Deerfield Beach’s current Zillow ZHVI typical city home value is $272,664, and Zillow ZORI typical observed monthly market rent is $2,440. Together they imply a 10.7% gross yield before every operating cost. The Zillow value equals 4.56x ACS median household income, while annual Zillow rent equals 49.0% of that income. These are useful affordability and top-line revenue frames, not a property cash flow, net yield, or borrower qualification test.
The city contains 46,578 housing units; renters occupy 36.1% of occupied units, and the citywide vacancy rate is 21.8%. The median year built is 1978, making condition and capital needs important to inspect rather than infer. ACS reports a $309,600 median home value and $1,774 median gross rent, including selected utilities, for surveyed occupied housing. Those ACS measures differ in concept and period from Zillow’s typical city value and observed market rent, so they should not be averaged or treated as discrepancies.
Among city renter households covered by the measure, 66.1% are rent-burdened. Single-family structures represent 36.4% of city housing units and large multifamily structures 34.4%. Of vacant city units, 7.7% are for rent and a calculated 72.7% are seasonal, so total vacancy is not a direct rental-supply measure. Population was 9.7% higher across the overlapping ACS vintages; that change is not annualized and may reflect boundary changes. Median household income is $59,730, while poverty is 15.1% and unemployment 5.4%. These describe city demand constraints but cannot prove lease-up speed, tenant quality, or investable inventory.
At the county scope, Broward County listings had a median 82 days on market and 16.5% with price reductions, useful negotiating context but not a measure of city liquidity. In the Miami metro, employment declined 0.3% year over year while metro permits totaled 19,168, providing metro labor and construction-pipeline context rather than city demand or available inventory. At the national scope, the Freddie Mac 30-year mortgage rate was 6.58%, a national financing benchmark rather than a city borrowing quote.
Underwriting remains limited by city aggregates, mixed source concepts and periods, and the absence of property-level revenue and expenses. Verify attainable unit rent with comparable leases; inspect physical condition and deferred maintenance; and obtain association rules and dues, insurance quotes, hazard information, property taxes, utility responsibilities, management costs, vacancy and turnover assumptions, financing terms, title, and permit records. Recalculate net operating income and debt coverage from property-specific evidence; citywide renter and vacancy shares cannot establish a particular rental’s performance.