312 Hibiscus Dr · Deerfield Beach, FL 33442

$69,500

2 bd · 2.0 ba · 872 sqft · Land · 67 Days on market

Built 1969

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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 +30.0/30.0
• 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 MLS

Welcome to resort style living! Wether you are looking to stay year round or just escape the Northern Winters, Pine Tree Park is a place to get to know! Just minutes from the beaches and stores. Quiet living with many amenities including hot tub, pool, 48 boat slip marina, petanque courts, tennis courts and shuffle board courts. All furniture included (list to be provided at agreement).

Key facts

• Front porch
• Carport
• Outdoor dining area

Tags

• FULLY FURNISHED
• FRONT PORCH
• CARPORT
• OUTDOOR DINING AREA
• OUTDOOR LIVING SPACE
• STORAGE SHEDS

Property features AI

Finance

• Other: Living area listed as 872; Building area listed as 900; Property subtype: Manufactured Home; Lot is not waterfront (near marina)
• HOA & community: Senior community; Pets allowed (subject to breed, number and size restrictions); Land lease of $1,350 monthly (lease expires 2027-01-01)

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered space); Driveway; Open parking space
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Manufactured home (single wide); One story; Resale property; Faces west
• Construction: Pre-fab construction; Aluminum roof; Skirting (other)
• Exterior features: Open porch; Covered porch/patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric cooktop; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Kitchen island; Furnished
• Laundry & utility: Laundry in garage; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.0% vs local median 4.1% 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; 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,180/mo this rent would consume 49% 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 $481 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $42k; list at $70k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 3.14% ✓
• Cap rate: 27.04%
• Cash-on-cash: 74.11%
• DSCR: 4.30
• GRM: 2.7

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: 70.5%
• Equity multiple: 4.04×
• Total profit: $59,158
• Equity at exit: $10,363

10-year hold

• IRR: 73.7%
• Equity multiple: 7.49×
• Total profit: $126,371
• Equity at exit: $6,009

Cash invested: $19,460 (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: 585
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$364
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,202

Break-even live

Break-even rent $659

Max offer price $69,500

Occupancy floor 40%

Sensitivity live

Price	-10% $1,241	-5% $1,222	+0% $1,202	+5% $1,182	+10% $1,162
Rent	-10% $1,030	-5% $1,116	+0% $1,202	+5% $1,288	+10% $1,374
Rate	-1.0pp $1,237	-0.5pp $1,220	base $1,202	+0.5pp $1,184	+1.0pp $1,166

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Bougainvillea Dr Deerfield Beach, FL	2.0	1.5	600	$2,500	$4.17	25d	1	0.15mi
2004 SW Natura Blvd Unit D Deerfield Beach, FL	2.0	2.0	900	$2,500	$2.78	3d	1	0.68mi
320 NW 4th Ave Unit 1 Deerfield Beach, FL	2.0	1.0	800	$2,400	$3.00	22d	1	0.72mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	25d	1	0.74mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	25d	1	0.79mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.81mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	0.82mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	0.82mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	9d	1	0.82mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.82mi
2430 Deer Creek Country Club Blvd Unit 407-2 Deerfield Beach, FL	2.0	2.0	1050	$2,050	$1.95	6d	1	0.83mi
964 Siesta Key Blvd Apt 416 Deerfield Beach, FL	1.0	1.0	800	$1,700	$2.12	25d	1	0.85mi
2420 Deer Creek Country Club Blvd Unit 302D Deerfield Beach, FL	2.0	2.0	1050	$1,850	$1.76	25d	1	0.86mi
2400 Deer Creek Country Club Blvd Unit 608-1 Deerfield Beach, FL	2.0	2.0	1050	$2,200	$2.10	6d	1	0.87mi
2400 Deer Creek Country Club Blvd Deerfield Beach, FL	2.0	2.0	1050	$2,300	$2.19	25d	1	0.87mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	0.91mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.91mi
283 Durham Cir Unit 283 Deerfield Beach, FL	2.0	2.0	820	$3,300	$4.02	25d	1	0.94mi
2460 Deer Creek Country Club Blvd Unit 205A Deerfield Beach, FL	2.0	1.5	1050	$1,800	$1.71	25d	1	0.95mi
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$2,200	$2.26	4d	25	0.96mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	0.97mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,900	$1.78	25d	4	0.99mi
23126 Post Gardens Way Boca Raton, FL	1.0–2.0	1.0–2.0	883	$2,095	$2.37	0d	8	1.01mi
171 Deer Creek Blvd #701 Deerfield Beach, FL	2.0	2.0	1090	$4,500	$4.13	0d	1	1.06mi
660 Siesta Key Cir Deerfield Beach, FL	2.0	2.0	1070	$1,940	$1.81	25d	1	1.09mi
642 Siesta Key Cir #2824 Deerfield Beach, FL	1.0	1.0	800	$1,700	$2.12	25d	1	1.16mi
566401 Arbor Club Way Boca Raton, FL	1.0–2.0	1.0–2.0	917	$3,033	$3.31	0d	24	1.17mi
333 Farnham P Unit P Deerfield Beach, FL	2.0	1.5	828	$1,800	$2.17	22d	1	1.22mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	1.22mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	1.22mi
144 Farnham F Unit F Deerfield Beach, FL	2.0	1.5	828	$2,500	$3.02	25d	1	1.22mi
930 SW 9th Street Cir #205 Boca Raton, FL	2.0	2.0	957	$2,050	$2.14	12d	1	1.24mi
930 SW 9th Street Cir #205 Boca Raton, FL	2.0	2.0	957	$2,050	$2.14	9d	1	1.24mi
677 Trace Cir #101 Deerfield Beach, FL	2.0	2.0	887	$1,900	$2.14	25d	1	1.24mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	1.25mi
588 Trace Cir #206 Deerfield Beach, FL	2.0	2.0	1000	$2,350	$2.35	25d	1	1.33mi
588 Trace Cir Deerfield Beach, FL	2.0	2.0	943	$2,275	$2.41	12d	2	1.33mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	25d	2	1.36mi
5500 Pacific Blvd Boca Raton, FL	1.0–2.0	1.0–2.0	1063	$2,625	$2.47	0d	13	1.37mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	25d	1	1.38mi

