386 Tilford R · Deerfield Beach, FL 33442

$90,200

1 bd · 2.0 ba · 708 sqft · Condo public records · 230 Days on market

Built 1978 $413/mo HOA · 25% 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 +28.9/30.0
• 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

Beautiful 1 Bed / 1.5 Bath 2nd Floor Condo that is light filled with a spacious layout and a peaceful garden views perfect for relaxation Take a short scroll to the nearby clubhouse and pool. The location of this condo makes it easy to get in and out of the village. Century Village East offers resort-style living with endless amenities including a fitness center, theater, courtesy shuttle, tennis, pickellball, and more- all within a secure, gated community. Conveniently located just minutes from pristine beaches, dining, and shopping. Whether you're seeking a seasonal retreat or a year-round home, this condo combines comfort, convenience, and Florida lifestyle at its best!

Key facts

• Theater
• Fitness center
• Clubhouse

Tags

• GARDEN VIEWS
• CLUBHOUSE
• POOL
• FITNESS CENTER
• THEATER
• COURTESY SHUTTLE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Community is a senior community; HOA provides clubhouse, fitness center, game room, billiard room, library, community room, cafe/restaurant, courtesy bus, indoor pool and outdoor pool, storage, shuffleboard, bocce ball, pickleball and pool amenities; Monthly HOA fee reported

Exterior

• Utilities: No utility details reported
• Home design: Condominium; Two-story building; Facing north; Resale condition
• Construction: CBS construction; 700 sq ft living area (public records)
• Exterior features: Not waterfront; No specific waterfront features

Interior

• Bedrooms: One bedroom on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating present (type: other); Cooling present (type: other)
• Interior features: Furnished; No notable built-in interior features reported

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 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 flat; 585 active listings in the ZIP; 39 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).
• This rent runs 37% of the median local income ($53k/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 $624 of loan paydown is wiped out by about $3k 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 230 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $79,376 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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 1978 — 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: 1.83% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 4.6

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $447
• Equity at exit: $13,449

10-year hold

• IRR: 5.5%
• Equity multiple: 1.33×
• Total profit: $8,389
• Equity at exit: $7,799

Cash invested: $25,256 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$473
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$38
• HOA: −$413
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $306

Break-even live

Break-even rent $1,265

Max offer price $90,200

Occupancy floor 76%

Sensitivity live

Price	-10% $357	-5% $332	+0% $306	+5% $281	+10% $255
Rent	-10% $176	-5% $241	+0% $306	+5% $371	+10% $437
Rate	-1.0pp $351	-0.5pp $329	base $306	+0.5pp $283	+1.0pp $259

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: $22,550
• Closing costs: $2,706
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.16mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	0d	1	0.32mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.32mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	0.33mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	25d	1	0.34mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	25d	1	0.36mi
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	23d	1	0.36mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	6d	1	0.44mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	22d	1	0.44mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	25d	1	0.46mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	25d	1	0.46mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	25d	1	0.49mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	0d	1	0.49mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	25d	1	0.54mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	4d	1	0.54mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	25d	1	0.61mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	25d	1	0.63mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	25d	1	0.64mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	25d	1	0.65mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	25d	1	0.66mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	25d	1	0.68mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	25d	1	0.71mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	25d	1	0.74mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	23d	1	0.88mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	0d	1	0.95mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	25d	1	0.99mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	4d	1	1.04mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	1.04mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$1,826	$2.09	0d	9	1.13mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	0d	1	1.14mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	1.14mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	9d	1	1.14mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	25d	1	1.14mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	25d	1	1.17mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	25d	1	1.22mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	25d	1	1.22mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	25d	1	1.29mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	25d	1	1.29mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	25d	1	1.38mi

HOA detail condo

• Monthly dues: $413 · $4,956/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   days on market $90,200 Active 230 DOM
2. 2026-06-04
   days on market $90,200 Active 227 DOM
3. 2026-06-03
   days on market $90,200 Active 226 DOM
4. 2026-06-02
   days on market $90,200 Active 225 DOM
5. 2026-06-01
   days on market $90,200 Active 224 DOM
6. 2026-05-31
   days on market $90,200 Active 223 DOM
7. 2025-10-20
   listed $90,200 Active
8. 2022-04-20
   soldstatus $89,000
9. 2013-04-24
   soldstatus $31,000
10. 2011-11-01
    soldstatus $31,000
11. 2009-01-21
    soldstatus $29,500

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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: $19,824
• − Mortgage interest: −$5,053
• − Property taxes: −$905
• − Insurance: −$451
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$4,956
• − Depreciation: −$2,624
• Taxable income: $2,663
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $3,033/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

+205.8% since first listed

5 events — show timeline

• 2025-10-20 Listed $90,200 Beaches MLS
• 2022-04-20 Sold (Public Records) $89,000 Public Records
• 2013-04-24 Sold (Public Records) $31,000 Public Records
• 2011-11-01 Sold (Public Records) $31,000 Public Records
• 2009-01-21 Sold (Public Records) $29,500 Public Records

Property tax history

+14.6%/yr

Latest (2025): $905 · +6.8% YoY. Source: county tax records.