960 Crystal Lake Dr · Deerfield Beach, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +18.9/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +6.2/10.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- Schools +3.1/10.0
- Rent growth +2.9/5.0
- Appreciation +0.0/10.0
$120,000
960 Crystal Lake Dr · Deerfield Beach, FL 33064
2 bd · 2.0 ba · 800 sqft · Townhouse
· 11 Days on market
55+ age-restricted
Built 1965
$150/sqft
· 17% below area
Est $145k · 17% under
$560/mo HOA · 28% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Top-floor 2 bedroom, 2 bathroom condo in a quiet and well-kept 55+ community in Deerfield Beach. Clean, well maintained, and move-in ready with a spacious layout and added privacy from being on the top floor. The property sits on a recreational lake and offers access to a community pool, on-site laundry, and peaceful surroundings. HOA is $700/month and includes water, pool access, and community maintenance. Conveniently located just minutes from I-95 and within walking distance to the Brightline station, making it easy to get around South Florida. Close to shopping, restaurants, and the beach. Great opportunity for a full-time residence, seasonal home, or investment property.
Key facts
- $560 HOA
- Parking
- Community pool
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $120k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $208 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $120k).
- Cap rate 8.4% vs local median 4.4% 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); 892 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 34% 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 $830 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
- Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
- 5 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 28% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$120,000
Questions for the listing agent
- Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.68% ✓
- Cap rate
- 8.37%
- Cash-on-cash
- 7.43%
- DSCR
- 1.33
- GRM
- 4.9
CMA / ARV
- ARV (median comp)
- $144,835
- List price
- $120,000
- Delta
- -17.15%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 11 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3910 Crystal Dr #101 | 0.33mi | 2/2.0 | 884 (+10%) | 4mo | $205,000 | $232 | 64 |
| 3910 Crystal Lake Dr #101 | 0.33mi | 2/2.0 | 884 (+10%) | 4mo | $205,000 | $232 | 63 |
| 3550 NW 8th Ave #602 | 0.39mi | 2/1.5 | 826 (+3%) | 14mo | $130,000 | $157 | 63 |
| 3450 Blue Lake Dr #305 | 0.42mi | 1/1.5 (-1) | 850 (+6%) | 2mo | $165,000 | $194 | 61 |
| 3550 NW 8th Ave #113 | 0.32mi | 2/1.5 | 860 (+8%) | 18mo | $140,000 | $163 | 56 |
| 4324 NW 9th Ave Unit 7-1G | 0.48mi | 1/1.5 (-1) | 695 (-13%) | 1mo | $105,000 | $151 | 48 |
| 4334 NW 9th Ave Unit 9-2b | 0.47mi | 1/1.5 (-1) | 695 (-13%) | 6mo | $125,000 | $180 | 45 |
| 3000 NW 5th Ter #106 | 0.75mi | 2/1.0 | 720 (-10%) | 6mo | $185,000 | $257 | 39 |
| 3201 NW 4th Ter #71 | 0.62mi | 1/1.0 (-1) | 680 (-15%) | 1mo | $155,000 | $228 | 36 |
| 3201 NW 4th Ter #57 | 0.62mi | 2/2.0 | 912 (+14%) | 22mo | $250,000 | $274 | 29 |
| 3201 NW 4th Ter #79 | 0.62mi | 1/1.0 (-1) | 680 (-15%) | 22mo | $196,000 | $288 | 18 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 1.75% rent growth · sell at horizon
5-year hold
- IRR
