4394 NW 9th Ave Unit 21-3a · Deerfield Beach, FL 33064

$160,000

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 102 Days on market

Built 1974 $480/mo HOA · 22% 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 +15.7/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a 2/2 with spacious living area and master room. Enclosed balcony, 2 heated pools. Bldg near clubhouse. Laundry room outside unit on same floor. Close to shopping, restaurants, beaches and main highways (I95 and Tpke) Vacant potential rent of $1250. Low maintenance fee is $325/mo. Includes insurance, pool, water, sewer and waste. LOCATION !! No rental restrictions. All ages, Pet friendly. Don't miss out! FAST QUICK ASSOCIATION APPROVAL!! (Identical Unit also for sale A10210002)

Key facts

• $480 HOA
• 348 parking spots
• Community pool

Property features AI

Finance

• HOA & community: HOA with monthly fee of 480; HOA includes maintenance of structure and common areas; Association amenities: Fitness Center, Pool, Sauna, Security; Pets allowed (size limits apply)

Exterior

• Parking: Assigned parking (total 348 spaces)
• Security: Security patrol; Building association security
• Utilities: Has heating and cooling
• Home design: Condominium; 3-story building; Resale condition
• Construction: Block construction
• Exterior features: Not waterfront; Security patrol

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-81 ($-977/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• 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: 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 595 active listings in the ZIP; 40 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 37% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 102 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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 $70k; list at $160k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 22% 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 $145,600 (9.0% 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 102 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
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: 1.37% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 6.1

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: -21.9%
• Equity multiple: 0.26×
• Total profit: $-33,363
• Equity at exit: $23,857

10-year hold

• IRR: -20.8%
• Equity multiple: 0.00×
• Total profit: $-44,707
• Equity at exit: $13,834

Cash invested: $44,800 (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: 595
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$839
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$67
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$480
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-81

Break-even live

Break-even rent $2,289

Max offer price $145,616

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-36	+0% $-81	+5% $-127	+10% $-172
Rent	-10% $-254	-5% $-168	+0% $-81	+5% $5	+10% $91
Rate	-1.0pp $-1	-0.5pp $-41	base $-81	+0.5pp $-123	+1.0pp $-165

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	26d	1	0.02mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	26d	1	0.02mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,940	$1.95	17d	2	0.02mi
4344 NW 9th Ave Unit 10-2B Pompano Beach, FL	2.0	2.0	1290	$1,730	$1.34	26d	1	0.02mi
4304 NW 9th Ave Unit 2-2D Pompano Beach, FL	2.0	2.0	1040	$1,750	$1.68	17d	1	0.03mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	26d	1	0.07mi
4321 NW 9th Ave #204 Deerfield Beach, FL	2.0	2.0	1360	$2,350	$1.73	9d	1	0.14mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	24d	1	0.17mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	26d	1	0.19mi
806 NW 41st Ct Deerfield Beach, FL	2.0	3.0	1416	$2,995	$2.12	0d	1	0.20mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	21d	1	0.20mi
4329 Veleiros Ave Pompano Beach, FL	3.0	2.5	1479	$3,499	$2.37	26d	1	0.23mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	12d	1	0.23mi
4053 Eastridge Dr Deerfield Beach, FL	3.0	2.5	1478	$3,300	$2.23	26d	1	0.24mi
1001 NW 45th St #6 Deerfield Beach, FL	2.0	2.0	850	$2,200	$2.59	17d	1	0.25mi
4061 NW 9th Ave #206 Deerfield Beach, FL	2.0	2.0	800	$1,900	$2.38	26d	1	0.26mi
624 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,100	$2.65	17d	1	0.28mi
616 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,495	$3.15	7d	1	0.29mi
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	26d	1	0.29mi
351 NW 42nd Ct Apt 205 Pompano Beach, FL	2.0	1.0	800	$1,899	$2.37	17d	1	0.32mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	26d	1	0.33mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	26d	1	0.34mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	26d	1	0.36mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	3d	1	0.36mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	17d	1	0.37mi
631 Cypress Lake Blvd Unit O17 Deerfield Beach, FL	2.0	2.0	807	$2,100	$2.60	26d	1	0.37mi
631 Cypress Lake Blvd Unit P17 Deerfield Beach, FL	2.0	2.0	807	$1,950	$2.42	14d	1	0.37mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	26d	1	0.37mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	14d	1	0.40mi
800 Cypress Park Way Unit M Pompano Beach, FL	2.0	2.0	807	$2,000	$2.48	4d	1	0.40mi
800 Cypress Park Way Unit F1 Deerfield Beach, FL	2.0	2.0	807	$2,000	$2.48	26d	1	0.40mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	26d	1	0.41mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	17d	1	0.41mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1380	$2,670	$1.93	26d	1	0.43mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1132	$2,450	$2.16	16d	1	0.43mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	26d	1	0.45mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	17d	1	0.45mi
840 Cypress Park Way Unit N3 Deerfield Beach, FL	2.0	2.0	807	$1,950	$2.42	1d	1	0.46mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	17d	1	0.48mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	26d	1	0.49mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: watersewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $160,000 Active 102 DOM
2. 2026-06-18
   days on market $160,000 Active 99 DOM
3. 2026-06-17
   days on market $160,000 Active 98 DOM
4. 2026-06-16
   days on market $160,000 Active 97 DOM
5. 2026-06-15
   days on market $160,000 Active 96 DOM
6. 2026-06-13
   days on market $160,000 Active 94 DOM
7. 2026-06-09
   days on market $160,000 Active 90 DOM
8. 2026-06-07
   days on market $160,000 Active 88 DOM
9. 2026-06-04
   days on market $160,000 Active 85 DOM
10. 2026-06-03
    days on market $160,000 Active 84 DOM
11. 2026-06-02
    days on market $160,000 Active 83 DOM
12. 2026-06-01
    days on market $160,000 Active 82 DOM
13. 2026-05-31
    days on market $160,000 Active 81 DOM
14. 2025-12-05
    listed $160,000 Active
15. 2017-03-31
    soldstatus $70,000 Sold 507-char remark

