760 SE 2nd Ave · Deerfield Beach, FL 33441

$149,000

1 bd · 1.5 ba · 840 sqft · SingleFamily · 1 Days on market

Built 1973 $550/mo HOA · 28% of rent

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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 +12.3/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ideal investment opportunity, just west of Federal HWY! This stunning 1-bedroom, 1.5-bath condo features high-impact windows for peace of mind. Enjoy modern living with updated laminate floors and tiled kitchen and baths. With the 40-year inspection done and all assessments paid, it's truly move-in and rental-ready. A month-to-month tenant rents at $1,675/month and is willing to stay. Located in a high-demand area close to I-95 and Deerfield Beach, this condo offers access to two pools, inviting grounds, a small gym, and is pet-friendly. Don't miss this investment gem!

Key facts

• $550 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: No land lease
• HOA & community: Monthly association fee (includes water, sewer, trash); Fitness center; Pool; Pets allowed with breed restrictions; Community of 110 units

Exterior

• Parking: Open guest parking (1 space)
• Security: Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer available
• Home design: Condominium; Two-story building; Second-floor entry; North-facing
• Construction: CBS construction; Mixed roof
• Exterior features: Pergola; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Unfurnished; Blinds; Entry - Phone/Intercom
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-27 ($-322/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (2.6% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Deerfield Beach Elementary School (math 26% / reading 42%, grade F, #1,744 of 2,144 statewide, top 82%, 592 students, 74% 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 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% 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); 300 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 40% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago; this cycle's ask is 6673% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,123 (2.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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. 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: 1.32% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 6.3

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-27,112
• Equity at exit: $22,216

10-year hold

• IRR: -13.3%
• Equity multiple: 0.26×
• Total profit: $-30,882
• Equity at exit: $12,883

Cash invested: $41,720 (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: 300
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$550
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-27

Break-even live

Break-even rent $2,000

Max offer price $145,123

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $25	+0% $-27	+5% $-78	+10% $-130
Rent	-10% $-182	-5% $-104	+0% $-27	+5% $51	+10% $128
Rate	-1.0pp $48	-0.5pp $11	base $-27	+0.5pp $-65	+1.0pp $-105

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,700	$1.99	12d	2	0.01mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,600	$1.87	1d	3	0.01mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,650	$1.93	9d	3	0.01mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	22d	1	0.03mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	6d	1	0.07mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	7d	1	0.07mi
760 SE 2nd Ave Unit D216 Deerfield Beach, FL	2.0	2.0	910	$2,100	$2.31	1d	1	0.08mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	17d	1	0.08mi
899 SE 2nd Ave #218 Deerfield Beach, FL	1.0	1.5	775	$1,750	$2.26	18d	1	0.08mi
760 SE 2nd Ave Unit C207 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	26d	1	0.08mi
760 SE 2nd Ave Unit D112 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	4d	1	0.08mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	17d	1	0.11mi
959 SE 2nd Ave #101 Deerfield Beach, FL	1.0	1.5	800	$1,695	$2.12	4d	1	0.11mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	22d	1	0.11mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$1,695	$1.88	18d	2	0.11mi
495 SE 8th St #237 Deerfield Beach, FL	2.0	2.0	1100	$1,875	$1.70	26d	1	0.15mi
1100 SE 4th Ave Deerfield Beach, FL	2.0	1.5–2.0	1080	$1,900	$1.76	26d	2	0.16mi
555 SE 8th St #151 Deerfield Beach, FL	1.0	1.5	925	$1,800	$1.95	14d	1	0.20mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	26d	1	0.20mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.0–2.0	885	$1,575	$1.78	1d	2	0.20mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,250	$2.10	1d	1	0.20mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	4d	2	0.22mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	17d	1	0.22mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,700	$2.61	1d	1	0.22mi
530 SE 2nd Ave Unit F24 Deerfield Beach, FL	2.0	1.0	840	$1,800	$2.14	24d	1	0.23mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,680	$2.00	7d	1	0.23mi
560 SE 2nd Ave Deerfield Beach, FL	2.0	1.0	840	$1,750	$2.08	18d	1	0.23mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,725	$2.05	9d	1	0.23mi
540 SE 2nd Ave Unit J4 Deerfield Beach, FL	1.0	1.0	650	$1,500	$2.31	9d	1	0.24mi
550 SE 2nd Ave Unit G3 Deerfield Beach, FL	1.0	1.0	650	$1,550	$2.38	9d	1	0.25mi
1100 SE 4th Ave #35 Deerfield Beach, FL	2.0	1.5	1080	$1,900	$1.76	14d	1	0.28mi
810 SE 7th St Unit A307 Deerfield Beach, FL	1.0	1.5	800	$1,200	$1.50	26d	1	0.31mi
500 SE 2nd Ave #22 Deerfield Beach, FL	2.0	1.0	840	$1,850	$2.20	20d	1	0.33mi
777-779 S Federal Hwy Ph 16 Pompano Beach, FL	2.0	1.5	911	$1,995	$2.19	26d	1	0.36mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,160	$1.96	16d	1	0.37mi
431 SE 13th Ct Deerfield Beach, FL	1.0	2.0	850	$1,805	$2.12	7d	1	0.37mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,255	$2.05	22d	1	0.37mi
431 SE 13th Ct Deerfield Beach, FL	2.0	2.0	1100	$2,225	$2.02	26d	1	0.37mi
1404 SE 3rd Ter Deerfield Beach, FL	2.0	1.0	955	$2,400	$2.51	18d	1	0.55mi
1417 SE 3rd Ter Deerfield Beach, FL	1.0	1.0	570	$1,300	$2.28	12d	1	0.58mi

HOA detail

• Monthly dues: $550 · $6,600/yr
• Likely covers: landscapingpoolgym

Listing history 2 events

1. 2026-06-18
   remarks 575-char remark
2. 2026-06-18
   listed $149,000 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $23,589
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$6,600
• − Depreciation: −$4,335
• Taxable loss: −$2,447
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $266/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

+15.8% since first listed

6 events — show timeline

• 2025-09-12 Rental Removed $2,200 ZUMPER1
• 2025-07-25 Listed for Rent $2,200 ZUMPER1
• 2024-03-09 Rental Removed $2,000 RMLSFL
• 2024-02-04 Listed for Rent $2,000 RMLSFL
• 2023-11-18 Rental Removed $1,900 RMLSFL
• 2023-10-26 Listed for Rent $1,900 RMLSFL