3058 Cambridge · Deerfield Beach, FL 33442

$107,000

1 bd · 2.0 ba · 700 sqft · Condo public records · 2 Days on market

Built 1978 $759/mo HOA · 46% 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).

• 1% rule +10.0/10.0
• Cash flow +8.1/30.0
• 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
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful water view condo located on the 3rd floor in a fantastic location just steps from the clubhouse! This 1-bedroom, 1.5-bath unit features a large screened-in patio, tiled living room and kitchen, and is very clean and move-in ready. Offered furnished, excluding the black leather chair. Conveniently located only 3.5 miles from the beach. Enjoy everything Century Village has to offer, including free local transportation, tennis courts, a fitness center, classes, and indoor & outdoor swimming pools. Experience resort-style living in this active community! * * * Air conditioner was recently replaced. * * *

Key facts

• Fitness center
• Tiled kitchen
• Screened-in patio

Tags

• SCREENED-IN PATIO
• TILED LIVING ROOM
• TILED KITCHEN
• INDOOR SWIMMING POOLS
• OUTDOOR SWIMMING POOLS
• FITNESS CENTER

Property features AI

Finance

• Other: Senior community
• Financial info: Not in a land-lease community; Pets not allowed in community; Community contains many units (community count listed)
• HOA & community: Association: SECREST; Monthly association fee; Association amenities include basketball court, picnic area, parking, bike storage; Association covers grounds maintenance, pest control, trash, water, common areas, elevator, golf, roof repairs, pool service

Exterior

• Parking: Assigned parking; Common parking; Guest parking; Total of 1 parking space
• Security: Security guard; Security fence; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Water connected
• Home design: Condominium; One level; First-floor entry; Faces southeast
• Construction: Block/CBS construction; Flat roof; Four-story building; Building area about 700 (public records)
• Exterior features: Fenced property; Other fencing; Spa (heated); City street frontage; Waterfront (other); Asphalt road surface; Public maintained road

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Closet cabinetry; Bay windows; Furnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $107k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (17.2% below list).
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $89k (17.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.2% in Deerfield Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 586 active listings in the ZIP; 35 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).
• 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 $740 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $107k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $88,614 (17.2% 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 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.53% ✓
• Cap rate: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 5.5

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: -29.7%
• Equity multiple: 0.06×
• Total profit: $-28,178
• Equity at exit: $15,954

10-year hold

• IRR: -78.0%
• Equity multiple: -0.65×
• Total profit: $-49,294
• Equity at exit: $9,251

Cash invested: $29,960 (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: 586
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$561
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$45
• HOA: −$759
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-104

Break-even live

Break-even rent $1,768

Max offer price $88,614

Occupancy floor —

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	24d	1	0.08mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	24d	1	0.17mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	10d	1	0.19mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	0.19mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	24d	1	0.21mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.24mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	7d	1	0.24mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.26mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	24d	1	0.30mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	24d	1	0.55mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	24d	1	0.58mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	24d	1	0.59mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	24d	1	0.61mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.66mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	0.67mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	5d	1	0.70mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	20d	1	0.70mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	24d	1	0.70mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	24d	1	0.79mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.80mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	24d	1	0.81mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.82mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	24d	1	0.88mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	22d	1	0.88mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.92mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	24d	1	0.94mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	24d	1	0.94mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.95mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	0.97mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	24d	1	0.97mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	24d	1	0.98mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	24d	1	0.99mi
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	24d	1	1.01mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	1.13mi
23126 Post Gardens Way Boca Raton, FL	1.0–2.0	1.0	851	$1,675	$1.97	1d	8	1.41mi

HOA detail condo

• Monthly dues: $759 · $9,108/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-24
   listed $107,000 Active
2. 2017-04-27
   soldstatus $44,500
3. 2001-04-05
   soldstatus $39,000
4. 1992-08-14
   soldstatus $32,500
5. 1987-01-01
   soldstatus $38,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$508/yr (+$42/mo · 133.8%)

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

Taxation est. · year 1

• Rental income: $19,630
• − Mortgage interest: −$5,994
• − Property taxes: −$380
• − Insurance: −$535
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − HOA: −$9,108
• − Depreciation: −$3,113
• Taxable loss: −$2,640
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $-615/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

+181.6% since first listed

5 events — show timeline

• 2026-05-24 Listed $107,000 Beaches MLS
• 2017-04-27 Sold (Public Records) $44,500 Public Records
• 2001-04-05 Sold (Public Records) $39,000 Public Records
• 1992-08-14 Sold (Public Records) $32,500 Public Records
• 1987-01-01 Sold (Public Records) $38,000 Public Records

Property tax history

-6.4%/yr

Latest (2025): $380 · +11.6% YoY. Source: county tax records.