960 Crystal Lake Dr · Deerfield Beach, FL 33064

$189,000

2 bd · 2.0 ba · 968 sqft · SingleFamily · 35 Days on market

55+ age-restricted Built 1967 Good condition $195/sqft · 44% below area Est $338k · 44% under ↓ 12% since listing

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• 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

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

• Close to restaurants
• Community pool
• Recreational lake

Tags

• RECREATIONAL LAKE
• COMMUNITY POOL
• ON-SITE LAUNDRY
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO BEACH

🏷️ Possibly a rental listed for sale. The $189,000 price doesn't fit this home's estimated sale value (~$337,610) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.3% 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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL).
• Market conditions: Rents rising (+1.8%/yr); 792 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 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 $6k 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 35 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 13400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $337,610
• List price: $189,000
• Delta: -44.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 NW 43rd St	0.59mi	2/2.0	952 (-2%)	3mo	$279,000	$293	67
4415 NW 5th Ave #3125	0.78mi	2/2.0	952 (-2%)	4mo	$299,000	$314	58
4314 NW 6 Ave	0.61mi	2/2.0	1,060 (+10%)	5mo	$315,000	$297	51
2741 W Golf Blvd	1.01mi	2/1.0	1,034 (+7%)	2mo	$240,000	$232	48
3021 NW 2nd Ave	0.91mi	2/1.0	874 (-10%)	0mo	$182,500	$209	45
261 NE 42nd St	1.07mi	3/2.0 (+1)	1,074 (+11%)	2mo	$380,000	$354	40
1921 Discovery Cir E	1.02mi	2/2.0	1,126 (+16%)	1mo	$320,000	$284	39
221 NW 39th Ct	0.64mi	3/2.0 (+1)	1,141 (+18%)	6mo	$415,000	$364	36
4329 NW 4th Ave #4329	0.68mi	3/2.0 (+1)	1,148 (+19%)	4mo	$360,000	$314	35
1601 NW 48th Pl	1.04mi	3/2.0 (+1)	1,130 (+17%)	2mo	$350,000	$310	33
4332 NW 1st Ter	0.79mi	3/2.0 (+1)	1,095 (+13%)	6mo	$365,000	$333	33
4710 NW 3rd Ter	1.01mi	2/2.0	812 (-16%)	12mo	$312,000	$384	30

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-12,550
• Equity at exit: $28,181

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $5,478
• Equity at exit: $16,341

Cash invested: $52,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 14 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $340,000 ($315/sqft)
• Median days on market: 79 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +10.7% above 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: 792
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $324

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $454	-5% $389	+0% $324	+5% $258	+10% $193
Rent	-10% $161	-5% $242	+0% $324	+5% $405	+10% $487
Rate	-1.0pp $419	-0.5pp $372	base $324	+0.5pp $275	+1.0pp $225

