367 S Federal Hwy Unit B105 · Deerfield Beach, FL 33441

$135,000

1 bd · 1.0 ba · 810 sqft · Condo · 99 Days on market

Built 1978 $445/mo HOA · 21% of rent

---

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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• 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

Welcome to Bella Mar in Deerfield Beach! This 1BR/1BA condominium offers comfort, convenience, and an excellent location just approximately 1.5 miles from the beach and Deerfield Beach Fishing Pier. Enjoy easy access to shopping, restaurants, banks, gyms, and everyday essentials nearby. Inside, the unit features a practical layout, a recently updated A/C system and water heater, washer/dryer hookups, tile and carpet flooring, and a private balcony overlooking the garden area with views toward the pool and clubhouse. The community has benefited from recent improvements including elevator modernization, roof maintenance, and exterior painting. One assigned parking space plus guest parking ava

Key facts

• Tile floors
• Clean carpets
• Water heater

Tags

• WALKING DISTANCE TO SHOPPING
• NEWLY AC UNIT
• WATER HEATER
• WASHER DRYER HOOKUPS
• CLEAN CARPETS
• TILE FLOORS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease community; Pets allowed with restrictions (breed, number, size limits possible); cats OK
• HOA & community: Has association (Bellamar Condo Association); Monthly association fee; Association amenities include clubhouse, car wash area, elevators, laundry, picnic area, parking, pool (heated), storage, bocce ball, library, maintenance; HOA fee covers cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Detached carport; Guest parking; 1 covered carport space; 1 open parking space
• Security: Fire alarm; Smoke detectors
• Utilities: Cable available
• Home design: Condominium; One level; Building B; Faces east; Three-story building total
• Construction: Block/CBS construction
• Exterior features: First-floor entry

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Dome kitchen; Blinds
• Laundry & utility: Washer hookup; Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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: Deerfield Beach Elementary School (math 26% / reading 42%, grade F, #1,744 of 2,144 statewide, top 82%, 592 students, 74% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% 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 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 15d 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 43% of the median local income ($59k/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 $933 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 99 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9543% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.54% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 5.4

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,340
• Equity at exit: $20,129

10-year hold

• IRR: 4.0%
• Equity multiple: 1.28×
• Total profit: $10,593
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$445
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $266