    Show marketing remark (507 chars)

    Great opportunity to own a 2/2 with spacious living area and master room. Enclosed balcony, 2 heated pools. Bldg near clubhouse. Laundry room outside unit on same floor. Close to shopping, restaurants, beaches and main highways (I95 and Tpke) Vacant potential rent of $1250. Low maintenance fee is $325/mo. Includes insurance, pool, water, sewer and waste. LOCATION !! No rental restrictions. All ages, Pet friendly. Don't miss out! FAST QUICK ASSOCIATION APPROVAL!! (Identical Unit also for sale A10210002)

16. 2017-02-28
    soldstatus $70,000
17. 2017-02-15
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Great opportunity to own a 2/2 with spacious living area and master room. Enclosed balcony, 2 heated pools. Bldg near clubhouse. Laundry room outside unit on same floor. Close to shopping, restaurants, beaches and main highways (I95 and Tpke) Vacant potential rent of $1250. Low maintenance fee is $325/mo. Includes insurance, pool, water, sewer and waste. LOCATION !! No rental restrictions. All ages, Pet friendly. Don't miss out! FAST QUICK ASSOCIATION APPROVAL!! (Identical Unit also for sale A10210002)

18. 2017-01-19
    listed $85,000 Active 507-char remark

    Show marketing remark (507 chars)

    Great opportunity to own a 2/2 with spacious living area and master room. Enclosed balcony, 2 heated pools. Bldg near clubhouse. Laundry room outside unit on same floor. Close to shopping, restaurants, beaches and main highways (I95 and Tpke) Vacant potential rent of $1250. Low maintenance fee is $325/mo. Includes insurance, pool, water, sewer and waste. LOCATION !! No rental restrictions. All ages, Pet friendly. Don't miss out! FAST QUICK ASSOCIATION APPROVAL!! (Identical Unit also for sale A10210002)

19. 1999-06-22
    soldstatus $47,000
20. 1988-02-23
    soldstatus $46,000
21. 1983-08-01
    soldstatus $47,500

ⓘ 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: $3,242 · $270/mo
• Projected year-2 tax: $3,242 · $270/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 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: $26,226
• − Mortgage interest: −$8,962
• − Property taxes: −$3,242
• − Insurance: −$2,624
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$5,760
• − Depreciation: −$4,655
• Taxable loss: −$3,214
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $-206/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): 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

+236.8% since first listed

8 events — show timeline

• 2025-12-05 Listed $160,000 Beaches MLS
• 2017-03-31 Sold (MLS) $70,000 MARMLS
• 2017-02-28 Sold (Public Records) $70,000 Public Records
• 2017-02-15 Pending — MARMLS
• 2017-01-19 Listed $85,000 MARMLS
• 1999-06-22 Sold (Public Records) $47,000 Public Records
• 1988-02-23 Sold (Public Records) $46,000 Public Records
• 1983-08-01 Sold (Public Records) $47,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,242 · +6.4% YoY. Source: county tax records.