4354 NW 9th Ave Unit 12-1C · Deerfield Beach, FL 33064

$145,000

2 bd · 2.0 ba · 1,290 sqft · Condo public records · 161 Days on market

Built 1974 $544/mo HOA · 23% of rent

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Why this score? — see what drove the C 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 +21.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

2/2 GROUND FLOOR UNIT WITH SPACIOUS FLOOR PLAN, ALL TILE FLOORS & SCREENED IN PATIO. LAUNDRY ROOM ON EACH FLOOR IN THE BUILDING. COMMUNITY WITH CLUBHOUSE AND POOL. CLOSE TO MAJOR ROADS & HIGHWAYS, DINING AND SHOPPING. FAST ASSOCIATION APPROVAL. NEED PROOF OF FUNDS AND ADVANCE SCHEDULE SHOWING SINCE IT IS TENANT OCCUPIED AT $1,775 TILL DECEMBER 2026

Key facts

• Ground floor unit
• Community with pool
• Laundry room

Tags

• GROUND FLOOR UNIT
• SPACIOUS FLOOR PLAN
• SCREENED IN PATIO
• LAUNDRY ROOM
• COMMUNITY WITH CLUBHOUSE
• COMMUNITY WITH POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $544; Association fee covers structure maintenance; Community clubhouse

Exterior

• Security: Phone entry; Smoke detectors
• Utilities: Has heating; Has cooling
• Home design: Attached property; 3 stories; First floor entry
• Construction: Block construction; Effective year built
• Exterior features: No exterior amenities listed

Interior

• Kitchen: Dishwasher; Electric range; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Bedroom on main level; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $63 ($759/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $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 161 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask has dropped $22k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $145k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 23% 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.64% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 5.1

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-21,889
• Equity at exit: $21,620

10-year hold

• IRR: -10.4%
• Equity multiple: 0.42×
• Total profit: $-23,520
• 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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$760
• Tax from tax record: −$298 /mo · $3,579/yr
• Insurance: −$60
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$544
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $63

Break-even live

Break-even rent $2,298

Max offer price $145,000

Occupancy floor 92%

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
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	24d	1	0.02mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.02mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,940	$1.95	15d	2	0.02mi
4344 NW 9th Ave Unit 10-2B Pompano Beach, FL	2.0	2.0	1290	$1,730	$1.34	24d	1	0.02mi
4304 NW 9th Ave Unit 2-2D Pompano Beach, FL	2.0	2.0	1040	$1,750	$1.68	15d	1	0.03mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	24d	1	0.07mi
4321 NW 9th Ave #204 Deerfield Beach, FL	2.0	2.0	1360	$2,350	$1.73	8d	1	0.14mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	22d	1	0.17mi
4362 Veleiros Ave Pompano Beach, FL	3.0	2.5	1628	$3,700	$2.27	24d	1	0.18mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	19d	1	0.20mi
4329 Veleiros Ave Pompano Beach, FL	3.0	2.5	1479	$3,499	$2.37	24d	1	0.23mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	10d	1	0.23mi
4053 Eastridge Dr Deerfield Beach, FL	3.0	2.5	1478	$3,300	$2.23	24d	1	0.24mi
1067 Rio Ct Unit 1067 Lighthouse Point, FL	3.0	2.5	1622	$3,800	$2.34	24d	1	0.28mi
4317 Lago Dr Unit 4317 Lighthouse Point, FL	3.0	2.5	1830	$3,750	$2.05	24d	1	0.29mi
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	24d	1	0.29mi
551 NW 46th St Deerfield Beach, FL	2.0	2.0	952	$2,485	$2.61	24d	1	0.34mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,300	$2.36	24d	1	0.36mi
661 Cypress Lake Blvd Unit I20 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	1d	1	0.36mi
1221 NW 44th St Deerfield Beach, FL	3.0	2.0	1624	$3,100	$1.91	8d	1	0.37mi
671 Cypress Lake Blvd Unit D21 Deerfield Beach, FL	3.0	2.0	974	$2,250	$2.31	12d	1	0.40mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	24d	1	0.41mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	15d	1	0.41mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1380	$2,670	$1.93	24d	1	0.43mi
887 Crystal Lake Dr Deerfield Beach, FL	2.0	1.5	1132	$2,450	$2.16	14d	1	0.43mi
640 Cypress Club Way Unit G Pompano Beach, FL	2.0	2.0	891	$1,950	$2.19	24d	1	0.45mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	0.45mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	0.48mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	24d	1	0.49mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	5d	1	0.49mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	0.49mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	0.50mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	24d	1	0.52mi
1040 Crystal Lake Dr #2 Deerfield Beach, FL	2.0	2.0	1550	$2,000	$1.29	15d	1	0.52mi
1947 Discovery Cir E Deerfield Beach, FL	2.0	2.0	1126	$2,450	$2.18	24d	1	0.53mi
2173 Discovery Cir W Deerfield Beach, FL	2.0	2.0	1126	$2,950	$2.62	3d	1	0.54mi
3808 Crystal Lake Dr Pompano Beach, FL	3.0	2.0	1242	$2,830	$2.28	24d	1	0.56mi
2149 Discovery Cir W Unit 1 Deerfield Beach, FL	2.0	2.5	1300	$2,850	$2.19	22d	1	0.56mi
4020 Crystal Lake Dr #209 Deerfield Beach, FL	2.0	2.0	1380	$2,350	$1.70	24d	1	0.57mi
4040 Crystal Lake Dr #101 Deerfield Beach, FL	2.0	2.0	1380	$2,350	$1.70	8d	1	0.58mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $145,000 Active 161 DOM
2. 2026-06-17
   days on market $145,000 Active 160 DOM
3. 2026-06-16
   days on market $145,000 Active 159 DOM
4. 2026-06-15
   days on market $145,000 Active 158 DOM
5. 2026-06-13
   pricedays on market $145,000 Active 156 DOM
6. 2026-06-09
   days on market $149,000 Active 152 DOM
7. 2026-06-07
   days on market $149,000 Active 150 DOM
8. 2026-06-04
   days on market $149,000 Active 147 DOM
9. 2026-06-03
   days on market $149,000 Active 146 DOM
10. 2026-06-02
    days on market $149,000 Active 145 DOM
11. 2026-06-01
    days on market $149,000 Active 144 DOM
12. 2026-05-31
    days on market $149,000 Active 143 DOM
13. 2026-05-08
    status Active
14. 2026-05-07
    price $149,000
15. 2026-03-30
    price $153,000
16. 2026-01-28
    price $155,000
17. 2026-01-26
    price $160,000
18. 2026-01-08
    listed $166,900 Active
19. 2026-01-08
    historical
20. 2025-12-12
    historical $1,775
21. 2025-12-08
    status Active
22. 2025-12-08
    price $167,500
23. 2025-12-02
    historical
24. 2025-11-19
    price $168,000
25. 2025-11-12
    price $1,775
26. 2025-10-24
    listed $1,800
27. 2025-10-09
    price $180,000
28. 2025-10-09
    historical $1,800
29. 2025-09-29
    listed $1,800
30. 2025-09-29
    historical $1,800
31. 2025-09-21
    listed $1,800
32. 2025-09-20
    historical $1,800
33. 2025-09-20
    price $1,800
34. 2025-09-19
    listed $1,825
35. 2025-08-17
    historical $1,825
36. 2025-08-14
    historical $1,825
37. 2025-08-14
    price $182,000
38. 2025-08-01
    listed $1,825
39. 2025-07-22
    price $187,000
40. 2025-07-04
    listed $1,850
41. 2025-06-24
    price $190,000
42. 2025-03-06
    price $195,000
43. 2024-08-08
    listed $205,000 Active
44. 2023-12-29
    historical $1,850
45. 2023-12-26
    listed $1,850
46. 2023-12-26
    historical $1,850
47. 2023-11-29
    listed $1,850
48. 2023-11-29
    historical $1,850
49. 2023-11-28
    listed $1,850
50. 2010-10-01
    soldstatus $27,900

