1428 SE 4th Ave #107 · Deerfield Beach, FL 33441

$218,788

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 76 Days on market

Built 1974 $450/mo HOA · 17% of rent

---

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 +22.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +7.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is truly one of the best units in the complex. Walk out of your screened in patio and you are at the pool! New AC 2024, Garbage Disposal 2023, Dishwasher 2024, Flooring and Baseboards 2025. The screen on the patio is also new and the unit has been freshly painted! Plus, there is a washer/dryer combo in the unit. This complex is also only two stories so their requirements are much less than a highrise. Perfect place to live. Close to shopping, restaurants, and beach. Your new home awaits!

Key facts

• New garbage disposal
• New flooring
• Washer dryer combo

Tags

• SCREENED IN PATIO
• WASHER DRYER COMBO
• NEW AC
• NEW GARBAGE DISPOSAL
• NEW DISHWASHER
• NEW FLOORING

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Monthly association fee of $450; Association amenities: Clubhouse, Pool, Community room, Parking, Other; HOA covers insurance, ground and structure maintenance, sewer, trash, water, common areas, recreation facility, and pool service

Exterior

• Parking: Concrete parking; 1 open parking space (total parking: 1)
• Security: Key card entry
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Condominium; One-level living; First floor entry; Faces south
• Construction: Concrete block construction (no stucco); Flat roof; 2-story building (this unit is in Building A)
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Paddle fans
• Interior features: Walk-in closets; Split bedroom layout; Dome kitchen
• Laundry & utility: Laundry area inside, located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 rising (+2.2%/yr); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,683/mo this rent would consume 55% of the median local household income ($59k/yr) (locally 2148% 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 $2k of loan paydown is wiped out by about $7k 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 76 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $219k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.23% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-23,682
• Equity at exit: $32,622

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-10,790
• Equity at exit: $18,917

Cash invested: $61,261 (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 33441

• Rents YoY: 2.2%
• Active inventory: 297
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,683 high
• Mortgage (P&I): −$1,147
• Tax from tax record: −$63 /mo · $762/yr
• Insurance: −$91
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $215

Break-even live

Break-even rent $2,410

Max offer price $218,788

Occupancy floor 87%

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: $54,697
• Closing costs: $6,564
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 SE 3rd Ter Deerfield Beach, FL	2.0	1.0	955	$2,400	$2.51	16d	1	0.06mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	24d	1	0.13mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	3d	1	0.13mi
443 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1217	$2,800	$2.30	15d	1	0.15mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,225	$2.02	24d	1	0.22mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,255	$2.05	20d	1	0.22mi
431 SE 13th Ct Deerfield Beach, FL	1.0	2.0	850	$1,805	$2.12	5d	1	0.22mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,160	$1.96	13d	1	0.22mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,900	$2.38	24d	4	0.27mi
1309 SE 1st Way Deerfield Beach, FL	3.0	2.0	1273	$3,500	$2.75	24d	1	0.30mi
1100 SE 4th Ave #35 Deerfield Beach, FL	2.0	1.5	1080	$1,900	$1.76	12d	1	0.30mi
1741 NE 52nd St Pompano Beach, FL	3.0	2.0	1243	$2,500	$2.01	24d	1	0.31mi
1633 NE 53rd Ct Pompano Beach, FL	3.0	1.0	1100	$2,400	$2.18	13d	1	0.32mi
1597 NE 53rd Ct Pompano Beach, FL	2.0	1.0	930	$2,900	$3.12	4d	1	0.34mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	2d	2	0.38mi
5120 NE 22nd Ave Lighthouse Point, FL	3.0	2.0	1349	$3,500	$2.59	2d	1	0.38mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	24d	1	0.41mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	11d	1	0.41mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	7d	1	0.41mi
1428 SW 1st Ave Deerfield Beach, FL	2.0	2.0	1160	$3,450	$2.97	17d	1	0.44mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$2,000	$2.22	16d	2	0.49mi
1433 NE 53rd Ct Pompano Beach, FL	3.0	2.0	1225	$3,950	$3.22	24d	1	0.49mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	4d	1	0.51mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	3d	1	0.51mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	7d	1	0.51mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	11d	1	0.51mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	2d	1	0.52mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	14d	1	0.52mi
5031 NE 23rd Ter Lighthouse Point, FL	3.0	2.0	1235	$5,400	$4.37	17d	1	0.52mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	20d	1	0.53mi
1832 NE 49th St Pompano Beach, FL	3.0	2.0	1400	$2,600	$1.86	24d	1	0.54mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	15d	1	0.54mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	16d	1	0.54mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	10d	2	0.58mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	3d	3	0.58mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	7d	3	0.58mi
760 SE 2nd Ave Unit C207 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	24d	1	0.58mi
760 SE 2nd Ave Unit D112 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	1d	1	0.58mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	1d	1	0.59mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	7d	1	0.59mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: trashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-30
   price $218,788
2. 2025-08-26
   listed $228,788 Active
3. 1992-09-15
   soldstatus $49,000

ⓘ 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: $762 · $63/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$1,054/yr (+$88/mo · 138.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $32,192
• − Mortgage interest: −$12,256
• − Property taxes: −$762
• − Insurance: −$2,918
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − HOA: −$5,400
• − Depreciation: −$6,365
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,742/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): 30,153
• Household income: $58,594
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 2148.0

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 0.71)
• Race & ethnicity: White 39% Black 33% Hispanic / Latino 17% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 11% Estonian 5% Romanian 3%
• Foreign-born: 29% · Canada, Jamaica, Guatemala
• Languages at home: 65% English-only · Spanish 13% French/Haitian/Cajun 11% Other Indo-European 9%

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: ▼ -353.25%
• Current HPI: 404.3829
• Rent YoY: ▲ 2.17%
• 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

+346.5% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $218,788 Beaches MLS
• 2025-08-26 Listed $228,788 Beaches MLS
• 1992-09-15 Sold (Public Records) $49,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $762 · +9.5% YoY. Source: county tax records.