- -6.8%
- Equity multiple
- 0.75×
- Total profit
- $-8,339
- Equity at exit
- $17,892
10-year hold
- IRR
- 0.6%
- Equity multiple
- 1.04×
- Total profit
- $1,263
- Equity at exit
- $10,375
Cash invested: $33,600 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 67 active · 19 under contract
- Months of supply
- 33.5 mo (3%/mo absorbed)
- Median asking
- $170,000 ($201/sqft)
- Median days on market
- 101 d
- This list price
- 3% of active listings are priced below it
- ARV vs active asking
- -10.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33064
- Home prices YoY
- -18.7%
- Rents YoY
- 1.8%
- Active inventory
- 892
- Price-to-rent
- 4.9×
Monthly cashflow live
↻
- Estimated rent
- $2,022 high interval (Pro) →
- Mortgage (P&I)
- −$629
- Tax est. 1.5%
- −$150 /mo · $1,800/yr
- Insurance
- −$50
- HOA
- −$560
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$425
- Net cashflow
- $208
Break-even live
Break-even rent
$1,759
Max offer price
$120,000
Occupancy floor
85%
Sensitivity live
| Price | -10% $291 | -5% $249 | +0% $208 | +5% $166 | +10% $125 |
|---|---|---|---|---|---|
| Rent | -10% $48 | -5% $128 | +0% $208 | +5% $288 | +10% $368 |
| Rate | -1.0pp $268 | -0.5pp $238 | base $208 | +0.5pp $177 | +1.0pp $145 |
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
- $30,000
- Closing costs
- $3,600
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 960 Crystal Lake Dr #104 Deerfield Beach, FL | 1.0 | 1.0 | 600 | $1,600 | $2.67 | 10d | 1 | 0.01mi |
| 941 Crystal Lake Dr #302 Deerfield Beach, FL | 2.0 | 2.0 | 882 | $1,890 | $2.14 | 156d | 1 | 0.07mi |
| 941 Crystal Lake Dr #305 Deerfield Beach, FL | 1.0 | 1.0 | 660 | $1,700 | $2.58 | 10d | 1 | 0.07mi |
| 1021 Crystal Lake Dr #203 Deerfield Beach, FL | 2.0 | 2.0 | 890 | $1,800 | $2.02 | 156d | 1 | 0.08mi |
| 1021 Crystal Lake Dr #304 Deerfield Beach, FL | 1.0 | 1.0 | 660 | $1,700 | $2.58 | 99d | 1 | 0.08mi |
| 1060 Crystal Lake Dr Unit 2 Pompano Beach, FL | 1.0 | 1.0 | 1090 | $1,198 | $1.10 | 71d | 1 | 0.08mi |
| 862 Crystal Lake Dr Deerfield Beach, FL | 2.0 | 1.5 | 1122 | $2,200 | $1.96 | 120d | 1 | 0.11mi |
| 1100 Crystal Lake Dr #207 Deerfield Beach, FL | 1.0 | 1.0 | 660 | $1,800 | $2.73 | 18d | 1 | 0.11mi |
| 1100 Crystal Lake Dr #207 Deerfield Beach, FL | 1.0 | 1.0 | 660 | $1,800 | $2.73 | 10d | 1 | 0.11mi |
| 1101 Crystal Lake Dr Deerfield Beach, FL | 2.0 | 2.0 | 930 | $1,450 | $1.56 | 10d | 3 | 0.11mi |
| 1101 Crystal Lake Dr Deerfield Beach, FL | 2.0 | 2.0 | 930 | $2,150 | $2.31 | 121d | 2 | 0.11mi |
| 1101 Crystal Lake Dr #203 Deerfield Beach, FL | 2.0 | 2.0 | 930 | $2,200 | $2.37 | 128d | 1 | 0.12mi |
| 1101 Crystal Lake Dr #203 Deerfield Beach, FL | 2.0 | 2.0 | 930 | $2,200 | $2.37 | 81d | 1 | 0.12mi |
| 899 Crystal Lake Dr #899 Pompano Beach, FL | 2.0 | 2.0 | 1000 | $2,000 | $2.00 | 38d | 1 | 0.12mi |
| 858 Crystal Lake Dr #858 Pompano Beach, FL | 2.0 | 2.0 | 987 | $2,200 | $2.23 | 10d | 1 | 0.13mi |
| 3901 NW 9th Ave Deerfield Beach, FL | 2.0 | 1.0–2.0 | 800 | $1,945 | $2.43 | 10d | 3 | 0.14mi |
| 838 Crystal Lake Dr Unit 838 Pompano Beach, FL | 3.0 | 1.5 | 1122 | $2,350 | $2.09 | 10d | 1 | 0.17mi |
| 3801 Crystal Lake Dr Deerfield Beach, FL | 1.0–2.0 | 1.0–2.0 | 925 | $2,301 | $2.49 | 7d | 7 | 0.21mi |
| 3808 Crystal Lake Dr Pompano Beach, FL | 2.0 | 2.0 | 986 | $2,550 | $2.59 | 138d | 1 | 0.21mi |
