392 Grantham F #392 · Deerfield Beach, FL 33442

$77,900

2 bd · 1.5 ba · 820 sqft · Condo · 43 Days on market

Built 1976 Fair condition $695/mo HOA · 34% of rent ↓ 8% 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 +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Make an OFFER! Highly desirable location and close to the Grantham pool. Century Village has resort style amenities to include a clubhouse, pickleball, pools, restaurant, tennis, clubs, games, courtesy shuttle and so much more. Association claims 55+

Key facts

• Clubhouse
• Pickleball
• Grantham pool

Tags

• GRANTHAM POOL
• RESORT STYLE AMENITIES
• CLUBHOUSE
• PICKLEBALL
• COURTESY SHUTTLE

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Community contains a large number of units
• HOA & community: Has association; Monthly HOA fee; Association amenities include: basketball court, billiard room, clubhouse, fitness center, game room, indoor pool, jogging path, park, sauna, shuffleboard court, tennis courts, bike storage, cafe/restaurant, community room, courtesy bus, heated pool, hobby room, library, maintained community, pickleball courts, putting green, gated access, security

Exterior

• Parking: Assigned parking; Common parking; Guest parking; Total 1 parking space
• Security: Gated community with guard; Security patrol; Security gate
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Condominium; Resale property; Southeast-facing; Building name: Grantham F; 4-story building
• Construction: CBS construction
• Exterior features: No waterfront; Flat roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 bathrooms (1 full, 1 half) on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Dome kitchen
• Laundry & utility: Common area laundry; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 584 active listings in the ZIP; 40 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).
• At $2,019/mo this rent would consume 45% of the median local household income ($53k/yr) (locally 2169% 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 $539 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $75,563 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 2.59% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 3.2

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: 6.4%
• Equity multiple: 1.24×
• Total profit: $5,128
• Equity at exit: $11,615

10-year hold

• IRR: 10.6%
• Equity multiple: 1.63×
• Total profit: $13,798
• Equity at exit: $6,735

Cash invested: $21,812 (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: 584
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$695
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $361

Break-even live

Break-even rent $1,561

Max offer price $77,900

Occupancy floor 77%

Sensitivity live

Price	-10% $415	-5% $388	+0% $361	+5% $334	+10% $308
Rent	-10% $202	-5% $282	+0% $361	+5% $441	+10% $521
Rate	-1.0pp $401	-0.5pp $381	base $361	+0.5pp $341	+1.0pp $321

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Markham a Deerfield Beach, FL	2.0	1.5	820	$2,000	$2.44	1d	1	0.19mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	1d	1	0.26mi
3042 Harwood E Unit 3042 Deerfield Beach, FL	2.0	2.0	860	$3,000	$3.49	26d	1	0.26mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	26d	1	0.28mi
144 Farnham F Unit F Deerfield Beach, FL	2.0	1.5	828	$2,500	$3.02	26d	1	0.28mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	26d	1	0.29mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	26d	1	0.34mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.34mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	26d	1	0.37mi
333 Farnham P Unit P Deerfield Beach, FL	2.0	1.5	828	$1,800	$2.17	22d	1	0.37mi
316 Markham Cres Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	26d	1	0.38mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.41mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	26d	1	0.43mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.45mi
124 Oakridge I #124 Deerfield Beach, FL	2.0	1.5	820	$1,700	$2.07	7d	1	0.48mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	26d	1	0.48mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	26d	2	0.54mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	13d	1	0.55mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	5d	1	0.55mi
1244 S Military Trl #724 Deerfield Beach, FL	2.0	1.5	916	$1,950	$2.13	16d	1	0.56mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	26d	1	0.56mi
1250 S Military Trl #1612 Deerfield Beach, FL	2.0	1.5	1035	$2,500	$2.42	7d	1	0.56mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	19d	1	0.57mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	26d	1	0.57mi
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,550	$2.43	24d	2	0.58mi
1272 S Military Trl #313 Deerfield Beach, FL	2.0	2.0	900	$2,390	$2.66	24d	1	0.58mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.59mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	22d	1	0.59mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	26d	1	0.60mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	26d	1	0.60mi
283 Durham Cir Unit 283 Deerfield Beach, FL	2.0	2.0	820	$3,300	$4.02	26d	1	0.61mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	26d	1	0.62mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.64mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	1d	1	0.64mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	26d	1	0.64mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	1d	1	0.65mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	9d	1	0.65mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.65mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	26d	1	0.66mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	5d	1	0.66mi

HOA detail condo

• Monthly dues: $695 · $8,340/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $77,900 Active 43 DOM
2. 2026-06-18
   days on market $77,900 Active 40 DOM
3. 2026-06-17
   days on market $77,900 Active 39 DOM
4. 2026-06-16
   days on market $77,900 Active 38 DOM
5. 2026-06-15
   days on market $77,900 Active 37 DOM
6. 2026-06-13
   days on market $77,900 Active 35 DOM
7. 2026-06-09
   days on market $77,900 Active 31 DOM
8. 2026-06-08
   days on market $77,900 Active 30 DOM
9. 2026-06-07
   days on market $77,900 Active 29 DOM
10. 2026-06-04
    days on market $77,900 Active 26 DOM
11. 2026-06-03
    days on market $77,900 Active 25 DOM
12. 2026-06-02
    days on market $77,900 Active 24 DOM
13. 2026-06-01
    days on market $77,900 Active 23 DOM
14. 2026-05-31
    days on market $77,900 Active 22 DOM
15. 2026-05-22
    price $77,900
16. 2026-05-09
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,224
• − Mortgage interest: −$4,364
• − Property taxes: −$1,168
• − Insurance: −$390
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − HOA: −$8,340
• − Depreciation: −$2,266
• Taxable income: $3,821
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $3,420/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.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathrooms, replace flooring, and improve the overall curb appeal. The investment in these areas would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate flooring — dated and worn
• Minor interior walls/paint — average condition
• Minor exterior/siding — average condition
• Minor windows — average condition
• Minor HVAC/mechanicals — average condition

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace flooring — modernizes and improves aesthetics
• Resale replace kitchen cabinets and appliances — modernizes and improves functionality
• Resale replace bathroom fixtures — modernizes and improves aesthetics
• Both landscaping and curb appeal — enhances overall property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
flooring · dated and worn	Moderate	$3,000–15,000
interior walls/paint · average condition	Minor	$500–3,000
exterior/siding · average condition	Minor	$500–3,000
windows · average condition	Minor	$500–3,000
HVAC/mechanicals · average condition	Minor	$500–3,000
Total estimated repair cost · 8 items		$14,000–72,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace flooring — modernizes and improves aesthetics ↑
• Resale replace kitchen cabinets and appliances — modernizes and improves functionality ↑
• Resale replace bathroom fixtures — modernizes and improves aesthetics ↑
• Both landscaping and curb appeal — enhances overall property value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.4% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $77,900 Beaches MLS
• 2026-05-09 Listed $85,000 Beaches MLS