86 Markham E · Deerfield Beach, FL 33442

$70,000

1 bd · 1.0 ba · 593 sqft · Condo public records · 8 Days on market

Built 1976 $606/mo HOA · 38% 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 +28.9/30.0
• 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT LOCATION! In the center of the community, this cozy 1 bedrm, 1 bath condo is conveniently located on the 1st flr with pkg. rt outside your back door & a lovely canal view from liv rm!! Features include an updated kit, tile flrs. thru-out, 3 ceiling fans & tinted liv rm & patio windows. The bathrm is nicely remodeled w/ shower stall & glass shower doors, granite cntr & all tile walls. Enjoy an encl patio w/ sliding glass windows. Sold unfurnished ready for you to make it your own! Laundry rm just steps away! Close to shopping, dining & major roadways. Active adult gated comm w/ 24 hr sec, free bus service, pools. Tennis, pickleball, putting green

Key facts

• Encl patio
• Remodeled bathrm
• Canal view

Tags

• CANAL VIEW
• UPDATED KIT
• REMODELED BATHRM
• ENCL PATIO
• LAUNDRY RM
• 24 HR SEC

Property features AI

Finance

• Other: Senior community; Directions: I-95 to Hillsboro Blvd, head west, follow ~1/2 mile, Century Village east entrance on the left
• Financial info: Not a pet-friendly unit (pets not allowed); Community contains many units (reported number of units: 8500)
• HOA & community: Markham E Condo Association; Monthly association fee of $606; Association fee covers insurance, security, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facilities, and pool service; Amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, putting green, jogging path, billiard room, shuffleboard, laundry facility, courtesy bus, hobby room, library, community room, and gated security

Exterior

• Parking: Assigned parking; Guest parking; Open parking (total 1 space)
• Security: Gated community with guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level living (unit listed as one level); Faces north; Resale property
• Construction: CBS construction; Concrete roof; 2-story building; Built living area reported as 585
• Exterior features: Covered patio; Patio; Fenced yard with gate; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Custom mirrors; Unfurnished; Windows with other feature
• Laundry & utility: Laundry available in community

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 10.4% 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; 586 active listings in the ZIP; 36 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 36% 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 $484 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $70k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1976 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• 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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-464
• Equity at exit: $10,437

10-year hold

• IRR: 2.6%
• Equity multiple: 1.14×
• Total profit: $2,813
• Equity at exit: $6,052

Cash invested: $19,600 (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: $1,610 high
• Mortgage (P&I): −$367
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$29
• HOA: −$606
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $237

Break-even live

Break-even rent $1,310

Max offer price $70,000

Occupancy floor 80%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	24d	1	0.09mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	0.16mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.20mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	5d	1	0.25mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	20d	1	0.25mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	24d	1	0.32mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.35mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.35mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	24d	1	0.38mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	22d	1	0.38mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.40mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	24d	1	0.43mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.44mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	24d	1	0.45mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	0.46mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	24d	1	0.46mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	24d	1	0.47mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	24d	1	0.47mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	10d	1	0.51mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	0.51mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	24d	1	0.53mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	24d	1	0.56mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.58mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	24d	1	0.62mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	24d	1	0.62mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	7d	1	0.63mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.63mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	24d	1	0.63mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.64mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	0.64mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	24d	1	0.66mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	24d	1	0.67mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	24d	1	0.71mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	18d	1	1.41mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	12d	1	1.44mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	22d	1	1.48mi

HOA detail condo

• Monthly dues: $606 · $7,272/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $70,000 Active 8 DOM
2. 2026-06-17
   days on market $70,000 Active 7 DOM
3. 2026-06-16
   days on market $70,000 Active 6 DOM
4. 2026-06-15
   days on market $70,000 Active 5 DOM
5. 2026-06-13
   remarks 675-char remark
6. 2026-06-13
   listed $70,000 Active 3 DOM

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$189/yr (+$16/mo · 48.3%)

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

Taxation est. · year 1

• Rental income: $19,317
• − Mortgage interest: −$3,921
• − Property taxes: −$392
• − Insurance: −$350
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$7,272
• − Depreciation: −$2,036
• Taxable income: $2,255
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $2,300/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

-75.9% since first listed

3 events — show timeline

• 2026-06-10 Listed $70,000 Beaches MLS
• 2013-04-12 Sold (Public Records) $26,000 Public Records
• 2010-01-25 Sold (Public Records) $290,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $392 · +13.2% YoY. Source: county tax records.