3490 Deer Creek Palladian Cir · Deerfield Beach, FL 33442

$354,900

2 bd · 2.0 ba · 1,446 sqft · Townhouse public records · 28 Days on market

Built 1988 1,292 sqft lot Est $415k · 14% under $190/mo HOA · 6% 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).

• Cash flow +14.0/30.0
• ARV discount +14.0/15.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• 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

Motivated seller! Price reduced on this beautifully maintained 2-bedroom, 2.5-bath townhouse in an unbeatable location. This spacious home features remodeled bathrooms, a modern kitchen with elegant quartz countertops, abundant natural light, and a newer A/C system for added comfort. Enjoy a functional open layout perfect for everyday living and entertaining. Ideally situated just minutes from the beach and conveniently close to Boca Raton, fine dining, shopping, and major highways including the Florida's Turnpike, Interstate 95, and the Sawgrass Expressway. Fee simple ownership with low-maintenance living in a highly desirable area.

Key facts

• Quartz countertops
• Newer a c system
• Open layout

Tags

• REMODELED BATHROOMS
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• ABUNDANT NATURAL LIGHT
• NEWER A C SYSTEM
• OPEN LAYOUT

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• Financial info: Not a land-lease property
• HOA & community: HOA with monthly fee; Monthly association fee: $190; Community amenities include pool, maintained grounds, recreation facilities and pool service; Association covers grounds maintenance, security, common areas, legal/accounting and recreation facility

Exterior

• Parking: Assigned parking and guest parking; No carport
• Security: Community security included in association services
• Utilities: Public water; Public sewer; 220 volts in kitchen; Other utilities
• Home design: Townhouse; 2 stories; Entry level: 1; Faces south; Resale condition
• Construction: CBS construction; Other roof type
• Exterior features: Covered patio and additional patio; Back yard fencing; Not waterfront; First floor entry

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Central air
• Interior features: Unfurnished; Sliding windows; Laundry closet
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $355k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (6.8% below list).
• Recommended offer: $331k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 40 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).
• At $3,308/mo this rent would consume 75% of the median local household income ($53k/yr) (locally 2169% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 28 days — a 2% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $255k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,799 (6.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $415,002
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3412 Deer Creek Palladian Cir	0.09mi	3/2.5 (+1)	1,375 (-5%)	21mo	$395,000	$287	63
3332 Deer Creek Lake Shore Dr	0.22mi	2/2.0	1,634 (+13%)	21mo	$455,000	$278	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-73,540
• Equity at exit: $52,917

10-year hold

• IRR: -26.8%
• Equity multiple: -0.09×
• Total profit: $-108,327
• Equity at exit: $30,685

Cash invested: $99,372 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,308 high
• Mortgage (P&I): −$1,861
• Tax from tax record: −$370 /mo · $4,441/yr
• Insurance: −$148
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$190
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $-108

Break-even live

Break-even rent $3,444

Max offer price $335,859

Occupancy floor 98%

Sensitivity live

Price	-10% $93	-5% $-7	+0% $-108	+5% $-208	+10% $-309
Rent	-10% $-369	-5% $-238	+0% $-108	+5% $23	+10% $154
Rate	-1.0pp $71	-0.5pp $-18	base $-108	+0.5pp $-200	+1.0pp $-293

