75 Ventnor D #75 · Deerfield Beach, FL 33442

$72,000

1 bd · 1.0 ba · 585 sqft · Condo · 30 Days on market

Built 1978 Good condition $646/mo HOA · 39% 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 1 bedroom and 1 Full Bathroom condo in the desired 55+ community of Century Village. This unit is freshly painted with new flooring throughout. Located on the second floor, the building has an elevator for your added convenience.

Key facts

• Clubhouse
• Screened in balcony
• Fitness room

Tags

• MOVE IN READY
• SCREENED IN BALCONY
• HEATED POOL
• CLUBHOUSE
• FITNESS ROOM
• SHUFFLEBOARD

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes insurance, laundry, parking, sewer, trash and water; Association amenities include billiard room, clubhouse, fitness center, library, barbecue, picnic area, pickleball, pool, sauna, tennis courts and transportation service; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard
• Utilities: Has electric heating and cooling
• Home design: Attached property; 2-story building; Entry on second floor
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Association pool (heated)

Interior

• Kitchen: Built-in oven; Electric range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Unfurnished; Second floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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; 586 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $498 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 30 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 2.30% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 3.6

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: -7.9%
• Equity multiple: 0.73×
• Total profit: $-5,525
• Equity at exit: $10,735

10-year hold

• IRR: -8.6%
• Equity multiple: 0.61×
• Total profit: $-7,857
• Equity at exit: $6,225

Cash invested: $20,160 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$646
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $163

Break-even live

Break-even rent $1,448

Max offer price $72,000

Occupancy floor 85%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	24d	1	0.14mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	24d	1	0.15mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	5d	1	0.43mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	20d	1	0.43mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.45mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	22d	1	0.58mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	24d	1	0.58mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	24d	1	0.59mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.61mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	24d	1	0.62mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	0.62mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	0.66mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	24d	1	0.67mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	0.68mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	11d	1	0.68mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.73mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.74mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	7d	1	0.74mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.74mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	24d	1	0.76mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.76mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	24d	1	0.76mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	24d	1	0.80mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	24d	1	0.80mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	24d	1	0.82mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	0.82mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	24d	1	0.84mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	24d	1	0.88mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.88mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.92mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$1,826	$2.09	2d	9	1.17mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	24d	1	1.20mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	24d	1	1.21mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	24d	1	1.28mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	22d	1	1.37mi

HOA detail condo

• Monthly dues: $646 · $7,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $72,000 Active 30 DOM
2. 2026-06-17
   days on market $72,000 Active 29 DOM
3. 2026-06-16
   days on market $72,000 Active 28 DOM
4. 2026-06-15
   days on market $72,000 Active 27 DOM
5. 2026-06-13
   days on market $72,000 Active 25 DOM
6. 2026-06-09
   days on market $72,000 Active 21 DOM
7. 2026-06-08
   days on market $72,000 Active 20 DOM
8. 2026-06-07
   days on market $72,000 Active 19 DOM
9. 2026-06-04
   days on market $72,000 Active 16 DOM
10. 2026-06-03
    days on market $72,000 Active 15 DOM
11. 2026-06-02
    days on market $72,000 Active 14 DOM
12. 2026-06-01
    days on market $72,000 Active 13 DOM
13. 2026-05-31
    days on market $72,000 Active 12 DOM
14. 2026-05-19
    listed $72,000 Active
15. 2022-01-26
    soldstatus $64,000 Closed 239-char remark

    Show marketing remark (239 chars)

    Beautiful 1 bedroom and 1 Full Bathroom condo in the desired 55+ community of Century Village. This unit is freshly painted with new flooring throughout. Located on the second floor, the building has an elevator for your added convenience.

16. 2021-11-08
    historical Active Under Contract 239-char remark

    Show marketing remark (239 chars)

    Beautiful 1 bedroom and 1 Full Bathroom condo in the desired 55+ community of Century Village. This unit is freshly painted with new flooring throughout. Located on the second floor, the building has an elevator for your added convenience.

17. 2021-10-22
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Beautiful 1 bedroom and 1 Full Bathroom condo in the desired 55+ community of Century Village. This unit is freshly painted with new flooring throughout. Located on the second floor, the building has an elevator for your added convenience.

18. 2021-10-06
    price $63,900 239-char remark

    Show marketing remark (239 chars)

    Beautiful 1 bedroom and 1 Full Bathroom condo in the desired 55+ community of Century Village. This unit is freshly painted with new flooring throughout. Located on the second floor, the building has an elevator for your added convenience.

19. 2021-09-14
    listed $59,900 Active 239-char remark

    Show marketing remark (239 chars)

    Beautiful 1 bedroom and 1 Full Bathroom condo in the desired 55+ community of Century Village. This unit is freshly painted with new flooring throughout. Located on the second floor, the building has an elevator for your added convenience.

20. 2021-03-12
    historical
21. 2021-02-06
    listed $51,000 Active
22. 2020-10-30
    soldstatus $41,000 Closed
23. 2020-10-15
    status Pending
24. 2020-09-30
    price $45,000
25. 2020-05-19
    listed $50,000 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: $19,854
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$7,752
• − Depreciation: −$2,095
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $1,636/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 · 13 photos

Good 75/100 Cosmetic rehab

This 1-bedroom 1-bath condo in Century Village is in good condition with cosmetic updates needed. It offers a peaceful retreat with resort-style amenities and is move-in ready.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear visible on the cabinets.
• Minor Bathroom fixtures — Slight wear and tear visible on the fixtures.

Value-add opportunities

• Resale Fresh paint — Fresh paint can make a significant difference in the home's appearance and value.
• Resale New kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and aesthetic appeal.
• Resale New bathroom fixtures — New fixtures can improve the bathroom's functionality and aesthetic appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear visible on the cabinets.	Minor	$500–3,000
Bathroom fixtures · Slight wear and tear visible on the fixtures.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Fresh paint — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale New kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and aesthetic appeal. ↑
• Resale New bathroom fixtures — New fixtures can improve the bathroom's functionality and aesthetic 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

+44.0% since first listed

12 events — show timeline

• 2026-05-19 Listed $72,000 MARMLS
• 2022-01-26 Sold (MLS) $64,000 MARMLS
• 2021-11-08 Contingent — MARMLS
• 2021-10-22 Pending — MARMLS
• 2021-10-06 Price Changed $63,900 MARMLS
• 2021-09-14 Listed $59,900 MARMLS
• 2021-03-12 Listing Removed — MARMLS
• 2021-02-06 Listed $51,000 MARMLS
• 2020-10-30 Sold (MLS) $41,000 Beaches MLS
• 2020-10-15 Pending — Beaches MLS
• 2020-09-30 Price Changed $45,000 Beaches MLS
• 2020-05-19 Listed $50,000 Beaches MLS