3930 Crystal Lake Dr #206 · Deerfield Beach, FL 33064

$148,900

2 bd · 2.0 ba · 882 sqft · Condo public records · 55 Days on market

Built 1966 $498/mo HOA · 24% 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 +20.7/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2-bed, 2-bath condo on the 2nd floor Crystal Lake of Deerfield Beach. Nice wood look Luxury vinyl floors in main living area. Convenient location near highways, shopping, short ride to the beach. Nice back balcony overlooking lush landscaping. All ages community and pets allowed. Best price in community. Condo is in mostly original condition & is priced accordingly. Community pool, laundry facilities and 1 assigned parking space.

Key facts

• Laundry facilities
• Community pool
• Lush landscaping

Tags

• BACK BALCONY
• LUSH LANDSCAPING
• COMMUNITY POOL
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Pets allowed (cats OK; pet restrictions possible)
• HOA & community: Monthly HOA fee of $498; HOA covers sewer, trash, water and elevator; Association amenities include parking and pool; Association present

Exterior

• Parking: Assigned open parking space (1); Open parking
• Utilities: Public water; Public sewer; Cable available; Sewer connected
• Home design: Condominium; One level; Faces southwest; Resale property
• Construction: Concrete construction; Other roof; 3 total stories (building)
• Exterior features: Pool (association); Assigned open parking

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Common laundry area
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 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).
• 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 ($144k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $149k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $144,433 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1966 — 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: 1.38% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 6.0

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-13,526
• Equity at exit: $22,201

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-4,309
• Equity at exit: $12,874

Cash invested: $41,692 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$781
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$62
• HOA: −$498
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $202

Break-even live

Break-even rent $1,804

Max offer price $148,900

Occupancy floor 85%

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	24d	1	0.07mi
3801 Crystal Lake Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	968	$2,325	$2.40	2d	8	0.23mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	24d	1	0.26mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	0.28mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	0.30mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	0.36mi
4061 NW 9th Ave #206 Deerfield Beach, FL	2.0	2.0	800	$1,900	$2.38	24d	1	0.37mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	24d	1	0.37mi
1421 NW 45th St #5 Deerfield Beach, FL	2.0	2.0	760	$2,000	$2.63	24d	1	0.38mi
3550 Blue Lake Dr Pompano Beach, FL	1.0	1.5	850	$1,850	$2.18	24d	1	0.42mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	24d	1	0.44mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	24d	2	0.44mi
1001 NW 45th St #6 Deerfield Beach, FL	2.0	2.0	850	$2,200	$2.59	15d	1	0.47mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	0.49mi
4550 NW 18th Ave #506 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	12d	1	0.50mi
4304 NW 9th Ave Unit 2-2D Pompano Beach, FL	2.0	2.0	1040	$1,750	$1.68	15d	1	0.55mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,940	$1.95	15d	2	0.55mi
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	24d	1	0.56mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.56mi
4570 NW 18th Ave #605 Deerfield Beach, FL	1.0	2.0	930	$1,750	$1.88	15d	1	0.58mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	24d	1	0.60mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	0.70mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.76mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.79mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	10d	1	0.79mi
624 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,100	$2.65	15d	1	0.81mi
616 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,495	$3.15	5d	1	0.82mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	24d	1	0.82mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	1d	1	0.82mi
351 NW 42nd Ct Apt 205 Pompano Beach, FL	2.0	1.0	800	$1,899	$2.37	15d	1	0.84mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	19d	1	0.84mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	24d	1	0.85mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	12d	1	0.85mi
800 Cypress Park Way Unit M Pompano Beach, FL	2.0	2.0	807	$2,000	$2.48	2d	1	0.85mi
800 Cypress Park Way Unit F1 Deerfield Beach, FL	2.0	2.0	807	$2,000	$2.48	24d	1	0.85mi
631 Cypress Lake Blvd Unit P17 Deerfield Beach, FL	2.0	2.0	807	$1,950	$2.42	12d	1	0.87mi
631 Cypress Lake Blvd Unit O17 Deerfield Beach, FL	2.0	2.0	807	$2,100	$2.60	24d	1	0.87mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	15d	1	0.88mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	24d	1	0.90mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	2d	16	0.92mi

HOA detail condo

• Monthly dues: $498 · $5,976/yr
• Likely covers: landscapingpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $148,900 Active 55 DOM
2. 2026-06-17
   days on market $148,900 Active 54 DOM
3. 2026-06-16
   days on market $148,900 Active 53 DOM
4. 2026-06-15
   days on market $148,900 Active 52 DOM
5. 2026-06-13
   days on market $148,900 Active 50 DOM
6. 2026-06-09
   days on market $148,900 Active 46 DOM
7. 2026-06-08
   days on market $148,900 Active 45 DOM
8. 2026-06-07
   days on market $148,900 Active 44 DOM
9. 2026-06-04
   days on market $148,900 Active 41 DOM
10. 2026-06-03
    days on market $148,900 Active 40 DOM
11. 2026-06-02
    days on market $148,900 Active 39 DOM
12. 2026-06-01
    days on market $148,900 Active 38 DOM
13. 2026-05-31
    remarks 435-char remark
14. 2026-05-31
    pricestatusdays on market $148,900 Active 37 DOM
15. 2026-05-05
    status Pending
16. 2026-03-27
    listed $149,900 Active
17. 2001-06-01
    soldstatus $53,000
18. 1980-10-01
    soldstatus $55,000
19. 1967-04-01
    soldstatus $15,000

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$224/yr (+$19/mo · 22.2%)

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

Taxation est. · year 1

• Rental income: $24,722
• − Mortgage interest: −$8,341
• − Property taxes: −$1,012
• − Insurance: −$744
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$5,976
• − Depreciation: −$4,332
• Taxable income: $362
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,341/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

+899.3% since first listed

5 events — show timeline

• 2026-05-05 Pending — Beaches MLS
• 2026-03-27 Listed $149,900 Beaches MLS
• 2001-06-01 Sold (Public Records) $53,000 Public Records
• 1980-10-01 Sold (Public Records) $55,000 Public Records
• 1967-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,012 · +5.2% YoY. Source: county tax records.