111 Alamanda Ln · Deerfield Beach, FL 33442

$140,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 97 Days on market

Built 1982

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Why this score? — see what drove the F 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).

• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Home located in Pine Tree Park featuring 1 bedroom plus a Murphy bed and two full bathrooms. The entire home and kitchen have been completely renovated, offering a modern and updated interior with abundant lighting throughout. The property includes a large workbench, beautiful and comfortable living spaces, and plenty of parking. The modern exterior design truly stands out from other homes in the park, giving this property a distinctive and stylish appearance. Information and measurements are approximate and deemed reliable but subject to errors, omissions or changes without notice. Seller & listing brokerage are not liable if they are not accurate. Mobile Home Dealer & Broker:

Key facts

• Large workbench
• Murphy bed
• Abundant lighting

Tags

• MURPHY BED
• LARGE WORKBENCH
• MODERN EXTERIOR DESIGN
• ABUNDANT LIGHTING

Property features AI

Finance

• Other: Land lease expires in 2027
• Financial info: Monthly land lease amount
• HOA & community: Land lease community (monthly land lease); Senior community; Pets allowed with possible restrictions (breed/size limits)

Exterior

• Parking: Total of 3 parking spaces; Attached carport (1 covered carport space); 2 open parking spaces; Concrete parking surface
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Manufactured home (single wide); One story; Entry at level 1; Faces west; Resale property
• Construction: Pre-fab construction; Aluminum and shingle roof; No foundation (skirt: other); Mobile dimensions approximately 51' x 14'
• Exterior features: Open porch, porch and terrace; Paved private road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Blinds and shutters on windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-446 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

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; 21 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).
• This rent runs 44% 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 $968 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 97 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 44% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% 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 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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: 1.40% ✓
• Cap rate: 3.78%
• Cash-on-cash: -8.99%
• DSCR: 0.60
• GRM: 5.9

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: -50.6%
• Equity multiple: -0.43×
• Total profit: $-55,968
• Equity at exit: $20,874

10-year hold

• IRR: —
• Equity multiple: -1.66×
• Total profit: $-104,129
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$734
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$58
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA est. from 1 same-building comp: −$856
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-446

Break-even live

Break-even rent $2,525

Max offer price $61,278

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	24d	1	0.08mi
320 NW 4th Ave #4 Deerfield Beach, FL	—	1.0	400	$1,400	$3.50	20d	1	0.75mi
320 NW 4th Ave #3 Deerfield Beach, FL	—	1.0	400	$1,700	$4.25	24d	1	0.75mi
23126 Post Gardens Way Boca Raton, FL	1.0–2.0	1.0	851	$1,675	$1.97	1d	8	0.84mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	24d	1	0.86mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	24d	1	0.90mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.91mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.92mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	7d	1	0.92mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.97mi
566401 Arbor Club Way Boca Raton, FL	1.0–2.0	1.0–2.0	917	$1,909	$2.08	4d	21	1.00mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	10d	1	1.02mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	1.02mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	24d	1	1.06mi
5500 Pacific Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	1063	$1,775	$1.67	1d	17	1.18mi
5515 Pacific Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	910	$1,654	$1.82	1d	22	1.24mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	24d	1	1.41mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	24d	1	1.41mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	24d	1	1.44mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	24d	1	1.44mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	24d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $140,000 Active 97 DOM
2. 2026-06-17
   days on market $140,000 Active 96 DOM
3. 2026-06-16
   days on market $140,000 Active 95 DOM
4. 2026-06-15
   days on market $140,000 Active 94 DOM
5. 2026-06-13
   days on market $140,000 Active 92 DOM
6. 2026-06-09
   days on market $140,000 Active 88 DOM
7. 2026-06-08
   days on market $140,000 Active 87 DOM
8. 2026-06-07
   days on market $140,000 Active 86 DOM
9. 2026-06-04
   days on market $140,000 Active 83 DOM
10. 2026-06-03
    days on market $140,000 Active 82 DOM
11. 2026-06-02
    days on market $140,000 Active 81 DOM
12. 2026-06-01
    days on market $140,000 Active 80 DOM
13. 2026-05-31
    days on market $140,000 Active 79 DOM
14. 2026-03-13
    listed $140,000 Active

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/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 4/10 Moderate FEMA zone AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $23,530
• − Mortgage interest: −$7,842
• − Property taxes: −$2,330
• − Insurance: −$2,524
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$10,272
• − Depreciation: −$4,073
• Taxable loss: −$7,276
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $-3,601/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

1 event — show timeline

• 2026-03-13 Listed $140,000 Beaches MLS

Property tax history

+4.4%/yr

Latest (2025): $2,330 · +14.9% YoY. Source: county tax records.