111 Tilford F #111 · Deerfield Beach, FL 33442

$88,000

1 bd · 1.0 ba · 585 sqft · Condo · 1 Days on market

Built 1978 $549/mo HOA · 34% of rent

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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 +21.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

EXCEPTIONAL INVESTMENT PORTFOLIO OPPORTUNITY! Welcome to Tilford at Century Village Condominiums, a desirable 55+, manned-gated community offering comfort, convenience, and resort-style living. This charming first-floor unit in a 2-story condo building features 585 sq ft of living space, including 1 bedroom and1 full bath. Don't miss this unique chance to acquire a three-unit condominium portfolio in two of South Florida's most sought-after 55+ communities. Two units are located in Century Village Boca Raton and are currently leased, producing a combined rental income of $2,900 per month ($1,450 each). The third unit, located in Century Village Deerfield Beach, is vacant and ready for imme

Key facts

• $549 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, billiard room, hobby room, library, laundry room, barbecue and picnic areas, pickleball, shuffleboard court, trails, transportation service, elevators, and pool; Association covers amenities, common area maintenance, structure maintenance, pool(s), sewer, trash, water, cable TV and internet

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard
• Utilities: Water and sewer included in association; Cable TV and internet included in association
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony/porch; Fruit trees; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Cap rate 8.0% 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 flat; 586 active listings in the ZIP; 35 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 37% 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 $608 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $88,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 4.5

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: -12.5%
• Equity multiple: 0.57×
• Total profit: $-10,621
• Equity at exit: $13,121

10-year hold

• IRR: -14.3%
• Equity multiple: 0.37×
• Total profit: $-15,442
• Equity at exit: $7,609

Cash invested: $24,640 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$549
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $124

Break-even live

Break-even rent $1,465

Max offer price $88,000

Occupancy floor 87%

Sensitivity live

Price	-10% $184	-5% $154	+0% $124	+5% $93	+10% $63
Rent	-10% $-4	-5% $60	+0% $124	+5% $188	+10% $252
Rate	-1.0pp $168	-0.5pp $146	base $124	+0.5pp $101	+1.0pp $78

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	6d	1	0.01mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	21d	1	0.01mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.11mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	22d	1	0.21mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	25d	1	0.21mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.24mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.26mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	25d	1	0.26mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	25d	1	0.28mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.33mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.34mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	25d	1	0.37mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	25d	1	0.37mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	25d	1	0.37mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	25d	1	0.41mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	0.41mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.42mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	25d	1	0.45mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.45mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	25d	1	0.45mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	25d	1	0.53mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	0.62mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	11d	1	0.65mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	0.65mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	8d	1	0.75mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.75mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.77mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	25d	1	0.77mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.79mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	25d	1	0.82mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	0.88mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	0.88mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	0.97mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	22d	1	1.27mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$1,826	$2.09	2d	9	1.47mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $88,000 Active 1 DOM

ⓘ 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: $19,455
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − HOA: −$6,588
• − Depreciation: −$2,560
• Taxable income: $505
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $1,362/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

+5766.7% since first listed

14 events — show timeline

• 2026-06-17 Listed $88,000 MARMLS
• 2026-06-13 Listed for Rent $1,500 RMLSFL
• 2026-06-13 Rental Removed $1,500 MARMLS
• 2026-05-30 Listed for Rent $1,500 MARMLS
• 2025-11-13 Listing Removed — MARMLS
• 2025-11-13 Rental Removed $1,450 MARMLS
• 2025-08-01 Relisted — MARMLS
• 2025-07-23 Contingent — MARMLS
• 2025-05-14 Listed $93,000 MARMLS
• 2025-05-13 Listed for Rent $1,450 MARMLS
• 2024-05-17 Rental Removed $1,500 MARMLS
• 2024-04-12 Listed for Rent $1,500 MARMLS
• 2023-10-20 Rental Removed $1,500 MARMLS
• 2023-09-24 Listed for Rent $1,500 MARMLS