608 SW Natura Blvd #311 · Deerfield Beach, FL 33441

$120,000

2 bd · 2.0 ba · 1,272 sqft · Condo public records · 552 Days on market

Built 1975 $336/mo HOA · 14% of rent

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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 +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MUST BE OVER 55 YEARS OLD. Excellent opportunity to own a 2 bedroom condo in Natura. Freshly painted. Tile floors. Large enclosed patio with a beautiful garden view and partial water views. Unit is located on the top building floor (third floor) and is accessible by stairs or elevators. Common laundry room located on each floor of the building. Assigned parking spot. Very quiet community with many amenities available to the residents. A new roof has recently been installed. Association requires a $2,500 capital contribution fee + $150 transfer fee at closing from Buyer. 3 year rental restriction then unit can be rented 90 to 365 days once a year. Close to the beach, shopping, restaurants, a

Key facts

• $336 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, laundry, grounds maintenance, structural maintenance, parking, pool(s), sewer, trash and water; Association amenities include clubhouse, elevators, hobby room, laundry and pool; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Water included in association; Sewer included in association; Trash included in association; Power: electric
• Home design: Attached property; 3 stories; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Patio; Exterior lighting; Association pool; Waterfront location

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level; Third-floor entry
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Unfurnished; Third-floor entry; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 (+2.2%/yr); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,476/mo this rent would consume 51% of the median local household income ($59k/yr) (locally 2148% 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 $830 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 552 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask is 7900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; list at $120k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 552 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.06% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.94%
• DSCR: 2.11
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.69×
• Total profit: $23,284
• Equity at exit: $17,892

10-year hold

• IRR: 25.2%
• Equity multiple: 3.10×
• Total profit: $70,495
• Equity at exit: $10,375

Cash invested: $33,600 (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 33441

• Rents YoY: 2.2%
• Active inventory: 297
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$629
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$50
• HOA: −$336
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $698

Break-even live

Break-even rent $1,592

Max offer price $120,000

Occupancy floor 67%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Siesta Key Blvd Deerfield Beach, FL	1.0–2.0	1.0–2.0	975	$2,200	$2.26	2d	25	0.11mi
920 Rich Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	1068	$1,900	$1.78	24d	4	0.17mi
3123 SW Natura Ave Deerfield Beach, FL	2.0	1.5	1238	$2,200	$1.78	24d	1	0.23mi
2528 SW Natura Blvd Deerfield Beach, FL	2.0	2.0	1130	$2,500	$2.21	21d	1	0.27mi
2528 SW Natura Blvd Deerfield Beach, FL	2.0	2.0	1130	$2,500	$2.21	7d	1	0.27mi
2613 SW Natura Ave Deerfield Beach, FL	2.0	2.0	1216	$3,000	$2.47	10d	1	0.30mi
660 Siesta Key Cir Deerfield Beach, FL	2.0	2.0	1070	$1,940	$1.81	24d	1	0.31mi
2004 SW Natura Blvd Unit D Deerfield Beach, FL	2.0	2.0	900	$2,500	$2.78	1d	1	0.34mi
677 Trace Cir #101 Deerfield Beach, FL	2.0	2.0	887	$1,900	$2.14	24d	1	0.37mi
588 Trace Cir #206 Deerfield Beach, FL	2.0	2.0	1000	$2,350	$2.35	24d	1	0.46mi
588 Trace Cir Deerfield Beach, FL	2.0	2.0	943	$2,275	$2.41	10d	2	0.46mi
67 SW 12th Ave Deerfield Beach, FL	2.0	2.0	1242	$3,089	$2.49	15d	1	0.53mi
521 SW 11th Dr Deerfield Beach, FL	3.0	2.0	1298	$2,950	$2.27	21d	1	0.63mi
405 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	24d	1	0.75mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$2,095	$2.35	1d	1	0.81mi
401 SW 13th Pl Deerfield Beach, FL	3.0	1.5	892	$1,995	$2.24	24d	1	0.81mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,800	$2.71	5d	1	0.81mi
733 SE 1st Way #109 Deerfield Beach, FL	2.0	2.0	1033	$2,850	$2.76	14d	1	0.81mi
349 NW 3rd St Deerfield Beach, FL	3.0	1.0	1200	$2,800	$2.33	24d	1	0.81mi
349 NW 3rd St Deerfield Beach, FL	3.0	1.0	1280	$2,800	$2.19	21d	1	0.81mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	24d	1	0.83mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.5–2.0	885	$2,100	$2.37	7d	2	0.83mi
791 SE 1st Way #74 Deerfield Beach, FL	2.0	2.5	1070	$2,300	$2.15	17d	1	0.83mi
737 SE 1st Way #302 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	24d	1	0.83mi
1335 S Dixie Hwy #404 Deerfield Beach, FL	3.0	1.5	892	$2,050	$2.30	24d	1	0.83mi
146 SE 5th Ct Deerfield Beach, FL	3.0	2.5	1532	$3,250	$2.12	24d	1	0.86mi
358 SE 1st Dr Unit 358 Deerfield Beach, FL	3.0	2.5	1572	$2,750	$1.75	24d	1	0.91mi
170 SE 7th St #301 Deerfield Beach, FL	2.0	2.0	1150	$2,200	$1.91	7d	1	0.91mi
110 SE 7th St Deerfield Beach, FL	2.0	2.0	1200	$1,950	$1.62	24d	1	0.91mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,500	$2.23	24d	1	0.94mi
358 SE 1st Way Deerfield Beach, FL	3.0	2.5	1572	$3,495	$2.22	18d	1	0.94mi
223 SW 14th Pl Deerfield Beach, FL	3.0	2.0	1550	$2,950	$1.90	4d	1	0.96mi
959 SE 2nd Ave #204 Deerfield Beach, FL	2.0	2.0	1000	$2,000	$2.00	14d	1	0.98mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	24d	1	0.98mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	24d	2	0.98mi
5350 NE 5th Ter Pompano Beach, FL	2.0	1.0	950	$1,900	$2.00	24d	1	0.99mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	20d	1	1.00mi
959 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	900	$2,000	$2.22	16d	2	1.01mi
341 SW 15th St Deerfield Beach, FL	2.0	1.0	1111	$3,000	$2.70	24d	1	1.01mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	10d	2	1.02mi

