4324 NW 9th Ave Unit 6-1c · Deerfield Beach, FL 33064

$179,000

2 bd · 2.0 ba · 1,290 sqft · Condo public records · 59 Days on market

Built 1974 $554/mo HOA · 23% of rent

---

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 +13.4/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort and convenience in this spacious 1,239 sq ft 2-bedroom, 2-bathroom corner unit located on the 1st floor in the heart of Deerfield Beach. This well-maintained property features tile flooring throughout, a beautifully updated kitchen with granite countertops and stainless steel appliances, fully renovated bathrooms, and decorative ceiling fans. Freshly painted and equipped with a new A/C for year-round comfort. The unit is vacant and ready for immediate occupancy—perfect as a primary residence or an income-producing investment. No waiting period to rent. Estimated market rent is approximately $1,900 per month. Conveniently located just minutes from

Key facts

• $554 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed (call for details)
• HOA & community: Community amenities include clubhouse, laundry, parking, and pool; HOA fee paid monthly

Exterior

• Parking: 2 assigned parking spaces; Guest parking available
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Condominium; Resale; Entry level living area; Northeast facing; 3-story building
• Construction: CBS construction; Other roof
• Exterior features: Screened porch; Porch; Fenced

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric central heating (individual unit); Central individual cooling; Ceiling fans
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (14.7% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $153k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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: 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: Park Ridge Elementary School (math 26% / reading 24%, grade F, #2,030 of 2,144 statewide, top 95%, 577 students, 79% 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 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 48% district-wide (-23 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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.
• Current owner paid $110k; list at $179k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 23% of rent.
• 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,628 (14.7% 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 59 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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. 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?
10. 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.
11. 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.
12. 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: 1.34% ✓
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 6.2

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: -24.3%
• Equity multiple: 0.18×
• Total profit: $-40,962
• Equity at exit: $26,689

10-year hold

• IRR: -25.9%
• Equity multiple: -0.15×
• Total profit: $-57,676
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,400 high
• Mortgage (P&I): −$939
• Tax from tax record: −$326 /mo · $3,908/yr
• Insurance: −$75
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$554
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-149

Break-even live

Break-even rent $2,589

Max offer price $152,628

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,940	$1.95	14d	2	0.06mi
4344 NW 9th Ave Unit 10-2B Pompano Beach, FL	2.0	2.0	1290	$1,730	$1.34	24d	1	0.06mi
4304 NW 9th Ave Unit 2-2D Pompano Beach, FL	2.0	2.0	1040	$1,750	$1.68	14d	1	0.06mi
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	24d	1	0.06mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.06mi
4321 NW 9th Ave #204 Deerfield Beach, FL	2.0	2.0	1360	$2,350	$1.73	7d	1	0.07mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	24d	1	0.09mi
4362 Veleiros Ave Pompano Beach, FL	3.0	2.5	1628	$3,700	$2.27	24d	1	0.12mi
4329 Veleiros Ave Pompano Beach, FL	3.0	2.5	1479	$3,499	$2.37	24d	1	0.17mi
1067 Rio Ct Unit 1067 Lighthouse Point, FL	3.0	2.5	1622	$3,800	$2.34	24d	1	0.22mi
4053 Eastridge Dr Deerfield Beach, FL	3.0	2.5	1478	$3,300	$2.23	24d	1	0.23mi
4317 Lago Dr Unit 4317 Lighthouse Point, FL	3.0	2.5	1830	$3,750	$2.05	24d	1	0.23mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	21d	1	0.23mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	18d	1	0.26mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	10d	1	0.29mi
1221 NW 44th St Deerfield Beach, FL	3.0	2.0	1624	$3,100	$1.91	7d	1	0.31mi
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	24d	1	0.34mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	24d	1	0.37mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	1d	1	0.37mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	24d	1	0.39mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	11d	1	0.41mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1132	$2,450	$2.16	13d	1	0.43mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1380	$2,670	$1.93	24d	1	0.43mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	14d	1	0.43mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	14d	1	0.45mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	24d	1	0.47mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	24d	1	0.47mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	14d	1	0.48mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	24d	1	0.49mi
1040 Crystal Lake Dr #2 Deerfield Beach, FL	2.0	2.0	1550	$2,000	$1.29	14d	1	0.50mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	0.50mi
4020 Crystal Lake Dr #209 Deerfield Beach, FL	2.0	2.0	1380	$2,350	$1.70	24d	1	0.51mi
3808 Crystal Lake Dr Pompano Beach, FL	3.0	2.0	1242	$2,830	$2.28	24d	1	0.52mi
4040 Crystal Lake Dr #101 Deerfield Beach, FL	2.0	2.0	1380	$2,350	$1.70	7d	1	0.52mi
4040 Crystal Lake Dr #101 Deerfield Beach, FL	2.0	2.0	1346	$2,350	$1.75	18d	1	0.52mi
4305 Marina Way Unit 4305 Lighthouse Point, FL	3.0	2.0	1590	$3,400	$2.14	24d	1	0.52mi
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	24d	1	0.54mi
2173 Discovery Cir W Deerfield Beach, FL	2.0	2.0	1126	$2,950	$2.62	2d	1	0.54mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	19d	1	0.55mi
1947 Discovery Cir E Deerfield Beach, FL	2.0	2.0	1126	$2,450	$2.18	24d	1	0.55mi

