162 Westbury J #162 · Deerfield Beach, FL 33442

$75,400

1 bd · 1.0 ba · 593 sqft · Condo public records · 68 Days on market

Built 1977 $150/mo HOA · 9% of rent

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE BEST UNIT IN WESTBURY AND AREA. TOTALLY REMODELED, WITH WOODEN KITCHEN CABINETS, NEW APPLIANCES, CROWN MOLDING, BEAUTIFUL TILES THROUGHOUT THE UNIT, REMODELED BATH. FRESHLY PAINTED, SPOTLESS. INCLOSED PORCH. READY FOR NEW OWNER. MUST SEE! CENTURY VILL AGE OFFERS MANY AMENITIES, THEATER, CLUBHOUSE WITH VARIETY OF ACTIVITIES, TENNIS COURTS, GOLF COURSES AND MORE. UNIT LOCATED IN SHORT WALKING DISTANCE TO MAIN GATE, VERY CLOSE TO SHOPPING, RESTAURANTS, BANKS, HEALTH CENTERS, PLACES OF WORSHIP, BUS STOPS.

Key facts

• Outdoor pool
• Clubhouse
• Garden view

Tags

• GARDEN VIEW
• CLUBHOUSE
• INDOOR POOL
• OUTDOOR POOL
• MOVIE THEATER
• CLOSE TO SHOPPING PLAZAS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditional policies
• HOA & community: Monthly association fee; Association fees cover amenities, cable TV, laundry, grounds maintenance, pool(s) and recreation facilities; Community amenities include clubhouse, billiard room, library, barbecue/picnic areas, basketball, tennis and pickleball courts, pool, spa/hot tub, transportation service, and laundry; Senior community

Exterior

• Parking: Detached garage (1 space); Guest parking
• Security: Gated/fenced complex; Security guard
• Utilities: Has heating and cooling
• Home design: Attached property; 2-story building; Entry on level 1
• Construction: Block construction
• Exterior features: Barbecue area; Courtyard; Fenced complex; Private fence; Storm/security shutters; Tennis courts; Association pool

Interior

• Kitchen: Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; First-floor entry; Unfurnished; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: 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 flat; 585 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 ($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 $521 of loan paydown is wiped out by about $2k 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 + 0.1% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $75k implies a 202% gain — meaningful room to come down on a strong offer.

Recommended offer $70,876 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1977 — 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: 2.21% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.11%
• DSCR: 2.78
• GRM: 3.8

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: 33.0%
• Equity multiple: 2.33×
• Total profit: $28,086
• Equity at exit: $11,242

10-year hold

• IRR: 38.2%
• Equity multiple: 4.05×
• Total profit: $64,372
• Equity at exit: $6,519

Cash invested: $21,112 (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: 585
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$395
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$31
• HOA: −$150
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $706

Break-even live

Break-even rent $772

Max offer price $75,400

Occupancy floor 53%

Sensitivity live

Price	-10% $748	-5% $727	+0% $706	+5% $684	+10% $663
Rent	-10% $574	-5% $640	+0% $706	+5% $771	+10% $837
Rate	-1.0pp $744	-0.5pp $725	base $706	+0.5pp $686	+1.0pp $666

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: $18,850
• Closing costs: $2,262
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	25d	1	0.03mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	25d	1	0.08mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	0.13mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	8d	1	0.13mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.13mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.14mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.21mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.21mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.22mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	0.28mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	25d	1	0.73mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	0.75mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	0.77mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	25d	1	0.77mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	25d	1	0.79mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	0.79mi
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	25d	1	0.83mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	6d	1	0.84mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	21d	1	0.84mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.85mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.86mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	0d	1	0.90mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.96mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	1.00mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	25d	1	1.00mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	23d	1	1.04mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	25d	1	1.04mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	1.09mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	0d	1	1.09mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	25d	1	1.10mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	0d	1	1.10mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	1.10mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	25d	1	1.14mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	25d	1	1.15mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	4d	1	1.15mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	25d	1	1.16mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	25d	1	1.16mi
23126 Post Gardens Way Boca Raton, FL	1.0–2.0	1.0–2.0	883	$1,680	$1.90	0d	8	1.20mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	1.27mi
566401 Arbor Club Way Boca Raton, FL	1.0–2.0	1.0–2.0	917	$1,909	$2.08	0d	24	1.38mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $75,400 Active 68 DOM
2. 2026-06-18
   days on market $75,400 Active 65 DOM
3. 2026-06-17
   days on market $75,400 Active 64 DOM
4. 2026-06-16
   days on market $75,400 Active 63 DOM
5. 2026-06-15
   days on market $75,400 Active 62 DOM
6. 2026-06-13
   days on market $75,400 Active 60 DOM
7. 2026-06-09
   days on market $75,400 Active 56 DOM
8. 2026-06-08
   pricedays on market $75,400 Active 55 DOM
9. 2026-06-07
   days on market $79,500 Active 54 DOM
10. 2026-06-04
    days on market $79,500 Active 51 DOM
11. 2026-06-03
    days on market $79,500 Active 50 DOM
12. 2026-06-02
    days on market $79,500 Active 49 DOM
13. 2026-06-01
    days on market $79,500 Active 48 DOM
14. 2026-05-31
    days on market $79,500 Active 47 DOM
15. 2026-05-11
    price $84,900
16. 2026-04-09
    listed $90,000 Active
17. 2026-03-30
    historical
18. 2026-02-12
    listed $99,000 Active
19. 2012-12-12
    soldstatus $25,000
20. 2012-11-09
    soldstatus $25,000 510-char remark