ⓘ 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: $3,579 · $298/mo
• Projected year-2 tax: $3,579 · $298/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: $28,531
• − Mortgage interest: −$8,122
• − Property taxes: −$3,579
• − Insurance: −$2,550
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − HOA: −$6,528
• − Depreciation: −$4,218
• Taxable loss: −$1,031
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,006/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

+279.1% since first listed

39 events — show timeline

• 2026-05-08 Relisted — MARMLS
• 2026-05-07 Price Changed $149,000 MARMLS
• 2026-03-30 Price Changed $153,000 MARMLS
• 2026-01-28 Price Changed $155,000 MARMLS
• 2026-01-26 Price Changed $160,000 MARMLS
• 2026-01-08 Listing Removed — MARMLS
• 2026-01-08 Listed $166,900 MARMLS
• 2025-12-12 Rental Removed $1,775 BUILDIUM
• 2025-12-08 Relisted — MARMLS
• 2025-12-08 Price Changed $167,500 MARMLS
• 2025-12-02 Listing Removed — MARMLS
• 2025-11-19 Price Changed $168,000 MARMLS
• 2025-11-12 Price Changed $1,775 BUILDIUM
• 2025-10-24 Listed for Rent $1,800 BUILDIUM
• 2025-10-09 Price Changed $180,000 MARMLS
• 2025-10-09 Rental Removed $1,800 MARMLS
• 2025-09-29 Listed for Rent $1,800 MARMLS
• 2025-09-29 Rental Removed $1,800 BUILDIUM
• 2025-09-21 Listed for Rent $1,800 BUILDIUM
• 2025-09-20 Rental Removed $1,800 MARMLS
• 2025-09-20 Price Changed $1,800 MARMLS
• 2025-09-19 Listed for Rent $1,825 MARMLS
• 2025-08-17 Rental Removed $1,825 BUILDIUM
• 2025-08-14 Rental Removed $1,825 MARMLS
• 2025-08-14 Price Changed $182,000 MARMLS
• 2025-08-01 Listed for Rent $1,825 MARMLS
• 2025-07-22 Price Changed $187,000 MARMLS
• 2025-07-04 Listed for Rent $1,850 BUILDIUM
• 2025-06-24 Price Changed $190,000 MARMLS
• 2025-03-06 Price Changed $195,000 MARMLS
• 2024-08-08 Listed $205,000 MARMLS
• 2023-12-29 Rental Removed $1,850 BUILDIUM
• 2023-12-26 Listed for Rent $1,850 BUILDIUM
• 2023-12-26 Rental Removed $1,850 MARMLS
• 2023-11-29 Listed for Rent $1,850 MARMLS
• 2023-11-29 Rental Removed $1,850 BUILDIUM
• 2023-11-28 Listed for Rent $1,850 BUILDIUM
• 2010-10-01 Sold (Public Records) $27,900 Public Records
• 1979-07-01 Sold (Public Records) $39,300 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,579 · +6.6% YoY. Source: county tax records.