2009 Berkshire A · Deerfield Beach, FL 33442

$86,900

1 bd · 2.0 ba · 719 sqft · Condo public records · 92 Days on market

Built 1974 $644/mo HOA · 39% of rent

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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 +16.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mrs Meticulous lives here . .. .. this wonderful 1 bedroom 1.5 bath condo in luxury building , sits on the most beautiful long view of a garden , enter this spacious 1 bedroom with tons of storage , tile through out living areas open bright kitchen with extra storage , in every room, beautiful furnishings , enclosed patio , both bathrooms renovated , master shower with glass door , offered turnkey , newer stove and fridge , light and bright , century village so much , buy the condo buy the lifestyle , walk to house of worship on property , won't last call today to schedule a private showing.

Key facts

• Outdoor pool
• Fitness center
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE ENCLOSED PATIO
• INDOOR POOL
• OUTDOOR POOL
• FITNESS CENTER
• HIKING TRAILS

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: No land lease
• HOA & community: Berkshire A Association; Monthly HOA fee; Association amenities include clubhouse, fitness center, indoor pool, heated pool, spa/hot tub, sauna, tennis courts, pickleball and shuffleboard courts, bocce ball, putting green, billiard and game rooms, library, hobby room, community room, courtesy bus, storage, trash chute, parking, recreation facilities, maintenance, security, and reserve funds; HOA fee covers cable TV, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, elevator, roof repairs, recreation facility and reserve funds

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Security guard; Security patrol; Security fence; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Water connected; Sewer available
• Home design: Condominium; Resale; Second-floor entry; South-facing; 4-story building
• Construction: Block/CBS construction; Other roof type
• Exterior features: Covered patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Water purifier
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Furnished; Blinds; Water purifier owned
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $44 ($522/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 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); 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).
• Market conditions: Rents flat; 582 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 37% 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 $601 of loan paydown is wiped out by about $3k 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 92 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $79,079 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.91% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 4.4

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: -19.3%
• Equity multiple: 0.36×
• Total profit: $-15,582
• Equity at exit: $12,957

10-year hold

• IRR: -38.4%
• Equity multiple: -0.09×
• Total profit: $-26,458
• Equity at exit: $7,514

Cash invested: $24,332 (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: 582
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$456
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$36
• HOA: −$644
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $44

Break-even live

Break-even rent $1,605

Max offer price $86,900

Occupancy floor 92%

Sensitivity live

Price	-10% $93	-5% $68	+0% $44	+5% $19	+10% $-6
Rent	-10% $-88	-5% $-22	+0% $44	+5% $109	+10% $175
Rate	-1.0pp $87	-0.5pp $66	base $44	+0.5pp $21	+1.0pp $-2

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.13mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	26d	1	0.32mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	5d	1	0.34mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	13d	1	0.34mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	26d	1	0.34mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	1d	1	0.39mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	10d	1	0.39mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.39mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	26d	1	0.41mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.41mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	26d	1	0.43mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	26d	1	0.44mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	26d	1	0.46mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	26d	1	0.57mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	1d	1	0.60mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.62mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.65mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	23d	1	0.74mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.74mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	26d	1	0.74mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	26d	1	0.77mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	26d	1	0.82mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.86mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	24d	1	0.90mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	26d	1	0.90mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	1d	1	0.90mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.90mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	26d	1	0.90mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	26d	1	0.91mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	26d	1	0.94mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	5d	1	0.94mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	26d	1	0.95mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	1d	1	0.96mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.96mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	26d	1	0.97mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	26d	1	0.97mi
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	26d	1	1.07mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	1.15mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	14d	1	1.49mi

