3508 SW Natura Blvd #303 · Deerfield Beach, FL 33441

$159,000

2 bd · 2.0 ba · 1,272 sqft · Condo public records · 75 Days on market

Built 1974 $806/mo HOA · 31% 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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning 2 Bedrm/2 bath updated condo with beautiful views of sparkling pool and surrounding green space! Designer details throughout! Pristine condition! Located in desirable 55+ community surrounded by nature. Come enjoy our resort style pool with barbecue area, clubhouse, shuffleboard, bocce, and join our water aerobics workout or come out for bingo or karaoke. Welcome to this friendly community convenient to Deerfield's famous beach, restaurants, and shopping. This property can be rented right away. New A/C 2026,

Key facts

• $806 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Association fees include cable TV, insurance, grounds and structure maintenance, security, sewer, trash, water, common areas, common real estate tax, legal/accounting, recreation facility, and pool service
• Financial info: No land lease; Pets not allowed
• HOA & community: Has association (Natura Condo Bldg 1 / Natura HOA); Monthly HOA fee; Association amenities include clubhouse, elevator(s), fitness center, laundry, management, pool, heated pool, shuffleboard court, bike storage, bocce ball, community room, library, sidewalks, security, maintenance, storage, picnic area, manager on site

Exterior

• Parking: Deeded parking; Two open parking spaces (parking total: 2)
• Security: Security patrol; Community security
• Utilities: Public water; Public sewer; Cable available; Electricity available; Underground utilities; Sewer connected; Water available
• Home design: Condominium; One story; Building name: Natura Condo Bldg 1; Faces west; Resale condition
• Construction: CBS construction
• Exterior features: No waterfront; Flat roof; Sidewalks; Picnic area; Pool (heated); Shuffleboard court; Bocce ball; Outdoor storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two main-level bedrooms
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Walk-in closets; Split bedroom layout; Custom mirrors; Blinds and drapes; Furnished
• Laundry & utility: Laundry available in building

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Deerfield Park Elementary School (math 45% / reading 26%, grade F, #1,684 of 2,144 statewide, top 79%, 529 students, 91% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% 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 (+2.2%/yr); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,584/mo this rent would consume 53% of the median local household income ($59k/yr) (locally 2148% 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 $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $159k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.62% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-21,444
• Equity at exit: $23,707

10-year hold

• IRR: -6.4%
• Equity multiple: 0.61×
• Total profit: $-17,433
• Equity at exit: $13,747

Cash invested: $44,520 (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 33441

• Rents YoY: 2.2%
• Active inventory: 297
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$834
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$66
• HOA: −$806
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $93