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
699 Deer Creek Corona Way Deerfield Beach, FL	3.0	2.5	1451	$3,299	$2.27	15d	1	0.06mi
3344 Alba Cir Unit 3344 Deerfield Beach, FL	3.0	2.5	1344	$3,900	$2.90	24d	1	0.14mi
544 NW 38th Ave Deerfield Beach, FL	3.0	2.0	1616	$5,000	$3.09	24d	1	0.23mi
500 Jefferson Dr Deerfield Beach, FL	1.0–3.0	1.0–2.0	1142	$2,764	$2.42	2d	78	0.26mi
539 NW 36th Ave #539 Deerfield Beach, FL	2.0	2.0	1032	$3,300	$3.20	24d	1	0.27mi
608 Northshore Dr Unit 608 Deerfield Beach, FL	2.0	2.0	1835	$3,500	$1.91	2d	1	0.31mi
431 NW 37th Way Deerfield Beach, FL	3.0	2.0	1780	$4,900	$2.75	24d	1	0.33mi
315 NW 36th Ave Deerfield Beach, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.38mi
299 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,300	$2.36	2d	1	0.38mi
283 NW 36th Ave Deerfield Beach, FL	2.0	2.0	976	$2,500	$2.56	24d	1	0.41mi
3008 Deer Creek Lake Shore Dr Deerfield Beach, FL	2.0	2.0	1438	$2,600	$1.81	24d	1	0.48mi
4170 NW 6th St Deerfield Beach, FL	3.0	2.0	1655	$3,350	$2.02	14d	1	0.56mi
105 Deer Creek Rd #202 Deerfield Beach, FL	2.0	2.0	1120	$3,000	$2.68	24d	1	0.62mi
61 SW 34th Ave Deerfield Beach, FL	3.0	2.0	1609	$3,495	$2.17	24d	1	0.63mi
61 SW 34th Ave Deerfield Beach, FL	3.0	2.0	1609	$3,395	$2.11	2d	1	0.63mi
105 Deer Creek Rd Deerfield Beach, FL	2.0	2.0	1120	$2,700	$2.41	24d	1	0.63mi
7218 Panache Way Boca Raton, FL	3.0	2.5	1614	$3,900	$2.42	4d	1	0.63mi
7218 Panache Way Boca Raton, FL	3.0	2.5	1614	$3,900	$2.42	17d	1	0.63mi
115 SW 34th Ave Deerfield Beach, FL	3.0	2.0	1700	$3,500	$2.06	19d	1	0.66mi
6703 Via Regina Boca Raton, FL	2.0	2.0	1126	$2,700	$2.40	24d	1	0.66mi
6526 Via Regina Boca Raton, FL	2.0	2.0	1090	$2,750	$2.52	24d	1	0.66mi
6682 Via Regina Boca Raton, FL	3.0	3.0	1630	$3,350	$2.06	12d	1	0.66mi
6817 Via Regina Boca Raton, FL	3.0	2.5	1728	$4,200	$2.43	24d	1	0.66mi
6630 Via Regina Boca Raton, FL	2.0	2.0	1126	$2,500	$2.22	24d	1	0.66mi
6707 Via Regina Boca Raton, FL	2.0	2.0	1126	$4,000	$3.55	24d	1	0.66mi
6553 Via Regina Boca Raton, FL	2.0	2.0	1126	$3,500	$3.11	24d	1	0.66mi
6654 Villa Sonrisa Dr #412 Boca Raton, FL	2.0	2.0	1260	$2,650	$2.10	5d	1	0.67mi
7129 Promenade Dr #802 Boca Raton, FL	3.0	2.0	1628	$3,800	$2.33	24d	1	0.69mi
7194 Promenade Dr Boca Raton, FL	3.0	2.5	1870	$5,150	$2.75	5d	1	0.69mi
7145 Promenade Dr #702 Boca Raton, FL	3.0	2.5	1870	$4,800	$2.57	11d	1	0.69mi
2801 DC Country Club Blvd Deerfield Beach, FL	3.0	2.0	1780	$3,450	$1.94	24d	1	0.72mi
7582 Regency Lake Dr Boca Raton, FL	3.0	2.5	1595	$4,600	$2.88	15d	1	0.75mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$2,367	$2.71	2d	9	0.76mi
297 Deer Creek Blvd #1305 Deerfield Beach, FL	2.0	2.0	1176	$3,200	$2.72	11d	1	0.85mi
7644 Elmridge Dr Boca Raton, FL	2.0	2.0	1629	$3,600	$2.21	24d	1	0.87mi
7484 La Paz Blvd #101 Boca Raton, FL	3.0	3.0	1710	$4,000	$2.34	24d	1	0.90mi
7460 La Paz Blvd Boca Raton, FL	1.0–3.0	1.5–3.0	1206	$3,950	$3.28	24d	2	0.93mi
7460 La Paz Blvd Boca Raton, FL	1.0–2.0	1.5–2.0	1206	$5,000	$4.15	21d	1	0.93mi
7460 La Paz Blvd Boca Raton, FL	1.0–2.0	1.5–2.0	1206	$5,000	$4.15	1d	2	0.93mi
2460 Deer Creek Country Club Blvd Unit 205A Deerfield Beach, FL	2.0	1.5	1050	$1,800	$1.71	24d	1	0.95mi

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 25 events

1. 2026-06-18
   days on market $354,900 Active 28 DOM
2. 2026-06-17
   days on market $354,900 Active 27 DOM
3. 2026-06-16
   days on market $354,900 Active 26 DOM
4. 2026-06-15
   days on market $354,900 Active 25 DOM
5. 2026-06-13
   days on market $354,900 Active 23 DOM
6. 2026-06-09
   days on market $354,900 Active 19 DOM
7. 2026-06-08
   days on market $354,900 Active 18 DOM
8. 2026-06-07
   days on market $354,900 Active 17 DOM
9. 2026-06-04
   days on market $354,900 Active 14 DOM
10. 2026-06-03
    days on market $354,900 Active 13 DOM
11. 2026-06-02
    days on market $354,900 Active 12 DOM
12. 2026-06-01
    days on market $354,900 Active 11 DOM
13. 2026-05-31
    days on market $354,900 Active 10 DOM
14. 2026-05-21
    historical
15. 2026-05-21
    listed $354,900 Active
16. 2026-03-23
    price $357,500
17. 2025-08-17
    historical $2,600
18. 2025-07-24
    listed $2,600
19. 2025-06-09
    listed $387,900 Active
20. 2018-06-21
    soldstatus $254,900
21. 2016-04-08
    soldstatus $179,000
22. 2005-05-20
    soldstatus $205,000
23. 2003-07-10
    soldstatus $142,000
24. 2001-03-05
    soldstatus $105,000
25. 1988-12-06
    soldstatus $84,500

ⓘ 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: $4,441 · $370/mo
• Projected year-2 tax: $4,441 · $370/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,696
• − Mortgage interest: −$19,880
• − Property taxes: −$4,441
• − Insurance: −$3,599
• − Repairs & maintenance: −$3,176
• − Management: −$3,176
• − HOA: −$2,280
• − Depreciation: −$10,324
• Taxable loss: −$7,179
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $430/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

+320.0% since first listed

12 events — show timeline

• 2026-05-21 Listed $354,900 Beaches MLS
• 2026-05-21 Listing Removed — MARMLS
• 2026-03-23 Price Changed $357,500 MARMLS
• 2025-08-17 Rental Removed $2,600 MARMLS
• 2025-07-24 Listed for Rent $2,600 MARMLS
• 2025-06-09 Listed $387,900 MARMLS
• 2018-06-21 Sold (Public Records) $254,900 Public Records
• 2016-04-08 Sold (Public Records) $179,000 Public Records
• 2005-05-20 Sold (Public Records) $205,000 Public Records
• 2003-07-10 Sold (Public Records) $142,000 Public Records
• 2001-03-05 Sold (Public Records) $105,000 Public Records
• 1988-12-06 Sold (Public Records) $84,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,441 · +3.6% YoY. Source: county tax records.