241 SE 9th Ave #104 · Pompano Beach, FL 33060

$129,000

2 bd · 2.0 ba · 729 sqft · Condo public records · 34 Days on market

Built 1969 $374/mo HOA · 18% of rent

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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 +24.5/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

Key facts

• Beachfront
• Community pool
• Modern bath

Tags

• BEACHFRONT
• NO RENTAL RESTRICTIONS
• COMMUNITY POOL
• UPDATED KITCHEN
• MODERN BATH

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($374); Association covers insurance, structure maintenance, sewer, trash and water; Community pool

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Patio; Barbecue; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; First floor entry; Bedroom on main level; Combined living/dining room; Florida room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.1% in Pompano 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 74/100 on livability (#284 in FL, #4,541 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B+; Watch: schools D+, employment D+, amenities F.
• 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 (+2.1%/yr); 338 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($65k/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 $892 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 34 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $100k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,618
• Equity at exit: $19,234

10-year hold

• IRR: 4.3%
• Equity multiple: 1.30×
• Total profit: $10,726
• Equity at exit: $11,154

Cash invested: $36,120 (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 33060

• Home prices YoY: -23.6%
• Rents YoY: 2.1%
• Active inventory: 338
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$676
• Tax from tax record: −$257 /mo · $3,081/yr
• Insurance: −$54
• HOA: −$374
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $263

Break-even live

Break-even rent $1,723

Max offer price $129,000

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	0.03mi
902 SE 1st St Pompano Beach, FL	1.0	1.0	415	$1,414	$3.41	15d	7	0.11mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	24d	2	0.21mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.21mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,711	$3.65	1d	19	0.30mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	11d	1	0.49mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	11d	1	0.49mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	24d	1	0.49mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	24d	1	0.61mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.63mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	2d	47	0.64mi
721 NE 12th Ave Unit 1-2 Pompano Beach, FL	2.0	1.0	700	$2,550	$3.64	24d	1	0.70mi
308 NE 8th Ct Pompano Beach, FL	3.0	1.0	576	$2,700	$4.69	24d	1	0.77mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	15d	6	0.78mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	24d	6	0.78mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$2,900	$4.46	1d	1	0.79mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$3,000	$4.62	11d	1	0.79mi
909 NE 10th Ave Unit 2 Pompano Beach, FL	2.0	2.0	592	$1,950	$3.29	24d	1	0.81mi
909 NE 10th Ave #1 Pompano Beach, FL	1.0	1.0	455	$1,650	$3.63	24d	1	0.81mi
208 N Federal Hwy Pompano Beach, FL	2.0	1.0–2.0	687	$3,330	$4.84	2d	29	0.88mi
32 NE 22nd Ave #107 Pompano Beach, FL	1.0	1.0	742	$1,650	$2.22	15d	1	0.88mi
11 NE 24th Ave Pompano Beach, FL	3.0	1.0–2.0	965	$3,822	$3.96	3d	36	0.96mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	24d	1	1.07mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	24d	1	1.13mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	24d	3	1.15mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$2,200	$3.32	11d	2	1.20mi
620 NW 7th Ter Unit 39 Pompano Beach, FL	1.0	1.0	550	$1,550	$2.82	11d	1	1.22mi
620 NW 7th Ter Unit 38 Pompano Beach, FL	1.0	1.0	550	$1,600	$2.91	11d	1	1.22mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	24d	1	1.25mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	24d	1	1.30mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	15d	1	1.33mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	24d	1	1.33mi
3205 SE 7th St #201 Pompano Beach, FL	1.0	1.0	560	$1,900	$3.39	24d	1	1.36mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	24d	1	1.38mi
3216 SE 12th St #28 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	7d	1	1.40mi
3300 SE 5th St Apt 3 Pompano Beach, FL	1.0	1.0	490	$1,830	$3.73	24d	1	1.40mi
1101 NE 23rd Ter Unit 4 Pompano Beach, FL	1.0	1.0	500	$1,550	$3.10	11d	1	1.40mi
1101 NE 23rd Ter Pompano Beach, FL	1.0	1.0	500	$1,600	$3.20	11d	1	1.41mi
3218 SE 11th St Unit B Pompano Beach, FL	1.0	1.0	400	$1,350	$3.38	24d	1	1.43mi

HOA detail condo

• Monthly dues: $374 · $4,488/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-05-17
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-13
   listed $129,000 Active
4. 2019-10-21
   soldstatus $100,000
5. 2019-10-18
   soldstatus $100,000 Closed 119-char remark

