4440 NE 4th Ave · Deerfield Beach, FL 33064

$360,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 13 Days on market

Built 1959 6,213 sqft lot Est $380k · 5% under

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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 +14.0/30.0
• ARV discount +9.9/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedrooms & 2 Full Baths, includes an attached self contained private bedroom with its own exterior entrance, while being attached to the main house. The property boasts numerous modern updates, Enjoy a bright Florida room with French doors off of the eat in kitchen. 42 inch wood cabinets and granite tops. It is a great property with solid recent upgrades, but its waiting for the right buyer to polish it. Spacious back yard with a fantastic opportunity to restore it to its full glory. The backyard needs updating and work. Has a outdated outside kitchen, with running water sink and two patios. One nice brick patio off the Florida room. Large shed, and gazebo. Beautiful trees. Needs a

Key facts

• Modern updates
• Granite tops
• Remodeled kitchen

Tags

• MODERN UPDATES
• REMODELED KITCHEN
• REMODELED BATHROOMS
• FLORIDA ROOM
• 42 INCH WOOD CABINETS
• GRANITE TOPS

Property features AI

Finance

• HOA & community: Pets allowed (cats and dogs OK)

Exterior

• Parking: Total of 5 parking spaces; Attached carport (1 covered carport space); Driveway; Asphalt parking surface
• Security: Smoke detectors; Security lights; Leased security system
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Resale condition; Property faces north
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built area recorded by assessor
• Exterior features: Open patio and deck; Patio; Gazebo; Shed(s) and storage; Fenced yard with gate (wood fence, full backyard fenced); Corner lot; Fruit trees; Room for a pool; Sidewalks; City street frontage

Interior

• Kitchen: Electric range / cooktop; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Linoleum; Wood; Other tile
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Split bedroom layout; French doors; Blinds on windows; Water softener (rented)
• Laundry & utility: Laundry area (details available); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $49 ($587/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 $276k (23.3% below list).
• Recommended offer: $276k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Tedder Elementary School (math 28% / reading 33%, grade F, #1,862 of 2,144 statewide, top 88%, 578 students, 78% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 73% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 591 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $360k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $276,043 (23.3% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $380,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 NE 3rd Ave	0.11mi	2/1.0 (-1)	1,148 (-3%)	3mo	$285,000	$248	82
4540 NE 1st Ave	0.35mi	3/2.0	1,219 (+3%)	24mo	$390,000	$320	56
541 NE 39th St	0.50mi	3/1.0	1,065 (-10%)	23mo	$395,000	$371	40

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-58,826
• Equity at exit: $53,677

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-61,654
• Equity at exit: $31,126

Cash invested: $100,800 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,760 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $49

Break-even live

Break-even rent $2,699

Max offer price $360,000

Occupancy floor 93%

Sensitivity live

Price	-10% $253	-5% $151	+0% $49	+5% $-53	+10% $-155
Rent	-10% $-169	-5% $-60	+0% $49	+5% $158	+10% $267
Rate	-1.0pp $230	-0.5pp $140	base $49	+0.5pp $-44	+1.0pp $-139

