1266 S Military Trl #575 · Deerfield Beach, FL 33442

$145,000

1 bd · 1.0 ba · 900 sqft · Condo public records · 85 Days on market

Built 1983 $760/mo HOA · 36% 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).

• 1% rule +9.7/10.0
• Cash flow +8.5/30.0
• 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
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Ideal Location! Best value in this all-ages gated community with beautiful lake views from the 7th floor. Enjoy peaceful water views from your screened balcony in this light and bright condo featuring a brand new refrigerator and dishwasher. Spacious layout with open living and dining areas filled with natural light, eat-in kitchen, large bedroom with walk-in closet, updated bathroom, and in-unit laundry with full-size washer & dryer. Just minutes to Sawgrass Expwy, Turnpike, I-95, shopping, dining, and only 10 minutes to the beach. Great amenities include clubhouse, fitness room, pool, and spa. Exterior insurance and water included. Publix and shopping conveniently

Key facts

• Screened patio
• Gated community
• Lake views

Tags

• LAKE VIEWS
• SCREENED PATIO
• GATED COMMUNITY
• UPDATED BATHROOM
• LAUNDRY ROOM
• NEW ELEVATOR

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Association: Skyline Management; Monthly HOA fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, and lobby; HOA fee covers insurance, grounds and structure maintenance, water, common areas, elevator, roof repairs, and recreation facilities

Exterior

• Parking: Assigned parking (1 space)
• Security: Security fence; Security system
• Utilities: Public water; Water service available
• Home design: Condominium; Resale; 8-story building; Faces west
• Construction: Block construction
• Exterior features: Fenced; West of US-1 road frontage; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Screened porch
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (15.5% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $123k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.2% in Deerfield Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Park Ridge Elementary School (math 26% / reading 24%, grade F, #2,030 of 2,144 statewide, top 95%, 577 students, 79% 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) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 586 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 85 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,571 (15.5% 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 85 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.47% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 5.7

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: -28.6%
• Equity multiple: 0.09×
• Total profit: $-37,087
• Equity at exit: $21,620

10-year hold

• IRR: -70.5%
• Equity multiple: -0.57×
• Total profit: $-63,919
• Equity at exit: $12,537

Cash invested: $40,600 (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 33442

• Rents YoY: 0.1%
• Active inventory: 586
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$760
• Tax from tax record: −$226 /mo · $2,715/yr
• Insurance: −$60
• HOA: −$760
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-127

Break-even live

Break-even rent $2,287

Max offer price $122,571

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,300	$2.19	22d	2	0.02mi
1272 S Military Trl #313 Deerfield Beach, FL	2.0	2.0	900	$2,390	$2.66	22d	1	0.07mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	24d	1	0.12mi
1250 S Military Trl #1612 Deerfield Beach, FL	2.0	1.5	1035	$2,500	$2.42	5d	1	0.12mi
1244 S Military Trl #724 Deerfield Beach, FL	2.0	1.5	916	$1,950	$2.13	14d	1	0.12mi
2355 SW 15th St Deerfield Beach, FL	2.0	2.0	1100	$2,098	$1.91	24d	2	0.18mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	24d	1	0.18mi
1230 S Military Trl #2014 Deerfield Beach, FL	2.0	2.0	937	$2,400	$2.56	16d	1	0.18mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,250	$2.01	24d	2	0.36mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	24d	1	0.42mi
3042 Harwood E Unit 3042 Deerfield Beach, FL	2.0	2.0	860	$3,000	$3.49	24d	1	0.42mi
144 Farnham F Unit F Deerfield Beach, FL	2.0	1.5	828	$2,500	$3.02	24d	1	0.44mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	24d	1	0.44mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	24d	1	0.44mi
333 Farnham P Unit P Deerfield Beach, FL	2.0	1.5	828	$1,800	$2.17	20d	1	0.44mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	24d	1	0.61mi
660 Cypress Club Way Unit L11 Deerfield Beach, FL	1.0	1.0	605	$1,625	$2.69	12d	1	0.67mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	24d	1	0.68mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	24d	1	0.68mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	18d	1	0.69mi
124 Oakridge I #124 Deerfield Beach, FL	2.0	1.5	820	$1,700	$2.07	4d	1	0.70mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	24d	1	0.70mi
800 Cypress Park Way Unit M Pompano Beach, FL	2.0	2.0	807	$2,000	$2.48	2d	1	0.70mi
800 Cypress Park Way Unit F1 Deerfield Beach, FL	2.0	2.0	807	$2,000	$2.48	24d	1	0.70mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	24d	1	0.74mi
631 Cypress Lake Blvd Unit O17 Deerfield Beach, FL	2.0	2.0	807	$2,100	$2.60	24d	1	0.75mi
631 Cypress Lake Blvd Unit P17 Deerfield Beach, FL	2.0	2.0	807	$1,950	$2.42	12d	1	0.75mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	24d	1	0.75mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	24d	1	0.78mi
316 Markham Cres Deerfield Beach, FL	2.0	1.5	820	$1,800	$2.20	24d	1	0.79mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	24d	1	0.83mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	3d	1	0.83mi
624 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,100	$2.65	15d	1	0.84mi
616 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,495	$3.15	4d	1	0.84mi
193 Newport Ct #193 Deerfield Beach, FL	2.0	1.5	820	$2,200	$2.68	24d	1	0.86mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	24d	1	0.87mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	24d	1	0.88mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	24d	1	0.91mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	24d	1	0.91mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	24d	1	0.96mi