HOA detail condo

• Monthly dues: $554 · $6,648/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-15
   days on market $179,000 Active 59 DOM
2. 2026-06-13
   days on market $179,000 Active 57 DOM
3. 2026-06-09
   days on market $179,000 Active 53 DOM
4. 2026-06-08
   days on market $179,000 Active 52 DOM
5. 2026-06-07
   days on market $179,000 Active 51 DOM
6. 2026-06-04
   days on market $179,000 Active 48 DOM
7. 2026-06-03
   days on market $179,000 Active 47 DOM
8. 2026-06-02
   days on market $179,000 Active 46 DOM
9. 2026-06-01
   days on market $179,000 Active 45 DOM
10. 2026-05-31
    days on market $179,000 Active 44 DOM
11. 2026-04-17
    listed $179,000 Active
12. 2026-01-26
    historical
13. 2025-11-12
    listed $193,000 Active
14. 2025-06-29
    historical $1,900
15. 2025-06-19
    listed $1,900
16. 2024-03-16
    historical
17. 2024-01-17
    status Active
18. 2024-01-16
    historical
19. 2023-10-18
    historical
20. 2023-10-13
    listed $210,000 Active
21. 2023-10-13
    listed $210,000 Active
22. 2020-08-03
    soldstatus $110,000 Closed
23. 2020-08-03
    soldstatus $110,000
24. 2020-07-02
    status Pending
25. 2020-06-29
    listed $120,000 Active
26. 2015-09-21
    soldstatus $79,999
27. 2014-10-01
    historical
28. 2014-09-08
    price $89,900
29. 2014-05-22
    listed $90,000 Active
30. 2005-06-15
    soldstatus $138,000
31. 2005-02-02
    soldstatus $125,000
32. 2003-01-15
    soldstatus $77,000
33. 1974-05-01
    soldstatus $25,000

ⓘ 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: $3,908 · $326/mo
• Projected year-2 tax: $3,908 · $326/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 5/10 Major FEMA zone AH · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $28,796
• − Mortgage interest: −$10,027
• − Property taxes: −$3,908
• − Insurance: −$2,720
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$6,648
• − Depreciation: −$5,207
• Taxable loss: −$4,321
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $-754/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

+616.0% since first listed

23 events — show timeline

• 2026-04-17 Listed $179,000 Beaches MLS
• 2026-01-26 Listing Removed — Beaches MLS
• 2025-11-12 Listed $193,000 Beaches MLS
• 2025-06-29 Rental Removed $1,900 RMLSFL
• 2025-06-19 Listed for Rent $1,900 RMLSFL
• 2024-03-16 Listing Removed — Beaches MLS
• 2024-01-17 Relisted — Beaches MLS
• 2024-01-16 Listing Removed — Beaches MLS
• 2023-10-18 Listing Removed — Beaches MLS
• 2023-10-13 Listed $210,000 Beaches MLS
• 2023-10-13 Listed $210,000 Beaches MLS
• 2020-08-03 Sold (Public Records) $110,000 Public Records
• 2020-08-03 Sold (MLS) $110,000 MARMLS
• 2020-07-02 Pending — MARMLS
• 2020-06-29 Listed $120,000 MARMLS
• 2015-09-21 Sold (Public Records) $79,999 Public Records
• 2014-10-01 Listing Removed — Beaches MLS
• 2014-09-08 Price Changed $89,900 Beaches MLS
• 2014-05-22 Listed $90,000 Beaches MLS
• 2005-06-15 Sold (Public Records) $138,000 Public Records
• 2005-02-02 Sold (Public Records) $125,000 Public Records
• 2003-01-15 Sold (Public Records) $77,000 Public Records
• 1974-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $3,908 · +15.4% YoY. Source: county tax records.