5 Newport A · Deerfield Beach, FL 33442

$87,000

1 bd · 1.0 ba · 595 sqft · Condo public records · 276 Days on market

Built 1977 $503/mo HOA · 31% 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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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 MLS

1 Bedroom, 1 Bath unit on first floor, interior corner. Perfect location close to Powerline entrance. Large white tile throughout. Needs new AC. Original kitchen and bath. Enclosed Den or office off Bedroom. No rentals permitted in this building. No dogs, inside cat permitted. This is a great community with lots of amenities! Please visit https://www. cveevents.com to see all that is available to you! And take advantage of the courtesy bus service for transportation to all the activities!

Key facts

• Exercise room
• Library room
• Heated pool

Tags

• HEATED POOL
• EXERCISE ROOM
• LIBRARY ROOM
• UPSCALE SHOPPING CENTER
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Pets not allowed; Senior community
• HOA & community: Association fee paid monthly; Association amenities include: pool, tennis courts, pickleball courts, shuffleboard court, community room, courtesy bus, picnic area, laundry, and more; Association fee covers: cable TV, insurance, grounds maintenance, pest control, security, trash, and common areas

Exterior

• Parking: Assigned parking; Guest parking; One open parking space
• Security: Gated community with guard; Security patrol
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Sewer available; Water available
• Home design: Condominium; Multi-level/split layout; Two-story building; Resale property; Faces north; Located west of US-1
• Construction: CBS construction; Built with a foundation consistent with condominium construction
• Exterior features: Covered patio; Patio; Porch; Glass-enclosed porch; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating present (other type); Ceiling fan(s); Wall/window unit(s)
• Interior features: No notable built-in interior features reported; Partially furnished
• Laundry & utility: Community laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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: Quiet Waters Elementary School (math 40% / reading 48%, grade F, #1,330 of 2,144 statewide, top 63%, 1,128 students, 62% 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).
• Market conditions: Rents flat; 584 active listings in the ZIP; 40 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 $601 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 276 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $28k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $87k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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 1977 — 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: 1.89% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 4.4

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-2,700
• Equity at exit: $12,972

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,110
• Equity at exit: $7,522

Cash invested: $24,360 (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: 584
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$456
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$36
• HOA: −$503
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $247

Break-even live

Break-even rent $1,331

Max offer price $87,000

Occupancy floor 80%

Sensitivity live

Price	-10% $297	-5% $272	+0% $247	+5% $223	+10% $198
Rent	-10% $118	-5% $182	+0% $247	+5% $312	+10% $377
Rate	-1.0pp $291	-0.5pp $270	base $247	+0.5pp $225	+1.0pp $202

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Newport B Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	24d	1	0.03mi
25 Newport Ct Unit 25 Deerfield Beach, FL	1.0	1.0	700	$1,549	$2.21	26d	1	0.03mi
12 Prescott E Unit 12 Deerfield Beach, FL	1.0	1.5	700	$1,550	$2.21	1d	1	0.07mi
20 Prescott E Unit 20 Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.07mi
188 Prescott E Unit 188 Deerfield Beach, FL	1.0	1.5	700	$1,800	$2.57	26d	1	0.08mi
181 Tilford I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.10mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	1d	1	0.19mi
125 Newport I Unit I Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	26d	1	0.19mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	22d	1	0.20mi
111 Tilford F #111 Deerfield Beach, FL	1.0	1.0	585	$1,500	$2.56	7d	1	0.20mi
181 Newport Ct #181 Deerfield Beach, FL	1.0	1.5	700	$1,650	$2.36	26d	1	0.21mi
170 Newport K Deerfield Beach, FL	1.0	1.0	585	$1,430	$2.44	26d	1	0.21mi
260 Prescott N Unit 260 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.27mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,600	$2.29	5d	1	0.27mi
226 Newport O Deerfield Beach, FL	1.0	1.5	700	$1,700	$2.43	26d	1	0.27mi
358 Markham Cres Unit 358 Deerfield Beach, FL	1.0	1.5	700	$1,500	$2.14	26d	1	0.28mi
111 Oakridge I #111 Deerfield Beach, FL	1.0	1.5	706	$1,595	$2.26	26d	1	0.32mi
295 Newport Dr Unit 295 Deerfield Beach, FL	1.0	1.0	595	$1,450	$2.44	26d	1	0.34mi
308 Markham N Deerfield Beach, FL	1.0	1.5	700	$1,200	$1.71	26d	1	0.35mi
436 Markham S #436 Deerfield Beach, FL	1.0	1.0	585	$1,400	$2.39	26d	1	0.37mi
306 Newport T #306 Deerfield Beach, FL	1.0	1.0	585	$1,350	$2.31	26d	1	0.41mi
6 Ventnor a Deerfield Beach, FL	1.0	1.0	600	$1,429	$2.38	26d	1	0.60mi
4031 Harwood E Unit 4031 Deerfield Beach, FL	1.0	1.5	738	$1,700	$2.30	1d	1	0.61mi
41 Deer Creek Rd Unit G106 Deerfield Beach, FL	—	1.0	550	$1,850	$3.36	26d	1	0.67mi
384 Durham Cir Unit 384 Deerfield Beach, FL	1.0	1.0	593	$1,400	$2.36	26d	1	0.80mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	5d	1	0.83mi
178 Durham E Unit 178 Deerfield Beach, FL	1.0	1.0	593	$1,350	$2.28	12d	1	0.83mi
102 Westbury E #102 Deerfield Beach, FL	1.0	1.0	585	$1,900	$3.25	9d	1	0.94mi
98 Westbury E Unit E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	1d	1	0.94mi
98 Westbury E #98 Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.94mi
125 Westbury E Deerfield Beach, FL	1.0	1.0	585	$1,600	$2.74	26d	1	0.95mi
3016 Cambridge A Unit A Deerfield Beach, FL	1.0	1.5	700	$1,350	$1.93	26d	1	0.95mi
127 Westbury Cir Deerfield Beach, FL	1.0	1.0	585	$1,425	$2.44	26d	1	0.95mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	26d	1	0.95mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	26d	1	0.95mi
149 Westbury I #149 Deerfield Beach, FL	1.0	1.0	585	$1,700	$2.91	26d	1	1.00mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	26d	1	1.04mi
4359 SW 10th Pl Deerfield Beach, FL	1.0	1.0	718	$1,913	$2.66	24d	1	1.11mi
4400 NW 6th St Deerfield Beach, FL	1.0–2.0	1.0–2.0	875	$1,826	$2.09	1d	9	1.45mi
731 Cypress Ln Unit D Pompano Beach, FL	1.0	1.0	605	$1,650	$2.73	20d	1	1.49mi