HOA detail condo

• Monthly dues: $760 · $9,120/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-07
   status $145,000 Pending 85 DOM
2. 2026-06-04
   days on market $145,000 Active 85 DOM
3. 2026-06-03
   days on market $145,000 Active 84 DOM
4. 2026-06-02
   days on market $145,000 Active 83 DOM
5. 2026-06-01
   days on market $145,000 Active 82 DOM
6. 2026-05-31
   days on market $145,000 Active 81 DOM
7. 2026-05-18
   price $145,000
8. 2026-02-23
   listed $160,000 Active
9. 2025-03-31
   historical
10. 2025-03-19
    price $225,000
11. 2025-02-13
    price $230,000
12. 2025-01-22
    listed $235,000 Active
13. 2025-01-20
    historical
14. 2024-08-22
    listed $260,987 Active
15. 2021-03-11
    soldstatus $120,000 Closed
16. 2021-03-11
    soldstatus $115,000
17. 2021-01-27
    historical Active Under Contract
18. 2021-01-18
    listed $120,000 Active
19. 2020-10-21
    status Pending
20. 2020-10-20
    historical
21. 2020-10-03
    status Active
22. 2020-09-30
    historical
23. 2020-08-22
    listed $119,000 Active
24. 2020-08-08
    historical
25. 2020-05-08
    listed $119,000 Active
26. 2019-02-14
    historical
27. 2018-12-05
    price $129,900
28. 2018-09-27
    listed $139,900 Active
29. 2018-06-22
    historical
30. 2018-06-13
    listed $122,500 Active
31. 2010-02-24
    historical
32. 2009-08-29
    listed $45,000
33. 2002-03-18
    soldstatus $75,000
34. 1998-03-05
    soldstatus $43,000
35. 1991-05-09
    soldstatus $46,000
36. 1991-05-01
    soldstatus $46,000

ⓘ 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: $2,715 · $226/mo
• Projected year-2 tax: $2,715 · $226/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $25,520
• − Mortgage interest: −$8,122
• − Property taxes: −$2,715
• − Insurance: −$725
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − HOA: −$9,120
• − Depreciation: −$4,218
• Taxable loss: −$3,463
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $-692/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

+215.2% since first listed

30 events — show timeline

• 2026-05-18 Price Changed $145,000 Beaches MLS
• 2026-02-23 Listed $160,000 Beaches MLS
• 2025-03-31 Listing Removed — Beaches MLS
• 2025-03-19 Price Changed $225,000 Beaches MLS
• 2025-02-13 Price Changed $230,000 Beaches MLS
• 2025-01-22 Listed $235,000 Beaches MLS
• 2025-01-20 Listing Removed — Beaches MLS
• 2024-08-22 Listed $260,987 Beaches MLS
• 2021-03-11 Sold (Public Records) $115,000 Public Records
• 2021-03-11 Sold (MLS) $120,000 Beaches MLS
• 2021-01-27 Contingent — Beaches MLS
• 2021-01-18 Listed $120,000 Beaches MLS
• 2020-10-21 Pending — MARMLS
• 2020-10-20 Listing Removed — MARMLS
• 2020-10-03 Relisted — MARMLS
• 2020-09-30 Listing Removed — MARMLS
• 2020-08-22 Listed $119,000 MARMLS
• 2020-08-08 Listing Removed — MARMLS
• 2020-05-08 Listed $119,000 MARMLS
• 2019-02-14 Listing Removed — MARMLS
• 2018-12-05 Price Changed $129,900 MARMLS
• 2018-09-27 Listed $139,900 MARMLS
• 2018-06-22 Listing Removed — Beaches MLS
• 2018-06-13 Listed $122,500 Beaches MLS
• 2010-02-24 Listing Removed — Beaches MLS
• 2009-08-29 Listed $45,000 Beaches MLS
• 2002-03-18 Sold (Public Records) $75,000 Public Records
• 1998-03-05 Sold (Public Records) $43,000 Public Records
• 1991-05-09 Sold (Public Records) $46,000 Public Records
• 1991-05-01 Sold (Public Records) $46,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,715 · +5.7% YoY. Source: county tax records.