128 Upminster F Cres · Deerfield Beach, FL 33442

$79,900

1 bd · 2.0 ba · 703 sqft · Condo public records · 40 Days on market

Built 1976 $533/mo HOA · 32% 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• 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

1 bed 1.5 bath in desireable Upminster section. Near houses of worship, Tile flooring throughout, updated electric panel. Bring your contractor. This is an opportunity to customize to suit your taste. Century Village offers the finest in 55+ amenities with its massive clubhouse featuring a 1700 seat theater with live shows and movies, fitness center, clay room, stained glass workshop, wood shop, billiards, table tennis, tennis, pickle ball, art workshops, bocce, putt putt, courtesy shuttle, security guard gated

Key facts

• $533 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community; Pets not allowed; Community contains many units (community unit count listed)
• Financial info: Not a land-lease property
• HOA & community: Association: Upminster F (part of CVE MASTER); Monthly association fee of $533; HOA fee includes cable TV, water, sewer, trash, common area maintenance, pest control, security, roof repairs, reserve funds, recreation facilities; Community amenities: Clubhouse, Fitness Center, Indoor Pool, Heated Pool, Pool, Sauna, Tennis courts, Pickleball & Shuffleboard courts, Bocce ball, Billiard room, Library, Workshop area, Recreation facilities, Cafe/Restaurant, Courtesy bus, Sidewalks, Internet included, Laundry

Exterior

• Parking: Asphalt open parking (1 space)
• Security: Gated community entry (community with main gate)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas available; Sewer connected
• Home design: Condominium; One level living; West-facing; Two-story building (unit in a multi-story building)
• Construction: Concrete construction; Slab foundation; Built as part of Upminster F building
• Exterior features: Shingle roof; Not waterfront; Entry at first level

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Individual central heating; Individual central cooling
• Interior features: Partially furnished; Ceramic tile floors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 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 38% 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 $552 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 40 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $80k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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 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: 2.09% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 4.0

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: -7.7%
• Equity multiple: 0.73×
• Total profit: $-6,051
• Equity at exit: $11,913

10-year hold

• IRR: -7.0%
• Equity multiple: 0.66×
• Total profit: $-7,537
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$419
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$33
• HOA: −$533
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $176

Break-even live

Break-even rent $1,444

Max offer price $79,900

Occupancy floor 84%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	0.17mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	24d	1	0.37mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	24d	1	0.38mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	24d	1	0.41mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	11d	1	0.42mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	3d	1	0.42mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	24d	1	0.43mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	24d	1	0.44mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	8d	1	0.45mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.45mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	24d	1	0.47mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	24d	1	0.53mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	24d	1	0.68mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.73mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	0.77mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.84mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	21d	1	0.86mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	5d	1	0.86mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	24d	1	0.88mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	24d	1	0.93mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.98mi
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	24d	1	0.99mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	24d	1	1.01mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	1.01mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	24d	1	1.02mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	22d	1	1.02mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	24d	1	1.02mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	1.05mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	24d	1	1.05mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	24d	1	1.07mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	1.08mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	24d	1	1.08mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	24d	1	1.09mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	1.28mi
320 NW 4th Ave #3 Deerfield Beach, FL	—	1.0	400	$1,700	$4.25	24d	1	1.40mi
320 NW 4th Ave #4 Deerfield Beach, FL	—	1.0	400	$1,400	$3.50	21d	1	1.40mi

HOA detail condo

• Monthly dues: $533 · $6,396/yr
• Likely covers: electricgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 40 DOM
2. 2026-06-17
   days on market $79,900 Active 39 DOM
3. 2026-06-16
   days on market $79,900 Active 38 DOM
4. 2026-06-15
   days on market $79,900 Active 37 DOM
5. 2026-06-13
   days on market $79,900 Active 35 DOM
6. 2026-06-09
   days on market $79,900 Active 31 DOM
7. 2026-06-08
   days on market $79,900 Active 30 DOM
8. 2026-06-07
   days on market $79,900 Active 29 DOM
9. 2026-06-04
   days on market $79,900 Active 26 DOM
10. 2026-06-03
    days on market $79,900 Active 25 DOM
11. 2026-06-02
    days on market $79,900 Active 24 DOM
12. 2026-06-01
    days on market $79,900 Active 23 DOM
13. 2026-05-31
    days on market $79,900 Active 22 DOM
14. 2026-05-09
    listed $79,900 Active
15. 1976-09-01
    soldstatus $21,200

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,012
• − Mortgage interest: −$4,476
• − Property taxes: −$1,869
• − Insurance: −$400
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$6,396
• − Depreciation: −$2,324
• Taxable income: $1,346
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $1,794/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

+276.9% since first listed

2 events — show timeline

• 2026-05-09 Listed $79,900 Beaches MLS
• 1976-09-01 Sold (Public Records) $21,200 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,869 · -0.3% YoY. Source: county tax records.