960 Crystal Lake Dr #201 · Deerfield Beach, FL 33064

$145,000

2 bd · 2.0 ba · 800 sqft · Condo public records · 55 Days on market

Built 1965 $560/mo HOA · 27% 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 +11.6/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION, LOCATION, LOCATION!!! COULDN'T ASK FOR A BETTER VIEW - THE SERENITY AND TRANQUILITY IN THAT COMMUNITY ARE EXCELLENT - WHAT A BARGAIN!!! PLEASE HURRY UP!!! IT WON'T LAST - BEAUTIFUL 2 BEDROOMS 2 BATHS 2ND FLOOR CONDO MINUTES AWAY FROM THE BEACH AND FORT LAUDERDALE AIRPORT - IT'S A 55+ COMMUNITY - NO PETS ARE ALLOWED EXCEPT FOR CATS - SELLERS ARE EXTREMELY MOTIVATED AND WILLING TO PREPAY 6 MONTHS OF HOA FEE AT CLOSING FOR THE BUYER - THE ROOF IS FAIRLY RECENT - NO SPECIAL ASSESSMENTS - OCCUPIED WITH GREAT TENANT @ $1,500 PER MONTH UNTIL 06/16/2027

Key facts

• $560 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Association with pool and parking; Quarterly HOA fee; HOA covers water, sewer and trash; Senior community; Pets not allowed

Exterior

• Parking: Open asphalt parking; Guest parking; 1 parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Condominium; One level; Resale; Faces east; 2 total stories in building
• Construction: Block / CBS construction; Composition shingle roof; Concrete perimeter foundation; Built with doors that contribute to energy efficiency
• Exterior features: Covered patio; Screened patio; Patio; Fenced; City street frontage; Road surface: asphalt; Public maintained road; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Space heater; Central air conditioning (electric); Ceiling fans
• Interior features: Split bedroom layout; Blinds; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-46 ($-557/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $137k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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); Crystal Lake Middle School (math 24% / reading 38%, grade F, #462 of 571 statewide, top 81%, 1,055 students, 74% FRL); Blanche Ely High School (math 7% / reading 29%, grade F, #570 of 667 statewide, top 86%, 1,906 students, 75% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 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); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 35% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $136,801 (5.7% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.42% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-28,568
• Equity at exit: $21,620

10-year hold

• IRR: -18.4%
• Equity multiple: 0.09×
• Total profit: $-37,121
• Equity at exit: $12,537

Cash invested: $40,600 (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: 595
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$760
• Tax from tax record: −$293 /mo · $3,520/yr
• Insurance: −$60
• HOA: −$560
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-46

Break-even live

Break-even rent $2,119

Max offer price $136,801

Occupancy floor 97%

Sensitivity live

Price	-10% $36	-5% $-5	+0% $-46	+5% $-87	+10% $-128
Rent	-10% $-209	-5% $-128	+0% $-46	+5% $35	+10% $116
Rate	-1.0pp $27	-0.5pp $-10	base $-46	+0.5pp $-84	+1.0pp $-122

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	17d	1	0.07mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	17d	1	0.08mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	26d	1	0.12mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	26d	1	0.12mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	26d	1	0.13mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	26d	1	0.14mi
3808 Crystal Lake Dr Pompano Beach, FL	2.0	2.0	986	$2,550	$2.59	0d	1	0.21mi
4061 NW 9th Ave #206 Deerfield Beach, FL	2.0	2.0	800	$1,900	$2.38	26d	1	0.27mi
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	26d	1	0.32mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	17d	4	0.39mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	26d	1	0.41mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	26d	2	0.41mi
3550 Blue Lake Dr Pompano Beach, FL	1.0	1.5	850	$1,850	$2.18	26d	1	0.41mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	26d	1	0.42mi
4304 NW 9th Ave Unit 2-2D Pompano Beach, FL	2.0	2.0	1040	$1,750	$1.68	17d	1	0.49mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,940	$1.95	17d	2	0.50mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	26d	1	0.50mi
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	26d	1	0.50mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	26d	1	0.54mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	4d	16	0.54mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	26d	1	0.58mi
1001 NW 45th St #6 Deerfield Beach, FL	2.0	2.0	850	$2,200	$2.59	17d	1	0.59mi
351 NW 42nd Ct Apt 205 Pompano Beach, FL	2.0	1.0	800	$1,899	$2.37	17d	1	0.65mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	26d	1	0.66mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	12d	1	0.67mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	26d	1	0.68mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	17d	1	0.69mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	26d	1	0.70mi
1421 NW 45th St #5 Deerfield Beach, FL	2.0	2.0	760	$2,000	$2.63	26d	1	0.70mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	26d	1	0.74mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	17d	1	0.76mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	26d	1	0.76mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	22d	1	0.76mi
624 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,100	$2.65	17d	1	0.80mi
616 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,495	$3.15	7d	1	0.80mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	26d	1	0.82mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	7d	1	0.82mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	26d	1	0.84mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	26d	1	0.84mi
4550 NW 18th Ave #606 Deerfield Beach, FL	2.0	2.0	1070	$2,300	$2.15	1d	1	0.86mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   pricedays on market $145,000 Active 55 DOM
2. 2026-06-18
   days on market $150,000 Active 52 DOM
3. 2026-06-17
   days on market $150,000 Active 51 DOM
4. 2026-06-16
   days on market $150,000 Active 50 DOM
5. 2026-06-15
   days on market $150,000 Active 49 DOM
6. 2026-06-13
   days on market $150,000 Active 47 DOM
7. 2026-06-09
   days on market $150,000 Active 43 DOM
8. 2026-06-08
   days on market $150,000 Active 42 DOM
9. 2026-06-07
   days on market $150,000 Active 41 DOM
10. 2026-06-04
    days on market $150,000 Active 38 DOM
11. 2026-06-03
    days on market $150,000 Active 37 DOM
12. 2026-06-02
    days on market $150,000 Active 36 DOM
13. 2026-06-01
    days on market $150,000 Active 35 DOM
14. 2026-05-31
    days on market $150,000 Active 34 DOM
15. 2026-05-21
    price $150,000
16. 2026-04-27
    listed $160,000 Active
17. 2003-09-08
    soldstatus $80,000
18. 2000-11-06
    soldstatus $44,900
19. 1993-12-06
    soldstatus $43,000
20. 1986-12-01
    soldstatus $46,000

ⓘ 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: $3,520 · $293/mo
• Projected year-2 tax: $3,520 · $293/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 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: $24,725
• − Mortgage interest: −$8,122
• − Property taxes: −$3,520
• − Insurance: −$725
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$6,720
• − Depreciation: −$4,218
• Taxable loss: −$2,536
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $52/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

+226.1% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $150,000 Beaches MLS
• 2026-04-27 Listed $160,000 Beaches MLS
• 2003-09-08 Sold (Public Records) $80,000 Public Records
• 2000-11-06 Sold (Public Records) $44,900 Public Records
• 1993-12-06 Sold (Public Records) $43,000 Public Records
• 1986-12-01 Sold (Public Records) $46,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,520 · -4.6% YoY. Source: county tax records.