Break-even live

Break-even rent $1,744

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 SE 3rd St Unit 8 Deerfield Beach, FL	—	1.0	550	$1,400	$2.55	14d	1	0.12mi
1017 SE 3rd St Unit 3 Deerfield Beach, FL	—	1.0	700	$1,750	$2.50	14d	1	0.13mi
367 S Federal Hwy Deerfield Beach, FL	2.0	2.0	969	$2,300	$2.37	7d	2	0.13mi
367 S Federal Hwy Unit C221 Deerfield Beach, FL	2.0	2.0	954	$2,450	$2.57	24d	1	0.13mi
367 S Federal Hwy Deerfield Beach, FL	2.0	2.0	969	$2,300	$2.37	18d	2	0.13mi
236 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	13d	1	0.14mi
224 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	24d	1	0.15mi
1221 SE 3rd St Unit 4 Deerfield Beach, FL	2.0	2.0	941	$2,400	$2.55	24d	1	0.23mi
1221 SE 3rd St #3 Deerfield Beach, FL	2.0	2.0	941	$2,600	$2.76	15d	1	0.23mi
1261 SE 4th St #2 Deerfield Beach, FL	2.0	2.0	771	$2,200	$2.85	15d	1	0.26mi
1341 SE 3rd St Deerfield Beach, FL	2.0	1.0	750	$3,250	$4.33	24d	1	0.27mi
1420 SE 3rd St Unit 24 Deerfield Beach, FL	1.0	1.0	575	$1,700	$2.96	24d	1	0.30mi
381 SE 15th Ave Unit 1 Deerfield Beach, FL	2.0	1.0	900	$3,300	$3.67	24d	1	0.33mi
777-779 S Federal Hwy Ph 16 Pompano Beach, FL	2.0	1.5	911	$1,995	$2.19	24d	1	0.50mi
810 SE 7th St Unit A307 Deerfield Beach, FL	1.0	1.5	800	$1,200	$1.50	24d	1	0.51mi
500 SE 2nd Ave #22 Deerfield Beach, FL	2.0	1.0	840	$1,850	$2.20	18d	1	0.53mi
555 SE 8th St #151 Deerfield Beach, FL	1.0	1.5	925	$1,800	$1.95	12d	1	0.54mi
1100 SE 4th Ave Deerfield Beach, FL	2.0	1.5–2.0	1080	$1,900	$1.76	24d	2	0.54mi
560 SE 2nd Ave Deerfield Beach, FL	2.0	1.0	840	$1,750	$2.08	16d	1	0.55mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,725	$2.05	7d	1	0.55mi
610 SE 2nd Ave Unit L8 Deerfield Beach, FL	2.0	1.0	840	$1,680	$2.00	5d	1	0.55mi
530 SE 2nd Ave Unit F24 Deerfield Beach, FL	2.0	1.0	840	$1,800	$2.14	22d	1	0.55mi
230 N Federal Hwy #205 Deerfield Beach, FL	2.0	2.0	993	$2,600	$2.62	24d	1	0.56mi
230 N Federal Hwy #305 Deerfield Beach, FL	2.0	2.0	993	$2,600	$2.62	15d	1	0.56mi
495 SE 8th St #237 Deerfield Beach, FL	2.0	2.0	1100	$1,875	$1.70	24d	1	0.57mi
540 SE 2nd Ave Unit J4 Deerfield Beach, FL	1.0	1.0	650	$1,500	$2.31	7d	1	0.57mi
550 SE 2nd Ave Unit G3 Deerfield Beach, FL	1.0	1.0	650	$1,550	$2.38	7d	1	0.58mi
322 N Federal Hwy #137 Deerfield Beach, FL	2.0	2.0	950	$2,400	$2.53	24d	1	0.59mi
760 SE 2nd Ave Unit D112 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	2d	1	0.62mi
760 SE 2nd Ave Unit C207 Deerfield Beach, FL	1.0	1.5	765	$1,700	$2.22	24d	1	0.62mi
700 SE 2nd Ave #315 Deerfield Beach, FL	2.0	2.0	920	$2,000	$2.17	20d	1	0.63mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,650	$1.93	7d	3	0.69mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,600	$1.87	4d	3	0.69mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$1,700	$1.99	10d	2	0.69mi
285 SE 10th St Unit 8A Deerfield Beach, FL	2.0	2.0	972	$2,400	$2.47	20d	1	0.71mi
1907 NE 2nd St Deerfield Beach, FL	1.0	1.0	675	$2,050	$3.04	10d	1	0.72mi
400 SE 10th St Deerfield Beach, FL	2.0	2.0	970	$2,250	$2.32	2d	2	0.75mi
3100 S Dixie Hwy Boca Raton, FL	1.0–2.0	1.0	975	$2,000	$2.05	2d	7	0.75mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	5d	1	0.75mi
265 SE 10th St Unit 1C Deerfield Beach, FL	2.0	2.0	1012	$2,500	$2.47	4d	1	0.75mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Likely covers: waterroofpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 99 DOM
2. 2026-06-17
   days on market $135,000 Active 98 DOM
3. 2026-06-16
   days on market $135,000 Active 97 DOM
4. 2026-06-15
   days on market $135,000 Active 96 DOM
5. 2026-06-13
   days on market $135,000 Active 94 DOM
6. 2026-06-09
   days on market $135,000 Active 90 DOM
7. 2026-06-07
   days on market $135,000 Active 88 DOM
8. 2026-06-04
   remarks 699-char remark
9. 2026-06-04
   days on market $135,000 Active 85 DOM
10. 2026-06-03
    days on market $135,000 Active 84 DOM
11. 2026-06-02
    days on market $135,000 Active 83 DOM
12. 2026-06-01
    days on market $135,000 Active 82 DOM
13. 2026-05-31
    days on market $135,000 Active 81 DOM
14. 2026-02-21
    historical $1,400
15. 2026-02-19
    listed $1,400
16. 2026-02-18
    historical $1,400
17. 2026-01-25
    listed $1,400
18. 2025-11-09
    listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,975
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$5,340
• − Depreciation: −$3,927
• Taxable income: $1,449
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,847/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

-99.0% since first listed

5 events — show timeline

• 2026-02-21 Rental Removed $1,400 ZUMPER1
• 2026-02-19 Listed for Rent $1,400 ZUMPER1
• 2026-02-18 Rental Removed $1,400 GFLMLS
• 2026-01-25 Listed for Rent $1,400 GFLMLS
• 2025-11-09 Listed $135,000 Beaches MLS