5103 NW 1st Way · Deerfield Beach, FL 33064

$218,000

3 bd · 2.0 ba · 1,614 sqft · Manufactured public records · 51 Days on market

Built 1979 6,889 sqft lot Est $320k · 32% under $123/mo HOA · 4% of rent

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• 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

Beautiful and well-maintained manufactured home located in a highly desirable and central area of Deerfield Beach Just minutes from the beach, shopping, dining, and major highways, offering the perfect combination of comfort and convenience. Located in a quiet and welcoming 55+ community, ideal for those seeking peace, relaxation, and a wonderful South Florida lifestyle. Enjoy your private patio—perfect for morning coffee or peaceful evenings. A great opportunity to enjoy a serene, comfortable, and vibrant living experience in one of the most desirable areas.

Key facts

• Central area
• Minutes from beach
• Private patio

Tags

• PRIVATE PATIO
• CENTRAL AREA
• MINUTES FROM BEACH

Property features AI

Finance

• Other: Community pool
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Quarterly association fee; Community clubhouse; Community fitness center; Community pool; Shuffleboard; Sidewalks; Tennis courts; Senior community

Exterior

• Parking: Attached carport; Driveway parking; Guest parking; 1-car garage; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story manufactured/block home; Faces north
• Construction: Block and manufactured construction; Aluminum roof
• Exterior features: Barbecue area; Fenced yard; Outdoor shower; Porch; Open patio; Shed(s)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fan(s)
• Interior features: First-floor entry; Living/dining room; Pantry; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $218k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $211k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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).
• At $2,842/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 2907% 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 $2k of loan paydown is wiped out by about $7k 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 51 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $218k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $319,572
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 NW 51st St	0.10mi	2/2.0 (-1)	1,389 (-14%)	23mo	$275,000	$198	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-2,737
• Equity at exit: $32,505

10-year hold

• IRR: 7.0%
• Equity multiple: 1.50×
• Total profit: $30,413
• Equity at exit: $18,849

Cash invested: $61,040 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,842 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$324 /mo · $3,882/yr
• Insurance: −$91
• HOA: −$123
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $565

Break-even live

Break-even rent $2,127

Max offer price $218,000

Occupancy floor 75%

Sensitivity live

Price	-10% $688	-5% $626	+0% $565	+5% $503	+10% $441
Rent	-10% $340	-5% $452	+0% $565	+5% $677	+10% $789
Rate	-1.0pp $675	-0.5pp $620	base $565	+0.5pp $508	+1.0pp $451

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 SW 15th St #41 Deerfield Beach, FL	2.0	2.0	1150	$2,400	$2.09	25d	1	0.38mi
1947 Discovery Cir E Deerfield Beach, FL	2.0	2.0	1126	$2,450	$2.18	25d	1	0.39mi
4905 NE 2nd Way Pompano Beach, FL	2.0	1.0	1100	$2,150	$1.95	25d	1	0.40mi
2067 SW 15th St Deerfield Beach, FL	2.0	2.0	1150	$2,300	$2.00	21d	2	0.46mi
2246 Discovery Cir W Deerfield Beach, FL	2.0	2.5	1300	$2,650	$2.04	25d	1	0.52mi
265 NE 46th St Deerfield Beach, FL	2.0	1.0	1335	$2,250	$1.69	18d	1	0.53mi
1234 S Military Trl #1811 Deerfield Beach, FL	2.0	2.0	1099	$2,500	$2.27	25d	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
4503 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1148	$2,850	$2.48	25d	1	0.56mi
2297 SW 15th St #122 Deerfield Beach, FL	2.0	2.0	1200	$2,200	$1.83	13d	1	0.56mi
2217 Discovery Cir W Deerfield Beach, FL	2.0	2.5	1429	$2,400	$1.68	15d	1	0.57mi
9 NE 44th St Unit 9 Pompano Beach, FL	4.0	2.0	1248	$4,050	$3.25	25d	1	0.58mi
2265 SW 15th St #165 Deerfield Beach, FL	3.0	2.0	1350	$2,400	$1.78	25d	1	0.59mi
1266 S Military Trl Deerfield Beach, FL	1.0–2.0	1.0–2.0	1050	$2,550	$2.43	22d	2	0.59mi
378 NE 47th Pl #378 Pompano Beach, FL	3.0	2.5	1457	$3,000	$2.06	25d	1	0.60mi
2173 Discovery Cir W Deerfield Beach, FL	2.0	2.0	1126	$2,950	$2.62	3d	1	0.60mi
1100 S Military Trl Deerfield Beach, FL	2.0–3.0	1.0–2.0	1119	$2,828	$2.53	25d	2	0.64mi
2355 SW 15th St Deerfield Beach, FL	2.0	2.0	1100	$2,098	$1.91	25d	2	0.65mi
220 NW 43rd Ct Deerfield Beach, FL	3.0	2.0	1458	$2,700	$1.85	15d	1	0.66mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	6d	1	0.71mi
4332 NW 1st Ter Deerfield Beach, FL	3.0	2.0	1095	$3,000	$2.74	25d	1	0.71mi
220 NW 43rd St Deerfield Beach, FL	3.0	2.0	1458	$2,800	$1.92	25d	1	0.71mi
1398 SW 24th Ter Deerfield Beach, FL	3.0	2.0	1865	$5,000	$2.68	25d	1	0.73mi
4313 NW 6th Ave Deerfield Beach, FL	3.0	2.0	1348	$2,850	$2.11	22d	1	0.74mi
831 SW 14th Ct Deerfield Beach, FL	3.0	2.0	1056	$2,850	$2.70	25d	1	0.74mi
540 NW 43rd St Deerfield Beach, FL	2.0	2.0	1150	$2,500	$2.17	19d	1	0.77mi
5161 NW 11th Ln Deerfield Beach, FL	3.0	2.0	1486	$2,925	$1.97	25d	1	0.81mi
5140 NW 11th Dr Deerfield Beach, FL	3.0	2.0	1324	$3,000	$2.27	14d	1	0.83mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,940	$1.95	15d	2	0.87mi
4344 NW 9th Ave Unit 10-2B Pompano Beach, FL	2.0	2.0	1290	$1,730	$1.34	25d	1	0.87mi
841 NE 51st Ct Deerfield Beach, FL	4.0	2.0	1518	$2,850	$1.88	4d	1	0.87mi
4120 NW 3rd Way Deerfield Beach, FL	4.0	2.0	1401	$3,600	$2.57	18d	1	0.88mi
2776 SW 15th St Deerfield Beach, FL	2.0	2.5	1236	$2,900	$2.35	25d	1	0.93mi
4321 NW 9th Ave #204 Deerfield Beach, FL	2.0	2.0	1360	$2,350	$1.73	8d	1	0.94mi
4030 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1740	$3,650	$2.10	12d	1	0.95mi
4030 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1740	$3,650	$2.10	15d	1	0.95mi
4362 Veleiros Ave Pompano Beach, FL	3.0	2.5	1628	$3,700	$2.27	25d	1	0.96mi
1361 SW 26th Ave Deerfield Beach, FL	3.0	2.0	1932	$3,850	$1.99	17d	1	0.99mi
941 NE 50th St Deerfield Beach, FL	3.0	2.0	1105	$2,850	$2.58	25d	1	1.00mi
562 Parsons Way Deerfield Beach, FL	3.0	2.5	1888	$4,400	$2.33	11d	1	1.01mi