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 NE 45th St Deerfield Beach, FL	3.0	2.0	1030	$2,800	$2.72	24d	1	0.08mi
378 NE 47th Pl #378 Pompano Beach, FL	3.0	2.5	1457	$3,000	$2.06	24d	1	0.21mi
265 NE 46th St Deerfield Beach, FL	2.0	1.0	1335	$2,250	$1.69	18d	1	0.22mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	24d	1	0.29mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	4d	1	0.29mi
9 NE 44th St Unit 9 Pompano Beach, FL	4.0	2.0	1248	$4,050	$3.25	24d	1	0.37mi
4905 NE 2nd Way Pompano Beach, FL	2.0	1.0	1100	$2,150	$1.95	24d	1	0.39mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,899	$2.40	8d	1	0.44mi
261 NE 40th St Deerfield Beach, FL	3.0	2.0	1153	$2,899	$2.51	14d	1	0.44mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,949	$2.44	11d	1	0.44mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	24d	1	0.53mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	5d	1	0.53mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	0.58mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	15d	1	0.59mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	24d	1	0.60mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	15d	1	0.66mi
941 NE 50th St Deerfield Beach, FL	3.0	2.0	1105	$2,850	$2.58	24d	1	0.68mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	24d	1	0.70mi
351 NW 42nd Ct Apt 205 Pompano Beach, FL	2.0	1.0	800	$1,899	$2.37	15d	1	0.71mi
4120 NW 3rd Way Deerfield Beach, FL	4.0	2.0	1401	$3,600	$2.57	18d	1	0.73mi
4270 NE 12th Ter Pompano Beach, FL	2.0	1.0	1173	$2,200	$1.88	24d	1	0.75mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	24d	1	0.76mi
5350 NE 5th Ter Pompano Beach, FL	2.0	1.0	950	$1,900	$2.00	24d	1	0.76mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	11d	1	0.78mi
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	24d	1	0.80mi
4211 NE 13th Ave Unit 1332459P Pompano Beach, FL	3.0	2.0	1291	$10,288	$7.97	22d	1	0.80mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	19d	1	0.81mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	22d	1	0.83mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	0.85mi
1400 NE 43rd Ct Unit 1400 Pompano Beach, FL	3.0	1.0	1098	$2,900	$2.64	24d	1	0.85mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	24d	1	0.85mi
1410 NE 43rd Ct Pompano Beach, FL	3.0	1.5	1244	$2,476	$1.99	24d	1	0.86mi
1330 NE 41st Dr Unit 1 Pompano Beach, FL	2.0	2.0	1280	$3,300	$2.58	5d	1	0.88mi
616 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,495	$3.15	5d	1	0.88mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	24d	1	0.89mi
624 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,100	$2.65	15d	1	0.89mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	24d	1	0.91mi
1947 Discovery Cir E Deerfield Beach, FL	2.0	2.0	1126	$2,450	$2.18	24d	1	0.91mi
631 Cypress Lake Blvd Unit P17 Deerfield Beach, FL	2.0	2.0	807	$1,950	$2.42	12d	1	0.92mi
631 Cypress Lake Blvd Unit O17 Deerfield Beach, FL	2.0	2.0	807	$2,100	$2.60	24d	1	0.92mi

Listing history 17 events

1. 2026-06-08
   status $360,000 Pending 13 DOM
2. 2026-06-07
   days on market $360,000 Active 13 DOM
3. 2026-06-04
   days on market $360,000 Active 10 DOM
4. 2026-06-03
   pricedays on market $360,000 Active 9 DOM
5. 2026-06-02
   days on market $374,900 Active 8 DOM
6. 2026-06-02
   price $374,900 Active 7 DOM
7. 2026-06-01
   days on market $379,900 Active 7 DOM
8. 2026-05-31
   days on market $379,900 Active 6 DOM
9. 2026-05-25
   listed $349,900 Active
10. 2010-04-28
    soldstatus $80,000
11. 2008-07-28
    soldstatus $78,000
12. 2008-06-30
    historical
13. 2007-12-28
    listed $128,800
14. 2006-01-09
    soldstatus $265,000
15. 1995-02-03
    soldstatus $57,500
16. 1987-11-03
    soldstatus $59,000
17. 1981-09-01
    soldstatus $52,700

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$1,861/yr (+$155/mo · 165.1%)

ⓘ 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: $33,125
• − Mortgage interest: −$20,166
• − Property taxes: −$1,127
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,650
• − Management: −$2,650
• − Depreciation: −$10,473
• Taxable loss: −$5,740
• Est. tax savings @ 24.0%: +$1,378
• After-tax cash flow: $1,965/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): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+563.9% since first listed

9 events — show timeline

• 2026-05-25 Listed $349,900 Beaches MLS
• 2010-04-28 Sold (Public Records) $80,000 Public Records
• 2008-07-28 Sold (Public Records) $78,000 Public Records
• 2008-06-30 Listing Removed — Beaches MLS
• 2007-12-28 Listed $128,800 Beaches MLS
• 2006-01-09 Sold (Public Records) $265,000 Public Records
• 1995-02-03 Sold (Public Records) $57,500 Public Records
• 1987-11-03 Sold (Public Records) $59,000 Public Records
• 1981-09-01 Sold (Public Records) $52,700 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,127 · +7.4% YoY. Source: county tax records.