117 NW 50th St · Deerfield Beach, FL 33064

$20,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 251 Days on market

Built 1972 ↓ 60% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

THIS IS A 2/2 SINGLE SIZE MOBILE HOME, WELL MAINTAINED WITH 2 BEDROOMS, 2 BATH'S, NEW ROOF AND NEW A/C. DRIVEWAY TO FIT 2 CARS AND COVERED PORCH. WONDERFUL CLUBE HOUSE AND A LARGE POOL. LOCATED IN COUNTRY KNOLLS, A 55+ COMMUNITY. ONLY FEW MILES FROM THE DESIRABLE BEACH OF DEERFIELD, HOSPITAL, MAJOR ROADS, RESTAURANTS, AND MUCH MORE. CALL TODAY FOR AN APPOINTMENT. LOT RENTAL $955 MONTLY.

Key facts

• Covered porch
• Large pool
• New a/c

Tags

• NEW ROOF
• NEW A/C
• COVERED PORCH
• CLUB HOUSE
• LARGE POOL
• LOCATED IN COUNTRY KNOLLS

Property features AI

Finance

• Other: Living area reported as 800 (building area total 900)
• HOA & community: Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Has garage; 2 garage spaces; Has carport; 2 covered parking spaces; Attached carport; Covered parking; Carport
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Mobile Home; Single-story; Faces east; Resale condition; Model LRKW
• Construction: Vinyl siding; Modular construction; Metal roof; Skirt: other; Mobile home remains on site; Mobile length 51; Mobile width 13; Total stories: 1
• Exterior features: Open porch; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Electric cooling with wall/window unit(s)
• Interior features: No additional interior features listed; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 105.3% vs local median 4.1% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Lyons Creek Middle School (math 49% / reading 53%, grade C, #237 of 571 statewide, top 43%, 1,757 students, 60% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($18k) 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 $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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. 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?
7. 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.
8. 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.
9. 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: 11.32% ✓
• Cap rate: 105.34%
• Cash-on-cash: 353.74%
• DSCR: 16.74
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $70,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 NW 50th Ct	0.02mi	2/2.0	850 (+6%)	13mo	$75,000	$88	78

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: —
• Equity multiple: 18.70×
• Total profit: $99,119
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 38.60×
• Total profit: $210,576
• Equity at exit: $1,729

Cash invested: $5,600 (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.

Methodology + full state rankings →

ZIP-level market 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 595
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,651

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 22%

Sensitivity live

Price	-10% $1,665	-5% $1,658	+0% $1,651	+5% $1,644	+10% $1,637
Rent	-10% $1,472	-5% $1,561	+0% $1,651	+5% $1,740	+10% $1,830
Rate	-1.0pp $1,661	-0.5pp $1,656	base $1,651	+0.5pp $1,646	+1.0pp $1,640

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4905 NE 2nd Way Pompano Beach, FL	2.0	1.0	1100	$2,150	$1.95	25d	1	0.30mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	25d	1	0.32mi
4740 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1000	$3,250	$3.25	5d	1	0.32mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	25d	1	0.43mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	25d	1	0.44mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	13d	1	0.47mi
631 Cypress Lake Blvd Unit O17 Deerfield Beach, FL	2.0	2.0	807	$2,100	$2.60	25d	1	0.50mi
631 Cypress Lake Blvd Unit P17 Deerfield Beach, FL	2.0	2.0	807	$1,950	$2.42	13d	1	0.50mi
616 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,495	$3.15	6d	1	0.53mi
624 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,100	$2.65	16d	1	0.53mi
800 Cypress Park Way Unit F1 Deerfield Beach, FL	2.0	2.0	807	$2,000	$2.48	25d	1	0.55mi
800 Cypress Park Way Unit M Pompano Beach, FL	2.0	2.0	807	$2,000	$2.48	3d	1	0.55mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	13d	1	0.55mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	6d	1	0.57mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	25d	1	0.57mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	25d	1	0.57mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	2d	1	0.57mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	12d	1	0.60mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	20d	1	0.60mi
840 Cypress Park Way Unit N3 Deerfield Beach, FL	2.0	2.0	807	$1,950	$2.42	0d	1	0.62mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	16d	1	0.65mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	25d	1	0.66mi
351 NW 42nd Ct Apt 205 Pompano Beach, FL	2.0	1.0	800	$1,899	$2.37	16d	1	0.66mi
520 NE 45th St Deerfield Beach, FL	3.0	2.0	1030	$2,800	$2.72	25d	1	0.66mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	21d	1	0.67mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	25d	1	0.69mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	18d	1	0.69mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	25d	1	0.70mi
1250 S Military Trl #1612 Deerfield Beach, FL	2.0	1.5	1035	$2,500	$2.42	6d	1	0.70mi
1244 S Military Trl #724 Deerfield Beach, FL	2.0	1.5	916	$1,950	$2.13	15d	1	0.70mi
5350 NE 5th Ter Pompano Beach, FL	2.0	1.0	950	$1,900	$2.00	25d	1	0.72mi
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,550	$2.43	23d	2	0.73mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	25d	1	0.74mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	25d	1	0.74mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	25d	1	0.76mi
1272 S Military Trl #313 Deerfield Beach, FL	2.0	2.0	900	$2,390	$2.66	23d	1	0.77mi
2355 SW 15th St Deerfield Beach, FL	2.0	2.0	1100	$2,098	$1.91	25d	2	0.78mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	25d	2	0.78mi
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	25d	1	0.80mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	25d	1	0.80mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $20,000 Pending 251 DOM
2. 2026-06-09
   days on market $20,000 Active 249 DOM
3. 2026-06-07
   days on market $20,000 Active 247 DOM
4. 2026-06-04
   days on market $20,000 Active 244 DOM
5. 2026-06-03
   days on market $20,000 Active 243 DOM
6. 2026-06-02
   days on market $20,000 Active 242 DOM
7. 2026-06-01
   days on market $20,000 Active 241 DOM
8. 2026-05-31
   days on market $20,000 Active 240 DOM
9. 2026-05-11
   price $20,000
10. 2026-03-31
    price $28,000
11. 2026-02-18
    price $35,000
12. 2026-01-07
    price $39,900
13. 2025-10-03
    listed $50,000 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: $27,175
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$582
• Taxable income: $20,725
• Est. tax owed @ 24.0%: −$4,974
• After-tax cash flow: $14,835/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

-60.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $20,000 Beaches MLS
• 2026-03-31 Price Changed $28,000 Beaches MLS
• 2026-02-18 Price Changed $35,000 Beaches MLS
• 2026-01-07 Price Changed $39,900 Beaches MLS
• 2025-10-03 Listed $50,000 Beaches MLS