HOA detail condo

• Monthly dues: $644 · $7,728/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $86,900 Active 92 DOM
2. 2026-06-21
   days on market $86,900 Active 91 DOM
3. 2026-06-18
   days on market $86,900 Active 88 DOM
4. 2026-06-17
   days on market $86,900 Active 87 DOM
5. 2026-06-16
   days on market $86,900 Active 86 DOM
6. 2026-06-15
   days on market $86,900 Active 85 DOM
7. 2026-06-13
   days on market $86,900 Active 83 DOM
8. 2026-06-09
   days on market $86,900 Active 79 DOM
9. 2026-06-08
   days on market $86,900 Active 78 DOM
10. 2026-06-07
    days on market $86,900 Active 77 DOM
11. 2026-06-04
    days on market $86,900 Active 74 DOM
12. 2026-06-03
    days on market $86,900 Active 73 DOM
13. 2026-06-02
    days on market $86,900 Active 72 DOM
14. 2026-06-01
    days on market $86,900 Active 71 DOM
15. 2026-05-31
    days on market $86,900 Active 70 DOM
16. 2026-05-17
    price $86,900
17. 2026-04-17
    price $89,900
18. 2026-03-18
    listed $95,500 Active
19. 2025-06-28
    historical
20. 2025-03-31
    price $144,900
21. 2025-03-05
    price $149,900
22. 2025-02-27
    listed $144,900 Active
23. 2022-05-31
    soldstatus $104,000 Closed 600-char remark

    Show marketing remark (600 chars)

    Mrs Meticulous lives here . .. .. this wonderful 1 bedroom 1.5 bath condo in luxury building , sits on the most beautiful long view of a garden , enter this spacious 1 bedroom with tons of storage , tile through out living areas open bright kitchen with extra storage , in every room, beautiful furnishings , enclosed patio , both bathrooms renovated , master shower with glass door , offered turnkey , newer stove and fridge , light and bright , century village so much , buy the condo buy the lifestyle , walk to house of worship on property , won't last call today to schedule a private showing.

24. 2022-01-23
    historical Active Under Contract 600-char remark

    Show marketing remark (600 chars)

    Mrs Meticulous lives here . .. .. this wonderful 1 bedroom 1.5 bath condo in luxury building , sits on the most beautiful long view of a garden , enter this spacious 1 bedroom with tons of storage , tile through out living areas open bright kitchen with extra storage , in every room, beautiful furnishings , enclosed patio , both bathrooms renovated , master shower with glass door , offered turnkey , newer stove and fridge , light and bright , century village so much , buy the condo buy the lifestyle , walk to house of worship on property , won't last call today to schedule a private showing.

25. 2021-12-26
    listed $104,000 Active 600-char remark

    Show marketing remark (600 chars)

    Mrs Meticulous lives here . .. .. this wonderful 1 bedroom 1.5 bath condo in luxury building , sits on the most beautiful long view of a garden , enter this spacious 1 bedroom with tons of storage , tile through out living areas open bright kitchen with extra storage , in every room, beautiful furnishings , enclosed patio , both bathrooms renovated , master shower with glass door , offered turnkey , newer stove and fridge , light and bright , century village so much , buy the condo buy the lifestyle , walk to house of worship on property , won't last call today to schedule a private showing.

26. 2002-07-01
    soldstatus $47,200
27. 1997-08-29
    soldstatus $34,500

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,917
• − Mortgage interest: −$4,868
• − Property taxes: −$1,581
• − Insurance: −$434
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$7,728
• − Depreciation: −$2,528
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $620/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

+151.9% since first listed

12 events — show timeline

• 2026-05-17 Price Changed $86,900 Beaches MLS
• 2026-04-17 Price Changed $89,900 Beaches MLS
• 2026-03-18 Listed $95,500 Beaches MLS
• 2025-06-28 Listing Removed — Beaches MLS
• 2025-03-31 Price Changed $144,900 Beaches MLS
• 2025-03-05 Price Changed $149,900 Beaches MLS
• 2025-02-27 Listed $144,900 Beaches MLS
• 2022-05-31 Sold (MLS) $104,000 Beaches MLS
• 2022-01-23 Contingent — Beaches MLS
• 2021-12-26 Listed $104,000 Beaches MLS
• 2002-07-01 Sold (Public Records) $47,200 Public Records
• 1997-08-29 Sold (Public Records) $34,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,581 · -3.1% YoY. Source: county tax records.