HOA detail condo

• Monthly dues: $503 · $6,036/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $87,000 Active 276 DOM
2. 2026-06-18
   days on market $87,000 Active 273 DOM
3. 2026-06-17
   days on market $87,000 Active 272 DOM
4. 2026-06-16
   days on market $87,000 Active 271 DOM
5. 2026-06-15
   days on market $87,000 Active 270 DOM
6. 2026-06-13
   days on market $87,000 Active 268 DOM
7. 2026-06-09
   days on market $87,000 Active 264 DOM
8. 2026-06-07
   days on market $87,000 Active 262 DOM
9. 2026-06-04
   days on market $87,000 Active 259 DOM
10. 2026-06-03
    days on market $87,000 Active 258 DOM
11. 2026-06-02
    days on market $87,000 Active 257 DOM
12. 2026-06-01
    days on market $87,000 Active 256 DOM
13. 2026-05-31
    days on market $87,000 Active 255 DOM
14. 2026-03-28
    price $87,000
15. 2026-02-04
    price $90,000
16. 2026-01-07
    price $95,000
17. 2025-11-13
    price $105,000
18. 2025-09-18
    listed $115,000 Active
19. 2025-07-28
    historical
20. 2025-04-10
    price $130,000
21. 2025-03-18
    price $133,000
22. 2025-02-19
    price $135,000
23. 2025-01-30
    listed $145,000 Active
24. 2017-09-18
    soldstatus $28,100
25. 2017-09-15
    soldstatus $28,100 Closed 497-char remark

    Show marketing remark (497 chars)

    1 Bedroom, 1 Bath unit on first floor, interior corner. Perfect location close to Powerline entrance. Large white tile throughout. Needs new AC. Original kitchen and bath. Enclosed Den or office off Bedroom. No rentals permitted in this building. No dogs, inside cat permitted. This is a great community with lots of amenities! Please visit https://www. cveevents.com to see all that is available to you! And take advantage of the courtesy bus service for transportation to all the activities!

26. 2017-08-15
    status Pending 497-char remark

    Show marketing remark (497 chars)

    1 Bedroom, 1 Bath unit on first floor, interior corner. Perfect location close to Powerline entrance. Large white tile throughout. Needs new AC. Original kitchen and bath. Enclosed Den or office off Bedroom. No rentals permitted in this building. No dogs, inside cat permitted. This is a great community with lots of amenities! Please visit https://www. cveevents.com to see all that is available to you! And take advantage of the courtesy bus service for transportation to all the activities!

27. 2017-08-09
    listed $27,900 Active 497-char remark

    Show marketing remark (497 chars)

    1 Bedroom, 1 Bath unit on first floor, interior corner. Perfect location close to Powerline entrance. Large white tile throughout. Needs new AC. Original kitchen and bath. Enclosed Den or office off Bedroom. No rentals permitted in this building. No dogs, inside cat permitted. This is a great community with lots of amenities! Please visit https://www. cveevents.com to see all that is available to you! And take advantage of the courtesy bus service for transportation to all the activities!

28. 2012-01-10
    soldstatus $22,000
29. 2001-09-20
    soldstatus $18,000
30. 2000-10-11
    soldstatus $18,000
31. 1983-02-01
    soldstatus $32,000

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$50/yr (+$4/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,731
• − Mortgage interest: −$4,873
• − Property taxes: −$673
• − Insurance: −$435
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − HOA: −$6,036
• − Depreciation: −$2,531
• Taxable income: $2,026
• Est. tax owed @ 24.0%: −$486
• After-tax cash flow: $2,483/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

+171.9% since first listed

18 events — show timeline

• 2026-03-28 Price Changed $87,000 Beaches MLS
• 2026-02-04 Price Changed $90,000 Beaches MLS
• 2026-01-07 Price Changed $95,000 Beaches MLS
• 2025-11-13 Price Changed $105,000 Beaches MLS
• 2025-09-18 Listed $115,000 Beaches MLS
• 2025-07-28 Listing Removed — Beaches MLS
• 2025-04-10 Price Changed $130,000 Beaches MLS
• 2025-03-18 Price Changed $133,000 Beaches MLS
• 2025-02-19 Price Changed $135,000 Beaches MLS
• 2025-01-30 Listed $145,000 Beaches MLS
• 2017-09-18 Sold (Public Records) $28,100 Public Records
• 2017-09-15 Sold (MLS) $28,100 Beaches MLS
• 2017-08-15 Pending — Beaches MLS
• 2017-08-09 Listed $27,900 Beaches MLS
• 2012-01-10 Sold (Public Records) $22,000 Public Records
• 2001-09-20 Sold (Public Records) $18,000 Public Records
• 2000-10-11 Sold (Public Records) $18,000 Public Records
• 1983-02-01 Sold (Public Records) $32,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $673 · +9.9% YoY. Source: county tax records.