4916 NW 2nd Ave, · Deerfield Beach, FL 33064

$129,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 163 Days on market

Built 1972 ↓ 13% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL AND SPACIOUS HOME, COMPLETELY RENOVATED WITH 4 BEDROOMS AND 2 BATHS. HOME IS ACROOS THE STREET FROM THE POOL AND PICNIC AREA. COUNTRY KNOLLS IS A 55+ COMMUNITY, ONLY 3 MILES TO THE DESIRABLE BEACH OF DEERFIELD. THE WORRY-FREE SOUTH FLORIDA LIFESTYLE, WITH AMENITIES GALORE. PERFECT FOR RETIREES. LOT RENTAL $955 PER MONTH.

Key facts

• Picnic area
• Amenities galore
• 3 miles to the beach

Tags

• COMPLETELY RENOVATED
• PICNIC AREA
• 3 MILES TO THE BEACH
• AMENITIES GALORE

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Senior community; Community amenities include billiard room, clubhouse, dog park, laundry, picnic area, pool, shuffleboard court, manager on site, and community room; Association covers maintenance of grounds, trash, and common areas

Exterior

• Parking: 2-car garage; 2 covered parking spaces; Garage parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Mobile home; Single-story; Faces northwest; Resale
• Construction: Vinyl siding; Modular construction; Composition/shingle/manufactured roof; Built as a manufactured/mobile home
• Exterior features: Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen island; Walk-in closets; Unfurnished
• Laundry & utility: Laundry inside; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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 (+1.8%/yr); 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,116/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 2907% 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 $892 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.42% ✓
• Cap rate: 20.90%
• Cash-on-cash: 52.16%
• DSCR: 3.32
• GRM: 3.5

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: 48.7%
• Equity multiple: 3.08×
• Total profit: $75,270
• Equity at exit: $19,234

10-year hold

• IRR: 53.7%
• Equity multiple: 5.96×
• Total profit: $179,009
• Equity at exit: $11,154

Cash invested: $36,120 (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: 3.5×

Monthly cashflow live

• Estimated rent: $3,116 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $1,570

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,659	-5% $1,615	+0% $1,570	+5% $1,525	+10% $1,481
Rent	-10% $1,324	-5% $1,447	+0% $1,570	+5% $1,693	+10% $1,816
Rate	-1.0pp $1,635	-0.5pp $1,603	base $1,570	+0.5pp $1,537	+1.0pp $1,503

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	25d	1	0.41mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	25d	1	0.43mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	4d	1	0.43mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	12d	1	0.43mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	25d	1	0.46mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	2d	1	0.46mi
9 NE 44th St Unit 9 Pompano Beach, FL	4.0	2.0	1248	$4,050	$3.25	25d	1	0.47mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	15d	1	0.51mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	25d	1	0.56mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	25d	1	0.57mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	6d	1	0.57mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	22d	1	0.58mi
378 NE 47th Pl #378 Pompano Beach, FL	3.0	2.5	1457	$3,000	$2.06	25d	1	0.59mi
2265 SW 15th St #165 Deerfield Beach, FL	3.0	2.0	1350	$2,400	$1.78	25d	1	0.63mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	0.67mi
4120 NW 3rd Way Deerfield Beach, FL	4.0	2.0	1401	$3,600	$2.57	18d	1	0.73mi
1398 SW 24th Ter Deerfield Beach, FL	3.0	2.0	1865	$5,000	$2.68	25d	1	0.75mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,828	$2.53	25d	2	0.76mi
5161 NW 11th Ln Deerfield Beach, FL	3.0	2.0	1486	$2,925	$1.97	25d	1	0.76mi
520 NE 45th St Deerfield Beach, FL	3.0	2.0	1030	$2,800	$2.72	25d	1	0.76mi
5140 NW 11th Dr Deerfield Beach, FL	3.0	2.0	1324	$3,000	$2.27	14d	1	0.79mi
4362 Veleiros Ave Pompano Beach, FL	3.0	2.5	1628	$3,700	$2.27	25d	1	0.82mi
4030 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1740	$3,650	$2.10	15d	1	0.84mi
4030 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1740	$3,650	$2.10	12d	1	0.84mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	25d	1	0.86mi
4329 Veleiros Ave Pompano Beach, FL	3.0	2.5	1479	$3,499	$2.37	25d	1	0.90mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,899	$2.40	8d	1	0.92mi
261 NE 40th St Deerfield Beach, FL	3.0	2.0	1153	$2,899	$2.51	14d	1	0.92mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,949	$2.44	11d	1	0.92mi
1280 NW 49th St Deerfield Beach, FL	3.0	2.0	1575	$2,700	$1.71	25d	1	0.93mi
4053 Eastridge Dr Deerfield Beach, FL	3.0	2.5	1478	$3,300	$2.23	25d	1	0.94mi
4317 Lago Dr Unit 4317 Lighthouse Point, FL	3.0	2.5	1830	$3,750	$2.05	25d	1	0.95mi
1221 NW 44th St Deerfield Beach, FL	3.0	2.0	1624	$3,100	$1.91	8d	1	0.95mi
1067 Rio Ct Unit 1067 Lighthouse Point, FL	3.0	2.5	1622	$3,800	$2.34	25d	1	0.95mi
841 NE 51st Ct Deerfield Beach, FL	4.0	2.0	1518	$2,850	$1.88	4d	1	0.95mi
941 NE 50th St Deerfield Beach, FL	3.0	2.0	1105	$2,850	$2.58	25d	1	1.06mi
4305 Marina Way Unit 4305 Lighthouse Point, FL	3.0	2.0	1590	$3,400	$2.14	25d	1	1.17mi
1230 SW 6th Ave Deerfield Beach, FL	4.0	2.0	1236	$2,965	$2.40	3d	1	1.17mi
510 SW 13th Pl Deerfield Beach, FL	4.0	2.0	1236	$3,199	$2.59	25d	1	1.18mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	2d	1	1.24mi

Listing history 3 events

1. 2026-04-13
   price $129,000
2. 2026-01-30
   price $139,900
3. 2025-12-18
   listed $148,000 Active

ⓘ 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 (shaded) · 0% 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: $37,391
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$3,753
• Taxable income: $17,849
• Est. tax owed @ 24.0%: −$4,284
• After-tax cash flow: $14,557/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

-12.8% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $129,000 Beaches MLS
• 2026-01-30 Price Changed $139,900 Beaches MLS
• 2025-12-18 Listed $148,000 Beaches MLS