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: $47,250
• Closing costs: $5,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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	$1,700	$2.83	3d	1	0.01mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	110d	1	0.07mi
941 Crystal Lake Dr #305 Deerfield Beach, FL	1.0	1.0	660	$1,700	$2.58	29d	1	0.07mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	110d	1	0.08mi
1021 Crystal Lake Dr #304 Deerfield Beach, FL	1.0	1.0	660	$1,700	$2.58	54d	1	0.08mi
1060 Crystal Lake Dr Unit 2 Pompano Beach, FL	1.0	1.0	1090	$1,198	$1.10	26d	1	0.08mi
862 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1122	$2,200	$1.96	75d	1	0.11mi
1101 Crystal Lake Dr Pompano Beach, FL	2.0	2.0	930	$700	$0.75	24d	1	0.11mi
1101 Crystal Lake Dr Deerfield Beach, FL	2.0	2.0	930	$2,150	$2.31	76d	2	0.11mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,800	$2.73	36d	1	0.12mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	83d	1	0.12mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	36d	1	0.12mi
899 Crystal Lake Dr #899 Pompano Beach, FL	2.0	2.0	1000	$2,100	$2.10	29d	1	0.12mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	41d	1	0.13mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	1.0	800	$1,895	$2.37	1d	2	0.14mi
838 Crystal Lake Dr Unit 838 Pompano Beach, FL	3.0	1.5	1122	$2,350	$2.09	47d	1	0.17mi
3808 Crystal Lake Dr Pompano Beach, FL	2.0	2.0	986	$2,372	$2.41	10d	1	0.21mi
3808 Crystal Lake Dr Pompano Beach, FL	1.0	1.0	696	$1,950	$2.80	72d	1	0.21mi
3808 Crystal Lake Dr Pompano Beach, FL	2.0	2.0	986	$2,550	$2.59	93d	1	0.21mi
3808 Crystal Lake Dr Pompano Beach, FL	1.0	1.0	696	$1,950	$2.80	90d	1	0.21mi
785 Crystal Lake Dr #785 Pompano Beach, FL	2.0	2.5	1122	$2,300	$2.05	20d	1	0.26mi
785 Crystal Lake Dr #785 Pompano Beach, FL	2.0	2.5	1122	$2,550	$2.27	71d	1	0.26mi
4061 NW 9th Ave #206 Deerfield Beach, FL	2.0	2.0	800	$1,900	$2.38	120d	1	0.27mi
4061 NW 9th Ave #204 Deerfield Beach, FL	3.0	2.0	1000	$2,000	$2.00	71d	1	0.27mi
781 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1024	$2,150	$2.10	20d	1	0.27mi
781 Crystal Lake Dr #781 Pompano Beach, FL	2.0	1.0	1122	$2,150	$1.92	12d	1	0.27mi
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	90d	1	0.32mi
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	120d	1	0.32mi
3930 Crystal Lake Dr #316 Deerfield Beach, FL	2.0	2.0	996	$1,850	$1.86	6d	1	0.35mi
3550 NW 8th Ave #404 Pompano Beach, FL	2.0	1.5	860	$1,800	$2.09	49d	1	0.39mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	843	$1,750	$2.08	72d	2	0.39mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5–2.0	843	$1,750	$2.08	10d	4	0.39mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5–2.0	860	$1,775	$2.06	37d	3	0.39mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	110d	4	0.39mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5–2.0	860	$1,775	$2.06	19d	3	0.39mi
3941 Crystal Lake Dr Unit E Pompano Beach, FL	2.0	1.0	755	$1,850	$2.45	48d	1	0.41mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	120d	1	0.41mi
3590 Blue Lake Dr #405 Pompano Beach, FL	1.0	1.5	850	$1,800	$2.12	20d	1	0.41mi
3500 Blue Lake Dr #401 Pompano Beach, FL	1.0	1.5	850	$1,600	$1.88	4d	1	0.41mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	120d	2	0.41mi

Listing history 18 events

1. 2026-06-15
   days on market $189,000 Active 35 DOM
2. 2026-06-13
   days on market $189,000 Active 33 DOM
3. 2026-06-09
   days on market $189,000 Active 29 DOM
4. 2026-06-07
   days on market $189,000 Active 27 DOM
5. 2026-06-04
   days on market $189,000 Active 24 DOM
6. 2026-06-03
   days on market $189,000 Active 23 DOM
7. 2026-06-02
   days on market $189,000 Active 22 DOM
8. 2026-06-01
   days on market $189,000 Active 21 DOM
9. 2026-05-31
   days on market $189,000 Active 20 DOM
10. 2026-05-12
    listed $189,000 Active
11. 2025-01-18
    historical $1,400
12. 2024-12-22
    historical $1,400
13. 2024-12-18
    listed $1,400
14. 2024-11-22
    price $1,200
15. 2024-11-15
    listed $1,350
16. 2023-11-03
    historical $1,495
17. 2023-09-28
    price $1,495
18. 2023-09-06
    listed $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

Taxation est. · year 1

• Rental income: $24,755
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$5,498
• Taxable income: $929
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $3,660/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

Good 75/100 Cosmetic rehab Est. rehab $4,840–$14,520 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: 34.7% rent · 65.3% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

-12.2% since first listed

8 events — show timeline

• 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