2060 Harwood E #2060 · Deerfield Beach, FL 33442

$79,500

1 bd · 2.0 ba · 753 sqft · Condo public records · 23 Days on market

Built 1978 $571/mo HOA · 30% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

PRICED TO SELL! This furnished 1 bedroom, 1.5 bath condo has a beautiful, SERENE LAKE VIEW from the encl patio. Conveniently located on the 2nd flr near the elevator. Well maintained bldg. & good reserves. This unit features tile flrs thru-out, newer A/C, tub/shower combo in primary bath, galley-style kitchen with dishwasher & white appl. Spacious layout & ready to make it your own! Enjoy peaceful waterfront living in a gated community w/ 24 hr security, free bus service, pools, tennis, pickleball, putting green, cafe, State-of-the-Art Clubhouse w/ gym, sauna, library, shows, movies, classes, clubs, billiards & MORE! Close to Deerfield Beach, shopping, dining, and m

Key facts

• Gated community
• Free bus service
• Lake view

Tags

• LAKE VIEW
• GATED COMMUNITY
• 24 HR SECURITY
• STATE-OF-THE-ART CLUBHOUSE
• FREE BUS SERVICE
• POOLS

Property features AI

Finance

• Other: Senior community; Pets not allowed; Community contains many units (community unit count listed)
• Financial info: Not a land lease community
• HOA & community: Harwood E Condominium Association; Monthly association fee; Association fee includes cable TV, water, sewer, trash, security, maintenance of grounds, common areas and recreation facilities; Association amenities include clubhouse, fitness center, indoor pool, heated pool, spa/hot tub, sauna, tennis courts, shuffleboard, bocce ball, putting green, billiard room, game room, library, hobby room, cafe/restaurant, community room, courtesy bus, bike storage, trash chute, and recreation facilities; Gated community with security and maintenance

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Security: Gated community with security gate and guard; Security patrol; Security fence
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water available
• Home design: Condominium; One level; Faces south; Resale unit; 4 total stories in the building; Unit in building named Harwood E
• Construction: Block construction; Concrete roof
• Exterior features: Covered patio; Patio; Waterfront (no specific waterfront features listed)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Furnished; Blinds and window rods; Jalousie windows; Smoke detector(s)
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 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; 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44% 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 $550 of loan paydown is wiped out by about $2k 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 23 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $80k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 30% of rent.

Recommended offer $78,307 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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. 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: 2.43% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 3.4

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: 2.8%
• Equity multiple: 1.10×
• Total profit: $2,264
• Equity at exit: $11,854

10-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $8,501
• Equity at exit: $6,874

Cash invested: $22,260 (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: 586
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$417
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$33
• HOA: −$571
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $317

Break-even live

Break-even rent $1,534

Max offer price $79,500

Occupancy floor 79%

Sensitivity live

Price	-10% $362	-5% $340	+0% $317	+5% $295	+10% $272
Rent	-10% $164	-5% $241	+0% $317	+5% $394	+10% $470
Rate	-1.0pp $357	-0.5pp $337	base $317	+0.5pp $297	+1.0pp $276

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3042 Harwood E Unit 3042 Deerfield Beach, FL	2.0	2.0	860	$3,000	$3.49	25d	1	0.02mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.26mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.26mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	25d	1	0.33mi
124 Oakridge I #124 Deerfield Beach, FL	2.0	1.5	820	$1,700	$2.07	5d	1	0.33mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	25d	1	0.33mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.36mi
316 Markham Cres Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	25d	1	0.37mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	0.37mi
144 Farnham F Unit F Deerfield Beach, FL	2.0	1.5	828	$2,500	$3.02	25d	1	0.38mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	0.38mi
1272 S Military Trl #313 Deerfield Beach, FL	2.0	2.0	900	$2,390	$2.66	22d	1	0.41mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	25d	1	0.43mi
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,300	$2.19	22d	2	0.44mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	0.46mi
333 Farnham P Unit P Deerfield Beach, FL	2.0	1.5	828	$1,800	$2.17	21d	1	0.46mi
2355 SW 15th St Deerfield Beach, FL	2.0	2.0	1100	$2,098	$1.91	25d	2	0.47mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	25d	1	0.47mi
1244 S Military Trl #724 Deerfield Beach, FL	2.0	1.5	916	$1,950	$2.13	14d	1	0.47mi
1250 S Military Trl #1612 Deerfield Beach, FL	2.0	1.5	1035	$2,500	$2.42	6d	1	0.47mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	25d	1	0.50mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	0.50mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	25d	1	0.51mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	17d	1	0.51mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.51mi
193 Newport Ct #193 Deerfield Beach, FL	2.0	1.5	820	$2,200	$2.68	25d	1	0.52mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	25d	2	0.56mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	25d	1	0.57mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	25d	1	0.57mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	6d	1	0.60mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	21d	1	0.60mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	25d	1	0.61mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	22d	1	0.61mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	25d	1	0.63mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.65mi
184 Tilford I Unit I Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	25d	1	0.66mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.66mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.69mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	11d	1	0.77mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	0.77mi

HOA detail condo

• Monthly dues: $571 · $6,852/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $79,500 Active 23 DOM
2. 2026-06-17
   days on market $79,500 Active 22 DOM
3. 2026-06-16
   days on market $79,500 Active 21 DOM
4. 2026-06-15
   days on market $79,500 Active 20 DOM
5. 2026-06-13
   days on market $79,500 Active 18 DOM
6. 2026-06-09
   days on market $79,500 Active 14 DOM
7. 2026-06-08
   days on market $79,500 Active 13 DOM
8. 2026-06-07
   days on market $79,500 Active 12 DOM
9. 2026-06-04
   days on market $79,500 Active 9 DOM
10. 2026-06-03
    days on market $79,500 Active 8 DOM
11. 2026-06-02
    days on market $79,500 Active 7 DOM
12. 2026-06-01
    days on market $79,500 Active 6 DOM
13. 2026-05-31
    days on market $79,500 Active 5 DOM
14. 2026-05-26
    listed $79,500 Active
15. 1999-11-22
    soldstatus $27,000
16. 1978-12-01
    soldstatus $31,500

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $2,290 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,225
• − Mortgage interest: −$4,453
• − Property taxes: −$2,290
• − Insurance: −$398
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$6,852
• − Depreciation: −$2,313
• Taxable income: $3,204
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,037/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

+152.4% since first listed

3 events — show timeline

• 2026-05-26 Listed $79,500 Beaches MLS
• 1999-11-22 Sold (Public Records) $27,000 Public Records
• 1978-12-01 Sold (Public Records) $31,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,290 · +7.2% YoY. Source: county tax records.