    Show marketing remark (510 chars)

    THE BEST UNIT IN WESTBURY AND AREA. TOTALLY REMODELED, WITH WOODEN KITCHEN CABINETS, NEW APPLIANCES, CROWN MOLDING, BEAUTIFUL TILES THROUGHOUT THE UNIT, REMODELED BATH. FRESHLY PAINTED, SPOTLESS. INCLOSED PORCH. READY FOR NEW OWNER. MUST SEE! CENTURY VILL AGE OFFERS MANY AMENITIES, THEATER, CLUBHOUSE WITH VARIETY OF ACTIVITIES, TENNIS COURTS, GOLF COURSES AND MORE. UNIT LOCATED IN SHORT WALKING DISTANCE TO MAIN GATE, VERY CLOSE TO SHOPPING, RESTAURANTS, BANKS, HEALTH CENTERS, PLACES OF WORSHIP, BUS STOPS.

21. 2012-05-25
    listed $27,000 510-char remark

    Show marketing remark (510 chars)

    THE BEST UNIT IN WESTBURY AND AREA. TOTALLY REMODELED, WITH WOODEN KITCHEN CABINETS, NEW APPLIANCES, CROWN MOLDING, BEAUTIFUL TILES THROUGHOUT THE UNIT, REMODELED BATH. FRESHLY PAINTED, SPOTLESS. INCLOSED PORCH. READY FOR NEW OWNER. MUST SEE! CENTURY VILL AGE OFFERS MANY AMENITIES, THEATER, CLUBHOUSE WITH VARIETY OF ACTIVITIES, TENNIS COURTS, GOLF COURSES AND MORE. UNIT LOCATED IN SHORT WALKING DISTANCE TO MAIN GATE, VERY CLOSE TO SHOPPING, RESTAURANTS, BANKS, HEALTH CENTERS, PLACES OF WORSHIP, BUS STOPS.

22. 2011-11-08
    soldstatus $23,000
23. 2011-10-28
    soldstatus $25,000
24. 1996-09-30
    soldstatus $21,000
25. 1996-03-20
    soldstatus $19,400
26. 1992-12-31
    soldstatus $26,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $626 · $52/mo
• Expected delta: +$231/yr (+$19/mo · 58.6%)

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

Taxation est. · year 1

• Rental income: $19,981
• − Mortgage interest: −$4,224
• − Property taxes: −$395
• − Insurance: −$377
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$1,800
• − Depreciation: −$2,193
• Taxable income: $7,795
• Est. tax owed @ 24.0%: −$1,871
• After-tax cash flow: $6,597/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

+226.5% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $84,900 MARMLS
• 2026-04-09 Listed $90,000 MARMLS
• 2026-03-30 Listing Removed — MARMLS
• 2026-02-12 Listed $99,000 MARMLS
• 2012-12-12 Sold (Public Records) $25,000 Public Records
• 2012-11-09 Sold (MLS) $25,000 MARMLS
• 2012-05-25 Listed $27,000 MARMLS
• 2011-11-08 Sold (Public Records) $23,000 Public Records
• 2011-10-28 Sold (MLS) $25,000 MARMLS
• 1996-09-30 Sold (Public Records) $21,000 Public Records
• 1996-03-20 Sold (Public Records) $19,400 Public Records
• 1992-12-31 Sold (Public Records) $26,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $395 · +9.4% YoY. Source: county tax records.