   Show marketing remark (119 chars)

   NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

6. 2019-09-20
   historical Active Under Contract 119-char remark

   Show marketing remark (119 chars)

   NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

7. 2019-09-10
   status Active 119-char remark

   Show marketing remark (119 chars)

   NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

8. 2019-09-05
   price $105,000 119-char remark

   Show marketing remark (119 chars)

   NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

9. 2019-09-05
   status Active 119-char remark

   Show marketing remark (119 chars)

   NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

10. 2019-09-05
    historical 119-char remark

    Show marketing remark (119 chars)

    NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

11. 2019-07-29
    historical 119-char remark

    Show marketing remark (119 chars)

    NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

12. 2019-07-27
    price $100,000 119-char remark

    Show marketing remark (119 chars)

    NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

13. 2019-07-18
    listed $105,000 Active 119-char remark

    Show marketing remark (119 chars)

    NICE CONDO EAST POMPANO BEACH, WITH TITLE FLOOR, BEAUTIFUL GOOD FOR INVESTOR OR TO LIVE. VERY GOOD TENANT PAYING $1125

14. 2018-04-17
    historical
15. 2018-03-23
    listed $85,000 Active
16. 2016-05-10
    historical
17. 2016-01-08
    listed $75,000 Active
18. 2016-01-07
    historical
19. 2015-03-30
    price $75,900
20. 2015-03-19
    price $79,900
21. 2015-03-19
    listed $69,900 Active
22. 2014-05-15
    historical
23. 2014-05-05
    status Active
24. 2014-03-16
    historical
25. 2014-02-07
    listed $95,000 Active
26. 2011-12-02
    soldstatus $22,000

ⓘ 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: $3,081 · $257/mo
• Projected year-2 tax: $3,081 · $257/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,673
• − Mortgage interest: −$7,226
• − Property taxes: −$3,081
• − Insurance: −$645
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$4,488
• − Depreciation: −$3,753
• Taxable income: $1,533
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,792/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 — Pompano Beach

• Score: 74/100
• State rank: #284
• US rank: #4541

Category grades

Amenities F Commute A+ Cost of living B+ Crime B Employment D+ Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pompano Beach, FL
• County: Broward County · 1,963,430 people
• City population: 155,861
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,233
• Household income: $64,819
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2870.0

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 0.69)
• Race & ethnicity: Black 38% White 33% Hispanic / Latino 26% Two or more races 14%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 2% Slovak 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 23% French/Haitian/Cajun 13% Other Indo-European 2%

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: ▼ -131.09%
• Current HPI: 425.3083
• Rent YoY: ▲ 2.12%
• 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

+486.4% since first listed

26 events — show timeline

• 2026-05-17 Pending — MARMLS
• 2026-04-22 Contingent — MARMLS
• 2026-04-13 Listed $129,000 MARMLS
• 2019-10-21 Sold (Public Records) $100,000 Public Records
• 2019-10-18 Sold (MLS) $100,000 Beaches MLS
• 2019-09-20 Contingent — Beaches MLS
• 2019-09-10 Relisted — Beaches MLS
• 2019-09-05 Price Changed $105,000 Beaches MLS
• 2019-09-05 Relisted — Beaches MLS
• 2019-09-05 Listing Removed — Beaches MLS
• 2019-07-29 Listing Removed — Beaches MLS
• 2019-07-27 Price Changed $100,000 Beaches MLS
• 2019-07-18 Listed $105,000 Beaches MLS
• 2018-04-17 Listing Removed — Beaches MLS
• 2018-03-23 Listed $85,000 Beaches MLS
• 2016-05-10 Listing Removed — MARMLS
• 2016-01-08 Listed $75,000 MARMLS
• 2016-01-07 Listing Removed — MARMLS
• 2015-03-30 Price Changed $75,900 MARMLS
• 2015-03-19 Price Changed $79,900 MARMLS
• 2015-03-19 Listed $69,900 MARMLS
• 2014-05-15 Listing Removed — MARMLS
• 2014-05-05 Relisted — MARMLS
• 2014-03-16 Listing Removed — MARMLS
• 2014-02-07 Listed $95,000 MARMLS
• 2011-12-02 Sold (MLS) $22,000 MARMLS

Property tax history

+26.8%/yr

Latest (2025): $3,081 · +6.5% YoY. Source: county tax records.