| 3808 Crystal Lake Dr Pompano Beach, FL | 2.0 | 2.0 | 986 | $2,245 | $2.28 | 17d | 1 | 0.21mi |
| 3808 Crystal Lake Dr Pompano Beach, FL | 1.0 | 1.0 | 696 | $1,950 | $2.80 | 135d | 1 | 0.21mi |
| 3808 Crystal Lake Dr Pompano Beach, FL | 2.0 | 2.0 | 986 | $2,145 | $2.18 | 1d | 1 | 0.21mi |
| 3808 Crystal Lake Dr Pompano Beach, FL | 1.0 | 1.0 | 696 | $1,950 | $2.80 | 117d | 1 | 0.21mi |
| 3808 Crystal Lake Dr Pompano Beach, FL | 1.0 | 1.0 | 696 | $1,870 | $2.69 | 28d | 1 | 0.21mi |
| 795 Crystal Lake Dr #795 Pompano Beach, FL | 2.0 | 2.5 | 1122 | $1,990 | $1.77 | 10d | 1 | 0.24mi |
| 785 Crystal Lake Dr #785 Pompano Beach, FL | 2.0 | 2.5 | 1122 | $2,550 | $2.27 | 116d | 1 | 0.26mi |
| 785 Crystal Lake Dr #785 Pompano Beach, FL | 2.0 | 2.5 | 1122 | $2,300 | $2.05 | 65d | 1 | 0.26mi |
| 4061 NW 9th Ave #106 Deerfield Beach, FL | 2.0 | 2.0 | 800 | $1,800 | $2.25 | 38d | 1 | 0.27mi |
| 4061 NW 9th Ave #206 Deerfield Beach, FL | 2.0 | 2.0 | 800 | $1,900 | $2.38 | 165d | 1 | 0.27mi |
| 4061 NW 9th Ave #106 Deerfield Beach, FL | 2.0 | 2.0 | 800 | $1,750 | $2.19 | 10d | 1 | 0.27mi |
| 4061 NW 9th Ave #204 Deerfield Beach, FL | 3.0 | 2.0 | 1000 | $2,000 | $2.00 | 116d | 1 | 0.27mi |
| 781 Crystal Lake Dr Deerfield Beach, FL | 2.0 | 1.5 | 1024 | $2,150 | $2.10 | 10d | 1 | 0.27mi |
| 781 Crystal Lake Dr #781 Pompano Beach, FL | 2.0 | 1.0 | 1122 | $2,100 | $1.87 | 14d | 1 | 0.27mi |
| 781 Crystal Lake Dr #781 Pompano Beach, FL | 2.0 | 1.0 | 1122 | $2,100 | $1.87 | 10d | 1 | 0.27mi |
| 3910 Crystal Lake Dr #201 Deerfield Beach, FL | 2.0 | 2.0 | 884 | $2,000 | $2.26 | 165d | 1 | 0.32mi |
| 3910 Crystal Lake Dr #201 Deerfield Beach, FL | 2.0 | 2.0 | 884 | $2,000 | $2.26 | 135d | 1 | 0.32mi |
| 3930 Crystal Lake Dr #316 Deerfield Beach, FL | 2.0 | 2.0 | 996 | $1,750 | $1.76 | 10d | 1 | 0.35mi |
| 3550 NW 8th Ave #404 Pompano Beach, FL | 2.0 | 1.5 | 860 | $1,800 | $2.09 | 94d | 1 | 0.39mi |
| 3550 NW 8th Ave Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 755 | $1,800 | $2.38 | 10d | 3 | 0.39mi |
| 3550 NW 8th Ave Pompano Beach, FL | 2.0 | 1.5 | 843 | $1,750 | $2.08 | 117d | 2 | 0.39mi |
Property features AI
Finance
- HOA & community
- Association amenities include parking and a poolQuarterly association fee includes grounds maintenance, sewer, trash, water, common areas, and roof repairsPets not allowedSenior community
Exterior
- Parking
- One parking spaceAsphalt, guest, and open parking
- Security
- Smoke detectors
- Utilities
- Public waterPublic sewer
- Home design
- CondominiumOne-level unit in a two-story buildingEast-facing
- Construction
- Block constructionComposition shingle roofConcrete perimeter foundation
- Exterior features
- Covered, screened patioFencedLake accessWest of US-1
Interior
- Kitchen
- Electric rangeRefrigerator
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- Tile
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Central electric heatingSpace heaterCentral air conditioningCeiling fans
- Interior features
- Split-bedroom layoutUnfurnishedBlinds
- Laundry & utility
- Common-area laundryElectric water heater
HOA detail $560/mo · $6,720/yr
- Likely covers
- waterpool
Listing history 29 events
-
2026-11-02days on market $120,000 Active 11 DOM
-
2026-11-01days on market $120,000 Active 10 DOM
-
2026-10-31days on market $120,000 Active 9 DOM