Break-even live

Break-even rent $2,466

Max offer price $159,000

Occupancy floor 91%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3123 SW Natura Ave Deerfield Beach, FL	2.0	1.5	1238	$2,200	$1.78	24d	1	0.15mi
2528 SW Natura Blvd Deerfield Beach, FL	2.0	2.0	1130	$2,500	$2.21	22d	1	0.15mi
2528 SW Natura Blvd Deerfield Beach, FL	2.0	2.0	1130	$2,500	$2.21	7d	1	0.15mi
2613 SW Natura Ave Deerfield Beach, FL	2.0	2.0	1216	$3,000	$2.47	10d	1	0.22mi
2004 SW Natura Blvd Unit D Deerfield Beach, FL	2.0	2.0	900	$2,500	$2.78	2d	1	0.24mi
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$2,200	$2.26	3d	25	0.25mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,900	$1.78	24d	4	0.30mi
67 SW 12th Ave Deerfield Beach, FL	2.0	2.0	1242	$3,089	$2.49	16d	1	0.39mi
660 Siesta Key Cir Deerfield Beach, FL	2.0	2.0	1070	$1,940	$1.81	24d	1	0.41mi
677 Trace Cir #101 Deerfield Beach, FL	2.0	2.0	887	$1,900	$2.14	24d	1	0.52mi
588 Trace Cir #206 Deerfield Beach, FL	2.0	2.0	1000	$2,350	$2.35	24d	1	0.61mi
588 Trace Cir Deerfield Beach, FL	2.0	2.0	943	$2,275	$2.41	10d	2	0.61mi
349 NW 3rd St Deerfield Beach, FL	3.0	1.0	1280	$2,800	$2.19	22d	1	0.72mi
349 NW 3rd St Deerfield Beach, FL	3.0	1.0	1200	$2,800	$2.33	24d	1	0.72mi
521 SW 11th Dr Deerfield Beach, FL	3.0	2.0	1298	$2,950	$2.27	22d	1	0.78mi
405 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	24d	1	0.91mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	15d	1	0.91mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,800	$2.71	5d	1	0.91mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.5–2.0	885	$2,100	$2.37	7d	2	0.93mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,300	$2.15	17d	1	0.93mi
146 SE 5th Ct Deerfield Beach, FL	3.0	2.5	1532	$3,250	$2.12	24d	1	0.93mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	24d	1	0.93mi
358 SE 1st Dr Unit 358 Deerfield Beach, FL	3.0	2.5	1572	$2,750	$1.75	24d	1	0.96mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	2d	1	0.96mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$1,995	$2.24	24d	1	0.96mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	24d	1	0.96mi
1335 S Dixie Hwy #404 Deerfield Beach, FL	3.0	1.5	892	$2,050	$2.30	24d	1	0.98mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,500	$2.23	24d	1	0.99mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,495	$2.22	18d	1	0.99mi
110 SE 7th St Deerfield Beach, FL	2.0	2.0	1200	$1,950	$1.62	24d	1	1.00mi
170 SE 7th St #301 Deerfield Beach, FL	2.0	2.0	1150	$2,200	$1.91	7d	1	1.00mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	24d	2	1.02mi
456 Deer Creek Wildwood Ln E Deerfield Beach, FL	3.0	2.0	1679	$3,200	$1.91	24d	1	1.07mi
401 SE 3rd Ter Deerfield Beach, FL	3.0	2.0	1208	$5,000	$4.14	10d	1	1.09mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	20d	1	1.09mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	15d	1	1.09mi
485 Deer Creek Wildwood Ln E Deerfield Beach, FL	3.0	2.5	1836	$3,400	$1.85	24d	1	1.10mi
223 SW 14th Pl Deerfield Beach, FL	3.0	2.0	1550	$2,950	$1.90	4d	1	1.11mi
5016 Heatherhill Ln #10 Boca Raton, FL	2.0	2.0	1323	$4,000	$3.02	24d	1	1.12mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	24d	1	1.12mi

HOA detail condo

• Monthly dues: $806 · $9,672/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $159,000 Active 75 DOM
2. 2026-06-17
   days on market $159,000 Active 74 DOM
3. 2026-06-16
   days on market $159,000 Active 73 DOM
4. 2026-06-15
   days on market $159,000 Active 72 DOM
5. 2026-06-13
   days on market $159,000 Active 70 DOM
6. 2026-06-09
   days on market $159,000 Active 66 DOM
7. 2026-06-08
   days on market $159,000 Active 65 DOM
8. 2026-06-08
   price $159,000 Active 64 DOM
9. 2026-06-07
   days on market $165,000 Active 64 DOM
10. 2026-06-04
    days on market $165,000 Active 61 DOM
11. 2026-06-03
    days on market $165,000 Active 60 DOM
12. 2026-06-02
    days on market $165,000 Active 59 DOM
13. 2026-06-01
    days on market $165,000 Active 58 DOM
14. 2026-05-31
    days on market $165,000 Active 57 DOM
15. 2026-05-07
    price $165,000
16. 2026-04-01
    listed $175,000 Active
17. 1991-04-04
    soldstatus $35,000
18. 1978-06-01
    soldstatus $27,000

ⓘ 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: $2,909 · $242/mo
• Projected year-2 tax: $2,909 · $242/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: $31,005
• − Mortgage interest: −$8,906
• − Property taxes: −$2,909
• − Insurance: −$795
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − HOA: −$9,672
• − Depreciation: −$4,625
• Taxable loss: −$864
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,319/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): 30,153
• Household income: $58,594
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 2148.0

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 0.71)
• Race & ethnicity: White 39% Black 33% Hispanic / Latino 17% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 11% Estonian 5% Romanian 3%
• Foreign-born: 29% · Canada, Jamaica, Guatemala
• Languages at home: 65% English-only · Spanish 13% French/Haitian/Cajun 11% Other Indo-European 9%

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: ▼ -353.25%
• Current HPI: 404.3829
• Rent YoY: ▲ 2.17%
• 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

+511.1% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $165,000 Beaches MLS
• 2026-04-01 Listed $175,000 Beaches MLS
• 1991-04-04 Sold (Public Records) $35,000 Public Records
• 1978-06-01 Sold (Public Records) $27,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,909 · +10.2% YoY. Source: county tax records.