4334 NW 9th Ave Unit 7-2F · Deerfield Beach, FL 33064

$139,999

1 bd · 1.5 ba · 695 sqft · Condo · 38 Days on market

Built 1974 Good condition $365/mo HOA · 21% of rent

---

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 +15.5/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey and great location in this 1 bedroom, 1.5 bath. The kitchen has been beautifully renovated, with quartz countertops, new backsplash, wooden cabinets and ss appliances. Dining and living room area combined. New vinyl waterproof flooring and ceramic. Very spacious bedroom and large walk in closet, new vanity just installed. Newer AC and water heater, freshly painted. Screened in patio faces clubhouse. Amenities include a community pool, clubhouse, fitness center; also one assigned parking space, plenty of guest parking, one storage area, elevator. Close to restaurants, shopping and more. Perfect for someone looking to stop paying rent and start building equity, or as an investment opp

Key facts

• Quartz countertops
• Wooden cabinets
• Ss appliances

Tags

• BEAUTIFULLY RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• NEW BACKSPLASH
• WOODEN CABINETS
• SS APPLIANCES
• NEW VINYL WATERPROOF FLOORING

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee of $365; Association amenities: clubhouse, elevators, fitness center, laundry, pool; Association fee covers: amenities, common areas, insurance, structure maintenance, pool(s), roof, sewer, trash, water

Exterior

• Parking: Guest parking; One assigned space
• Security: Security guard
• Utilities: Central water and sewer (included in association); Electric service
• Home design: Condo/Apartment (attached property); 4-story building; Updated/remodeled; Second-floor entry
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Screened porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Exterior lighting
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $126k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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 rising (+1.8%/yr); 591 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($136k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 21% of rent.
• 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,097 (9.9% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.26% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-30,644
• Equity at exit: $20,874

10-year hold

• IRR: -22.9%
• Equity multiple: -0.07×
• Total profit: $-41,901
• Equity at exit: $12,105

Cash invested: $39,200 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$365
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-96

Break-even live

Break-even rent $1,879

Max offer price $126,097

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,900	$1.91	15d	2	0.02mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	0.19mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	19d	1	0.42mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	12d	1	0.45mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	0.56mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.70mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.74mi
341 NW 35th Ct Unit 1 Pompano Beach, FL	—	1.0	655	$1,300	$1.98	24d	1	0.75mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$1,982	$2.81	2d	16	0.82mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	1.02mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	1.02mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	1.17mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	1.46mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: waterpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $139,999 Active 38 DOM
2. 2026-06-17
   days on market $139,999 Active 37 DOM
3. 2026-06-16
   days on market $139,999 Active 36 DOM
4. 2026-06-15
   days on market $139,999 Active 35 DOM
5. 2026-06-13
   days on market $139,999 Active 33 DOM
6. 2026-06-09
   days on market $139,999 Active 29 DOM
7. 2026-06-08
   days on market $139,999 Active 28 DOM
8. 2026-06-07
   days on market $139,999 Active 27 DOM
9. 2026-06-04
   days on market $139,999 Active 24 DOM
10. 2026-06-03
    days on market $139,999 Active 23 DOM
11. 2026-06-02
    days on market $139,999 Active 22 DOM
12. 2026-06-01
    days on market $139,999 Active 21 DOM
13. 2026-05-31
    days on market $139,999 Active 20 DOM
14. 2026-05-11
    historical
15. 2026-05-11
    listed $139,999 Active
16. 2026-02-20
    price $145,000
17. 2025-07-08
    price $134,999
18. 2025-05-20
    listed $150,000 Active
19. 2025-05-06
    historical $1,500
20. 2025-04-26
    listed $1,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,091
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$2,524
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$4,380
• − Depreciation: −$4,073
• Taxable loss: −$3,203
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $-384/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 · 12 photos

Good 75/100 Cosmetic rehab

This turnkey condo is in excellent condition with recent renovations, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping around the patio — Improves curb appeal and enhances property value
• Both Upgrading window treatments — Enhances curb appeal and value
• Both Adding a smart thermostat — Improves energy efficiency and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping around the patio — Improves curb appeal and enhances property value ↑
• Both Upgrading window treatments — Enhances curb appeal and value ↑
• Both Adding a smart thermostat — Improves energy efficiency and adds modern 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): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+9233.3% since first listed

7 events — show timeline

• 2026-05-11 Listed $139,999 MARMLS
• 2026-05-11 Listing Removed — MARMLS
• 2026-02-20 Price Changed $145,000 MARMLS
• 2025-07-08 Price Changed $134,999 MARMLS
• 2025-05-20 Listed $150,000 MARMLS
• 2025-05-06 Rental Removed $1,500 MARMLS
• 2025-04-26 Listed for Rent $1,500 MARMLS