-
2026-10-30days on market $120,000 Active 8 DOM
-
2026-10-29days on market $120,000 Active 7 DOM
-
2026-10-28days on market $120,000 Active 6 DOM
-
2026-10-27days on market $120,000 Active 5 DOM
-
2026-10-26days on market $120,000 Active 4 DOM
-
2026-10-26days on market $120,000 Active 3 DOM
-
2026-10-24days on market $120,000 Active 2 DOM
-
2026-10-23pricedays on market $120,000 Active 1 DOM
-
2026-06-15days on market $189,000 Active 35 DOM
-
2026-06-13days on market $189,000 Active 33 DOM
-
2026-06-09days on market $189,000 Active 29 DOM
-
2026-06-07days on market $189,000 Active 27 DOM
-
2026-06-04days on market $189,000 Active 24 DOM
-
2026-06-03days on market $189,000 Active 23 DOM
-
2026-06-02days on market $189,000 Active 22 DOM
-
2026-06-01days on market $189,000 Active 21 DOM
-
2026-05-31days on market $189,000 Active 20 DOM
-
2026-05-12$189,000 Active
-
2025-01-18historical $1,400
-
2024-12-22historical $1,400
-
2024-12-18$1,400
-
2024-11-22price $1,200
-
2024-11-15$1,350
-
2023-11-03historical $1,495
-
2023-09-28price $1,495
-
2023-09-06$1,595
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $24,262
- − Mortgage interest
- −$6,722
- − Property taxes
- −$1,800
- − Insurance
- −$600
- − Repairs & maintenance
- −$1,941
- − Management
- −$1,941
- − HOA
- −$6,720
- − Depreciation
- −$3,491
- Taxable income
- $1,047
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$251
- After-tax cash flow
- $2,244/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.
Condition & rehab AI · 1 photo
75/100
Cosmetic rehab
Est. rehab $4,000–$12,000 screening
This top-floor condo is in excellent condition, move-in ready, and offers a great opportunity for investment or full-time residence.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
- Both New flooring in bathrooms and kitchen — Fresh flooring improves aesthetics and adds value to the property. ↑
- Both New paint in bathrooms and kitchen — Fresh paint enhances aesthetics and adds value to the property. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 31/100
Zoned Schools
Elementary
Quiet Waters Elementary School
F
FL #1,330/2,144
Nat'l #17,190/41,679
Middle
Crystal Lake Middle School
F
FL #462/571
Nat'l #8,646/14,009
High
Blanche Ely High School
F
FL #570/667
Nat'l #14,759/17,239
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
B
Composite livability gradescore 75/100
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 · 2,207,033 people
- City population
- 61,449
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 64,563
- Household income
- $71,301
- Rent vs Own
- Severe rent burden
- 16% of renters
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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+7423.5% since first listed11 events — show timeline
- 2026-10-21 Listed $120,000 Beaches MLS
- 2026-09-20 Rental Removed $1,800 APPFOLIO
- 2026-07-16 Listed for Rent $1,800 APPFOLIO
- 2025-01-18 Rental Removed $1,400 GFLMLS
- 2024-12-22 Rental Removed $1,400 BUILDIUM
- 2024-12-18 Listed for Rent $1,400 GFLMLS
- 2024-11-22 Price Changed $1,200 BUILDIUM
- 2024-11-15 Listed for Rent $1,350 BUILDIUM
- 2023-11-03 Rental Removed $1,495 RMLSFL
- 2023-09-28 Price Changed $1,495 RMLSFL
- 2023-09-06 Listed for Rent $1,595 RMLSFL
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…