APG

Adler Property Group Deal Analyzer

V7 Live

South Florida Acquisition Engine • Cash Left in Deal • 30-Year Projections • Micro-Pocket Mapping

Under Contract ($345,000) Folio: 484212290100 • Commonwealth Manor Sec 2

399 SW 14th St, Deerfield Beach, FL 33441

Beds/Baths: 3 Bed / 2 Bath (Expandable to 4 Bed!) • Living Area: 1,352 SqFt • Total Under Roof: 1,622 SqFt (incl. 270 sf carport) • Lot Size: 8,276 SqFt (Corner Lot) • Built: 1980 CBS Slab
4th Bedroom Value-Add
+$5,500 partition • 0 slab trenching
🏦

Cash-Out Refinance Model (Dan's Capital Recycle Engine)

• Your discount purchase → refi strategy summary
Underwritten Rent
$3,450 /mo
4-Bed Section 8 / LTR Market
Appraised Value (ARV)
$465,000
Drives 75% Refi Loan ($348,750)
Discount / Equity Created
25.8%
+$120,000 Instant Equity
Total Closing Costs
$14,000
Paid at buy ($5,250) + refi ($8,750)
💰 Cash Left in Deal 93.4% Pulled Back
$24,500
Only 5.3% of asset value left in deal!
💡 How Cash Left in Deal is calculated:
Purchase: +$345,000 + Buy Closing: +$5,250 + Scope of Work: +$13,000 + Refi Closing: +$10,000 - Cash @ Refi (75%): -$348,750 = $24,500 Total Out-of-Pocket
Year 1 Summary — Based on Long-Term Market Rent ($3,450/mo)
Gross Income
$41,400
$3,450/mo • 12 mos
Vacancy (1 mo)
$3,450
8.33% economic reserve
Operating Expenses
$15,067
Taxes $6.7k, Ins $4.2k, Maint 10%
Net Operating Income
$22,883
Cap Rate: 6.63%
Debt Service (Refi P&I)
$22,900
$1,908/mo • 6.875% 30yr
Annual Cash Flow
+$11,336
DSCR: 1.15x

Itemized Scope of Work Breakdown (Target: Lowest Cash Out)

Detailed line items • Zero structural foundation trenching • NO FULL ROOF REPLACEMENT

Total Construction Rehab: $13,000
Scope Item Category Description / Trade Timeline Cost ($)
4th Bedroom Partition Wall Value-Add Framing 10' x 11' stud & drywall partition in front-right den. Zero slab cutting. 3 Days $3,200
Pre-Hung Door & Closet Bi-Folds Carpentry Standard 6-panel pre-hung door + 48" framed closet with bi-fold doors. 1 Day $1,400
Electrical & Lighting Re-Route Electrical 2 perimeter outlets, light switch, and modern flush LED ceiling light. 1 Day $900
Exterior Pressure Wash & Coastal Paint Cosmetic Exterior Pressure wash exterior walls/carport + modern coastal white & charcoal trim. 3 Days $3,800
Interior Paint Touch-up & Hardware Cosmetic Interior Interior trim touch-up, modern matte black door handles, kitchen cabinet pulls. 2 Days $2,500
4-Point Tune-up (Insurance Compliance) Safety / Insurance GFCI outlet installs, smoke detectors, minor plumbing P-trap / angle stop check. 1 Day $1,200
Roof Replacement Assumption ZERO REPLACEMENT ($0) Dan's Rule Confirmed: Zero roof replacement budgeted! In Florida, as long as the 4-Point shows ≥3-5 yrs useful life and no active leaks, Citizens/surplus lines binds insurance without replacement. N/A $0

30-Year Financial Projection

DSCR: 1.15x

Detailed long-term wealth compounding over 30 years (Debt paydown + 4% FL appreciation)

Year Gross Income NOI Debt Service Cash Flow Appreciation Property Value Loan Balance Total Equity Cumul. Cash Cumul. Return

Micro-Pocket Comps Plot Map (West of Dixie Hwy / FEC)

Strictly isolated inside Commonwealth Manor / North Broward Highlands pocket

Renovated ARV ($440k) 4+ Bed Ceiling ($450k+) As-Is Baseline
Micro-Pocket Boundary Active: Dixie Highway & FEC Railroad (East) and I-95 (West) exclude cross-barrier comps. All 8 comps plotted are pure pocket peers.

Verified Pocket Comps

8 Comps

Architectural Footprint & 4th Bedroom Partition Plan

BCPA Folio 484212290100 • 52' x 26' Footprint (1,352 SqFt living + 270 SqFt covered structure)

Cost: $5,500 • Timeline: 5 Days • Slab Trenching: Zero
399 SW 14th St Floorplan Annotated Architectural Layout showing Glowing Green 4th-Bed Partition Wall
Official BCPA Patriot Sketch
BCPA Sketch

Why 4 Bed / 2 Bath Beats Adding a 3rd Bath:

  • ✓ Zero Concrete Slab Jackhammering: 399 SW 14th St is on a monolithic concrete slab. A 3rd bath requires trenching cast-iron/PVC lines ($15k–$25k + 8-12 weeks permitting), which would kill the Dec 31, 2026 Cost Segregation deadline.
  • ✓ 5-Day Drywall Partition: Partitions the 10' x 11' front-right den into a legal 4th bedroom with a closet and window for ~$5,500.
  • ✓ Appraisal & Market Proof: 600 SW 14th Pl (1,372 sf, identical layout) is configured as a 4-bedroom and sold for $450,000.