177 Upminster I #177 · Deerfield Beach, FL 33442

$85,000

2 bd · 1.5 ba · 820 sqft · Condo · 35 Days on market

Built 1976 $700/mo HOA · 34% 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

FIRST floor , CORNER unit waiting for the new owner. Newer AC . Excellent location . Handy man specials!!! Motivated Seller. Building has a new roof. This is 55 + community

Key facts

• Corner unit
• New roof
• $700 HOA

Tags

• CORNER UNIT
• NEW ROOF

Property features AI

Finance

• Financial info: Not a land lease community; Senior community; Pets not allowed; Approximately 8,500 units in the community
• HOA & community: Community association with monthly fee; HOA amenities include: billiard room, clubhouse, fitness center, golf course, jogging path, parking, pool, sauna, shuffleboard court, community room, courtesy bus, hobby room, library, security, and maintenance; HOA fee includes cable TV, pest control, sewer, trash, water, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 177 total parking spaces
• Security: Security guard; Security fence; Security patrol
• Utilities: Public water and well; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Condominium; Two-story building; First-floor entry; South-facing
• Construction: Block and other construction materials; Other roof
• Exterior features: Covered patio; Patio; Fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Dome kitchen; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/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: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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).
• At $2,070/mo this rent would consume 47% 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 $588 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 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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. 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.
8. 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.
9. 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: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• 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: 3.4%
• Equity multiple: 1.12×
• Total profit: $2,953
• Equity at exit: $12,674

10-year hold

• IRR: 7.4%
• Equity multiple: 1.43×
• Total profit: $10,222
• Equity at exit: $7,349

Cash invested: $23,800 (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 33442

• Rents YoY: 0.1%
• Active inventory: 584
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$700
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $348

Break-even live

Break-even rent $1,630

Max offer price $85,000

Occupancy floor 78%

Sensitivity live

Price	-10% $406	-5% $377	+0% $348	+5% $318	+10% $289
Rent	-10% $184	-5% $266	+0% $348	+5% $429	+10% $511
Rate	-1.0pp $390	-0.5pp $369	base $348	+0.5pp $325	+1.0pp $303

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.26mi
144 Farnham F Unit F Deerfield Beach, FL	2.0	1.5	828	$2,500	$3.02	25d	1	0.44mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	0.44mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	25d	1	0.44mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	25d	1	0.44mi
333 Farnham P Unit P Deerfield Beach, FL	2.0	1.5	828	$1,800	$2.17	22d	1	0.45mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	0.45mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	0.47mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.52mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.52mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	9d	1	0.53mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	0.53mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.53mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.54mi
283 Durham Cir Unit 283 Deerfield Beach, FL	2.0	2.0	820	$3,300	$4.02	25d	1	0.59mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	25d	2	0.62mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	0.63mi
15 Markham a Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	0d	1	0.68mi
964 Siesta Key Blvd Apt 416 Deerfield Beach, FL	1.0	1.0	800	$1,700	$2.12	25d	1	0.71mi
2430 Deer Creek Country Club Blvd Unit 407-2 Deerfield Beach, FL	2.0	2.0	1050	$2,050	$1.95	6d	1	0.75mi
3042 Harwood E Unit 3042 Deerfield Beach, FL	2.0	2.0	860	$3,000	$3.49	25d	1	0.76mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	0d	1	0.76mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	18d	1	0.78mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	25d	1	0.78mi
2400 Deer Creek Country Club Blvd Unit 608-1 Deerfield Beach, FL	2.0	2.0	1050	$2,200	$2.10	6d	1	0.79mi
2400 Deer Creek Country Club Blvd Deerfield Beach, FL	2.0	2.0	1050	$2,300	$2.19	25d	1	0.79mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,900	$1.78	25d	4	0.79mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	25d	1	0.80mi
1250 S Military Trl #1612 Deerfield Beach, FL	2.0	1.5	1035	$2,500	$2.42	6d	1	0.81mi
1244 S Military Trl #724 Deerfield Beach, FL	2.0	1.5	916	$1,950	$2.13	15d	1	0.81mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	25d	1	0.81mi
2420 Deer Creek Country Club Blvd Unit 302D Deerfield Beach, FL	2.0	2.0	1050	$1,850	$1.76	25d	1	0.81mi
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$2,200	$2.26	4d	25	0.82mi
316 Markham Cres Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	25d	1	0.84mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.84mi
171 Deer Creek Blvd #701 Deerfield Beach, FL	2.0	2.0	1090	$4,500	$4.13	0d	1	0.86mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.88mi
2460 Deer Creek Country Club Blvd Unit 205A Deerfield Beach, FL	2.0	1.5	1050	$1,800	$1.71	25d	1	0.89mi
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,550	$2.43	23d	2	0.90mi
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	25d	1	0.93mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $85,000 Active 35 DOM
2. 2026-06-18
   days on market $85,000 Active 32 DOM
3. 2026-06-17
   days on market $85,000 Active 31 DOM
4. 2026-06-16
   days on market $85,000 Active 30 DOM
5. 2026-06-15
   days on market $85,000 Active 29 DOM
6. 2026-06-13
   days on market $85,000 Active 27 DOM
7. 2026-06-09
   days on market $85,000 Active 23 DOM
8. 2026-06-08
   days on market $85,000 Active 22 DOM
9. 2026-06-07
   days on market $85,000 Active 21 DOM
10. 2026-06-04
    days on market $85,000 Active 18 DOM
11. 2026-06-03
    days on market $85,000 Active 17 DOM
12. 2026-06-02
    days on market $85,000 Active 16 DOM
13. 2026-06-01
    days on market $85,000 Active 15 DOM
14. 2026-05-31
    days on market $85,000 Active 14 DOM
15. 2026-05-15
    listed $85,000 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: $24,834
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$8,400
• − Depreciation: −$2,473
• Taxable income: $3,527
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $3,324/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

1 event — show timeline

• 2026-05-15 Listed $85,000 Beaches MLS