3 Islewood A #3 · Deerfield Beach, FL 33442

$81,900

1 bd · 1.5 ba · 700 sqft · Condo · 61 Days on market

Built 1977 $641/mo HOA · 39% of rent

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Why this score? — see what drove the C 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 +19.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

This is the one you have been waiting for! Welcome home to this first floor one-bedroom, one and a half bath condo offering a stunning water view offering privacy and tranquility. Sit back and relax enjoying nature from your back patio! Well maintained building and the roof was recently replaced! X-large white tile flooring runs throughout the unit, enhancing the open and airy feel. Home is equipped with two window-wall air conditioning units for efficient cooling and comfort. Association claims 55+. Century Village has resort style amenities to include indoor and outdoor pools, restaurant, pickleball, theater, miniature golf, games, clubs, tennis, fitness center, courtesy shuttle and so

Key facts

• Fitness center
• Courtesy shuttle
• Back patio

Tags

• BACK PATIO
• RECENTLY REPLACED ROOF
• RESORT STYLE AMENITIES
• INDOOR AND OUTDOOR POOLS
• FITNESS CENTER
• COURTESY SHUTTLE

Property features AI

Finance

• Other: Association-managed community amenities and services
• Financial info: No land lease; Senior community; Pets not allowed; Community contains many units
• HOA & community: Has association; Monthly HOA fee of $641; HOA covers cable TV, sewer, trash, water and recreation facilities; Community amenities include pool, indoor pool, fitness center, clubhouse, tennis courts, pickleball and basketball courts, jogging path, game room, billiard room, sauna, library, community room, cafe/restaurant, courtesy bus, bike storage, maintained grounds, putting green, picnic area, hobby room, handball, parking and security

Exterior

• Parking: Assigned parking; Common parking; Guest parking; 1 parking space
• Security: Gated community with guard; Security guard; Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Condominium; One level; Entry on level 1; Faces southwest; Resale unit; Building named ISLEWOOD A
• Construction: Block/Stucco/CBS construction; Shingle roof; 2-story building; Built as part of multi-unit community
• Exterior features: Covered patio; Patio; Fenced; Waterfront community (no direct waterfront on this unit)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window cooling units
• Interior features: Dome kitchen; Furnished; Blinds on windows
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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; 39 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 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 $566 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 61 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $76,986 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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. 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: 2.00% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 4.2

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: -15.3%
• Equity multiple: 0.48×
• Total profit: $-11,815
• Equity at exit: $12,212

10-year hold

• IRR: -23.3%
• Equity multiple: 0.16×
• Total profit: $-19,278
• Equity at exit: $7,081

Cash invested: $22,932 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$429
• Tax est. 1.5%: −$102 /mo · $1,228/yr
• Insurance: −$34
• HOA: −$641
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $89

Break-even live

Break-even rent $1,528

Max offer price $81,900

Occupancy floor 90%

Sensitivity live

Price	-10% $146	-5% $118	+0% $89	+5% $61	+10% $33
Rent	-10% $-40	-5% $25	+0% $89	+5% $154	+10% $219
Rate	-1.0pp $131	-0.5pp $110	base $89	+0.5pp $68	+1.0pp $47

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	22d	1	0.21mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.21mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	26d	1	0.24mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.29mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	26d	1	0.34mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	26d	1	0.40mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.41mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	26d	1	0.42mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	23d	1	0.42mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	26d	1	0.45mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	0d	1	0.46mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.46mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	26d	1	0.47mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.50mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.51mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.51mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	0d	1	0.54mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.54mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	26d	1	0.57mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.58mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	26d	1	0.58mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	26d	1	0.59mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	9d	1	0.60mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.60mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	0.60mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.61mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	4d	1	0.62mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	26d	1	0.62mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	26d	1	0.63mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	26d	1	0.64mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	26d	1	0.66mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	26d	1	0.68mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.70mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	0d	1	0.72mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	26d	1	0.92mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	26d	1	0.93mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	26d	1	1.01mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	23d	1	1.41mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$1,826	$2.09	0d	9	1.42mi

HOA detail condo

• Monthly dues: $641 · $7,692/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $81,900 Active 61 DOM
2. 2026-06-18
   days on market $81,900 Active 58 DOM
3. 2026-06-17
   days on market $81,900 Active 57 DOM
4. 2026-06-16
   days on market $81,900 Active 56 DOM
5. 2026-06-15
   days on market $81,900 Active 55 DOM
6. 2026-06-13
   days on market $81,900 Active 53 DOM
7. 2026-06-09
   days on market $81,900 Active 49 DOM
8. 2026-06-08
   days on market $81,900 Active 48 DOM
9. 2026-06-07
   days on market $81,900 Active 47 DOM
10. 2026-06-04
    days on market $81,900 Active 44 DOM
11. 2026-06-03
    days on market $81,900 Active 43 DOM
12. 2026-06-02
    days on market $81,900 Active 42 DOM
13. 2026-06-01
    days on market $81,900 Active 41 DOM
14. 2026-05-31
    days on market $81,900 Active 40 DOM
15. 2026-04-20
    listed $81,900 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: $19,691
• − Mortgage interest: −$4,588
• − Property taxes: −$1,228
• − Insurance: −$410
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − HOA: −$7,692
• − Depreciation: −$2,383
• Taxable income: $240
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $1,014/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

1 event — show timeline

• 2026-04-20 Listed $81,900 Beaches MLS