Listing history 18 events

1. 2026-06-21
   days on market $69,500 Active 67 DOM
2. 2026-06-18
   days on market $69,500 Active 64 DOM
3. 2026-06-17
   days on market $69,500 Active 63 DOM
4. 2026-06-16
   days on market $69,500 Active 62 DOM
5. 2026-06-15
   days on market $69,500 Active 61 DOM
6. 2026-06-13
   days on market $69,500 Active 59 DOM
7. 2026-06-09
   days on market $69,500 Active 55 DOM
8. 2026-06-08
   days on market $69,500 Active 54 DOM
9. 2026-06-07
   days on market $69,500 Active 53 DOM
10. 2026-06-04
    days on market $69,500 Active 50 DOM
11. 2026-06-03
    days on market $69,500 Active 49 DOM
12. 2026-06-02
    days on market $69,500 Active 48 DOM
13. 2026-06-01
    days on market $69,500 Active 47 DOM
14. 2026-05-31
    days on market $69,500 Active 46 DOM
15. 2026-04-15
    listed $69,500 Active
16. 2020-11-03
    soldstatus $42,000 Closed 389-char remark

    Show marketing remark (389 chars)

    Welcome to resort style living! Wether you are looking to stay year round or just escape the Northern Winters, Pine Tree Park is a place to get to know! Just minutes from the beaches and stores. Quiet living with many amenities including hot tub, pool, 48 boat slip marina, petanque courts, tennis courts and shuffle board courts. All furniture included (list to be provided at agreement).

17. 2020-10-24
    historical Contingent 389-char remark

    Show marketing remark (389 chars)

    Welcome to resort style living! Wether you are looking to stay year round or just escape the Northern Winters, Pine Tree Park is a place to get to know! Just minutes from the beaches and stores. Quiet living with many amenities including hot tub, pool, 48 boat slip marina, petanque courts, tennis courts and shuffle board courts. All furniture included (list to be provided at agreement).

18. 2020-08-13
    listed $42,000 Active 389-char remark

    Show marketing remark (389 chars)

    Welcome to resort style living! Wether you are looking to stay year round or just escape the Northern Winters, Pine Tree Park is a place to get to know! Just minutes from the beaches and stores. Quiet living with many amenities including hot tub, pool, 48 boat slip marina, petanque courts, tennis courts and shuffle board courts. All furniture included (list to be provided at agreement).

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $1,528 · $127/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 X (shaded) · 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,166
• − Mortgage interest: −$3,893
• − Property taxes: −$1,528
• − Insurance: −$348
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$2,022
• Taxable income: $14,189
• Est. tax owed @ 24.0%: −$3,405
• After-tax cash flow: $11,017/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

+65.5% since first listed

4 events — show timeline

• 2026-04-15 Listed $69,500 Beaches MLS
• 2020-11-03 Sold (MLS) $42,000 Beaches MLS
• 2020-10-24 Contingent — Beaches MLS
• 2020-08-13 Listed $42,000 Beaches MLS

Property tax history

+1.3%/yr

Latest (2025): $1,528 · +39.3% YoY. Source: county tax records.