HOA detail

• Monthly dues: $123 · $1,476/yr

Listing history 31 events

1. 2026-06-18
   days on market $218,000 Active 51 DOM
2. 2026-06-17
   days on market $218,000 Active 50 DOM
3. 2026-06-16
   days on market $218,000 Active 49 DOM
4. 2026-06-15
   days on market $218,000 Active 48 DOM
5. 2026-06-13
   pricedays on market $218,000 Active 46 DOM
6. 2026-06-04
   days on market $224,000 Active 42 DOM
7. 2026-06-03
   days on market $224,000 Active 41 DOM
8. 2026-06-02
   days on market $224,000 Active 40 DOM
9. 2026-06-01
   days on market $224,000 Active 39 DOM
10. 2026-05-31
    days on market $224,000 Active 38 DOM
11. 2026-05-18
    price $224,000
12. 2026-04-23
    listed $229,000 Active
13. 2025-12-16
    historical
14. 2025-12-12
    status Active
15. 2025-10-29
    status Active
16. 2025-10-15
    status Active
17. 2025-06-14
    price $274,000
18. 2025-06-05
    listed $279,000 Active
19. 2025-03-12
    status Active
20. 2025-01-06
    price $279,000
21. 2024-06-28
    price $287,000
22. 2024-06-05
    price $291,000
23. 2024-05-17
    listed $299,000 Active
24. 2022-12-22
    soldstatus $125,000
25. 2022-12-16
    soldstatus $125,000 Closed
26. 2022-11-10
    status Pending
27. 2022-10-25
    listed $135,000 Active
28. 2001-06-26
    soldstatus $65,000
29. 1999-03-18
    soldstatus $40,000
30. 1985-12-01
    soldstatus $58,000
31. 1980-12-01
    soldstatus $15,000

ⓘ 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: $3,882 · $324/mo
• Projected year-2 tax: $3,882 · $324/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 22 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: $34,106
• − Mortgage interest: −$12,211
• − Property taxes: −$3,882
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − HOA: −$1,476
• − Depreciation: −$6,342
• Taxable income: $3,648
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $5,902/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

+1393.3% since first listed

21 events — show timeline

• 2026-05-18 Price Changed $224,000 MARMLS
• 2026-04-23 Listed $229,000 MARMLS
• 2025-12-16 Listing Removed — MARMLS
• 2025-12-12 Relisted — MARMLS
• 2025-10-29 Relisted — MARMLS
• 2025-10-15 Relisted — MARMLS
• 2025-06-14 Price Changed $274,000 MARMLS
• 2025-06-05 Listed $279,000 MARMLS
• 2025-03-12 Relisted — MARMLS
• 2025-01-06 Price Changed $279,000 MARMLS
• 2024-06-28 Price Changed $287,000 MARMLS
• 2024-06-05 Price Changed $291,000 MARMLS
• 2024-05-17 Listed $299,000 MARMLS
• 2022-12-22 Sold (Public Records) $125,000 Public Records
• 2022-12-16 Sold (MLS) $125,000 Beaches MLS
• 2022-11-10 Pending — Beaches MLS
• 2022-10-25 Listed $135,000 Beaches MLS
• 2001-06-26 Sold (Public Records) $65,000 Public Records
• 1999-03-18 Sold (Public Records) $40,000 Public Records
• 1985-12-01 Sold (Public Records) $58,000 Public Records
• 1980-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $3,882 · +8.1% YoY. Source: county tax records.