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   price $120,000
3. 2026-01-21
   price $130,000
4. 2025-10-30
   price $145,000
5. 2025-09-15
   price $160,000
6. 2025-07-16
   historical $1,500
7. 2025-06-24
   listed $1,500
8. 2024-11-13
   listed $170,000 Active
9. 2012-03-20
   soldstatus $52,500
10. 2009-06-24
    soldstatus $60,000
11. 2009-03-24
    historical
12. 2008-12-20
    listed $75,000
13. 2003-04-21
    soldstatus $57,500
14. 1984-06-01
    soldstatus $49,900
15. 1979-07-01
    soldstatus $38,800

ⓘ 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: $2,909 · $242/mo
• Projected year-2 tax: $2,909 · $242/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: $29,713
• − Mortgage interest: −$6,722
• − Property taxes: −$2,909
• − Insurance: −$600
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − HOA: −$4,032
• − Depreciation: −$3,491
• Taxable income: $7,205
• Est. tax owed @ 24.0%: −$1,729
• After-tax cash flow: $6,651/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): 30,153
• Household income: $58,594
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 2148.0

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 0.71)
• Race & ethnicity: White 39% Black 33% Hispanic / Latino 17% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 11% Estonian 5% Romanian 3%
• Foreign-born: 29% · Canada, Jamaica, Guatemala
• Languages at home: 65% English-only · Spanish 13% French/Haitian/Cajun 11% Other Indo-European 9%

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: ▼ -353.25%
• Current HPI: 404.3829
• Rent YoY: ▲ 2.17%
• 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

+209.3% since first listed

15 events — show timeline

• 2026-05-19 Pending — MARMLS
• 2026-05-14 Price Changed $120,000 MARMLS
• 2026-01-21 Price Changed $130,000 MARMLS
• 2025-10-30 Price Changed $145,000 MARMLS
• 2025-09-15 Price Changed $160,000 MARMLS
• 2025-07-16 Rental Removed $1,500 MARMLS
• 2025-06-24 Listed for Rent $1,500 MARMLS
• 2024-11-13 Listed $170,000 MARMLS
• 2012-03-20 Sold (Public Records) $52,500 Public Records
• 2009-06-24 Sold (Public Records) $60,000 Public Records
• 2009-03-24 Listing Removed — Beaches MLS
• 2008-12-20 Listed $75,000 Beaches MLS
• 2003-04-21 Sold (Public Records) $57,500 Public Records
• 1984-06-01 Sold (Public Records) $49,900 Public Records
• 1979-07-01 Sold (Public Records) $38,800 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,909 · +10.2% YoY. Source: county tax records.