Unit 165 Deerfield Beach, FL	3.0	2.5	1574	$2,950	$1.87	6d	1	0.38mi
165 SE 4th Ave Unit 165 Deerfield Beach, FL	3.0	2.5	1574	$3,000	$1.91	25d	1	0.38mi
146 SE 5th Ct Deerfield Beach, FL	3.0	2.5	1532	$3,250	$2.12	25d	1	0.40mi
428 SE 2nd St Deerfield Beach, FL	3.0	2.0	1387	$4,800	$3.46	13d	1	0.43mi
349 NW 3rd St Deerfield Beach, FL	3.0	1.0	1280	$2,800	$2.19	22d	1	0.52mi
481 NW 2nd Ter Deerfield Beach, FL	5.0	3.0	1611	$3,500	$2.17	8d	1	0.58mi
268 SE 8th Ave Deerfield Beach, FL	3.0	2.0	1404	$3,500	$2.49	25d	1	0.63mi
573 NW 2nd Way Deerfield Beach, FL	4.0	2.0	1398	$3,100	$2.22	15d	1	0.68mi
534 NW 3rd Ter Deerfield Beach, FL	4.0	2.0	1320	$3,400	$2.58	25d	1	0.71mi
307 NW 6th St Deerfield Beach, FL	5.0	3.0	1300	$3,600	$2.77	11d	1	0.73mi
143 NE 6th Ct Deerfield Beach, FL	4.0	2.0	1258	$3,100	$2.46	25d	1	0.75mi
105 NW 7th Ct Deerfield Beach, FL	3.0	2.0	1362	$3,100	$2.28	25d	1	0.78mi
1123 SE 2nd Ave Unit 1123 Deerfield Beach, FL	3.0	2.0	1599	$3,750	$2.35	25d	1	0.91mi
1123 SE 2nd Ave Deerfield Beach, FL	3.0	2.0	1599	$3,495	$2.19	18d	1	0.91mi
1051 SW 21st St Boca Raton, FL	5.0	3.0	2415	$6,850	$2.84	0d	1	0.95mi
1051 SW 21st St Boca Raton, FL	5.0	3.0	2415	$6,850	$2.84	2d	1	0.95mi
222 SE 11th Ct Deerfield Beach, FL	3.0	2.0	1549	$3,950	$2.55	25d	1	0.97mi
521 SW 11th Dr Deerfield Beach, FL	3.0	2.0	1298	$2,950	$2.27	22d	1	1.00mi
420 SE 12th Ave Deerfield Beach, FL	3.0	3.0	1881	$5,200	$2.76	21d	1	1.06mi
1309 SE 1st Way Deerfield Beach, FL	3.0	2.0	1273	$3,500	$2.75	25d	1	1.07mi
1230 SW 6th Ave Deerfield Beach, FL	4.0	2.0	1236	$2,965	$2.40	3d	1	1.09mi
510 SW 13th Pl Deerfield Beach, FL	4.0	2.0	1236	$3,199	$2.59	25d	1	1.16mi
223 SW 14th Pl Deerfield Beach, FL	3.0	2.0	1550	$2,950	$1.90	5d	1	1.20mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	4d	1	1.21mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	25d	1	1.21mi
1008 SE 10th Ct Deerfield Beach, FL	3.0	2.5	2356	$8,500	$3.61	25d	1	1.23mi
904 SE 12th St Deerfield Beach, FL	4.0	2.0	2399	$5,900	$2.46	25d	1	1.23mi
1755 SW 4th Ave Boca Raton, FL	3.0	3.0	2407	$18,000	$7.48	11d	1	1.25mi
1629 Riverview Rd #221 Deerfield Beach, FL	3.0	2.0	1446	$3,800	$2.63	25d	1	1.27mi
1221 SE 10th St Deerfield Beach, FL	3.0	3.0	1744	$4,800	$2.75	8d	1	1.29mi
1221 SE 10th St Deerfield Beach, FL	3.0	3.0	1744	$4,800	$2.75	2d	1	1.29mi
1120 SW 15th St Boca Raton, FL	3.0	2.5	1863	$6,800	$3.65	25d	1	1.30mi
1433 NE 53rd Ct Pompano Beach, FL	3.0	2.0	1225	$3,950	$3.22	25d	1	1.31mi
875 SE 13th Ave Deerfield Beach, FL	3.0	2.5	1751	$7,000	$4.00	25d	1	1.33mi
1001 SE 13th Ct Deerfield Beach, FL	4.0	3.0	1699	$5,900	$3.47	6d	1	1.36mi
809 SE 14th Dr Deerfield Beach, FL	3.0	3.0	1506	$4,975	$3.30	11d	1	1.36mi
809 SE 14th Dr Deerfield Beach, FL	3.0	3.0	1506	$4,975	$3.30	22d	1	1.36mi

Listing history 7 events

1. 2026-06-07
   days on market $399,900 Active 32 DOM
2. 2026-06-04
   days on market $399,900 Active 29 DOM
3. 2026-06-03
   days on market $399,900 Active 28 DOM
4. 2026-06-02
   days on market $399,900 Active 27 DOM
5. 2026-06-01
   days on market $399,900 Active 26 DOM
6. 2026-05-31
   days on market $399,900 Active 25 DOM
7. 2026-05-06
   listed $399,900 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: $1,073 · $89/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: +$2,246/yr (+$187/mo · 209.2%)

ⓘ 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: $46,768
• − Mortgage interest: −$22,401
• − Property taxes: −$1,073
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,741
• − Management: −$3,741
• − Depreciation: −$11,633
• Taxable income: $2,178
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $8,186/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

1 event — show timeline

• 2026-05-06 Listed $399,900 MARMLS

Property tax history

+5.6%/yr

Latest (2025): $1,073 · +8.0% YoY. Source: county tax records.