2551 W Golf Blvd #204 · Pompano Beach, FL 33064

$109,000

2 bd · 1.0 ba · 705 sqft · Condo public records · 97 Days on market

Built 1970 $513/mo HOA · 29% 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 +15.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pompano Beach Golf Community 2 BR/1BA Condo in 55+ Leisureville. East of 95 and minutes to the Beach. Free Golf for all residents of Leisureville. Amenities include: Scheduled shuttle bus, 2 pools, Shuffleboard, and more. Cash only. Must be 55 years old to live in Leisureville. Mandatory Credit score of 700. , A/C 2004, HWH 2004. MANDATORY 1 (ONE) pet permitted. NO LANDLEASE. Condo Bldg Cert done 2010.

Key facts

• New a/c system
• Florida room
• New washing machine

Tags

• LEISUREVILLE GOLF COMMUNITY
• FLORIDA ROOM
• NEW SIEMENS ELECTRICAL PANEL
• NEW A/C SYSTEM
• NEW WASHING MACHINE

Property features AI

Finance

• Other: Pets allowed with restrictions (breed restrictions and number limits)
• HOA & community: Association: Leisureville Pompano Beach; Monthly association fee; Association amenities include clubhouse, fitness center, golf course, laundry, management, picnic area, parking, pool, shuffleboard, on-site manager, trash chute, bocce ball, community room, kitchen facilities, library, maintained community, street lights, maintenance, recreation facilities; Association fee covers sewer, trash, water, common areas, golf, reserve funds, and pool service; Senior community

Exterior

• Parking: One parking space; Asphalt parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One level (unit on one level); Faces north; Resale condition
• Construction: CBS construction; Shingle roof; Building has two stories total
• Exterior features: Many trees; Asphalt road (public maintained)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closet(s); Stacked bedroom layout; Furnished
• Laundry & utility: Laundry in common area; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (17.1% below list).
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $90k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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 (+1.8%/yr); 591 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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 97 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 29% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,360 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.61% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -25.7%
• Equity multiple: 0.15×
• Total profit: $-26,086
• Equity at exit: $16,252

10-year hold

• IRR: -30.8%
• Equity multiple: -0.25×
• Total profit: $-38,156
• Equity at exit: $9,424

Cash invested: $30,520 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$572
• Tax from tax record: −$214 /mo · $2,565/yr
• Insurance: −$45
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$513
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-106

Break-even live

Break-even rent $1,893

Max offer price $90,360

Occupancy floor —

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	24d	1	0.02mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	14d	1	0.27mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	0.44mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	0.61mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	14d	1	0.61mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	2d	16	0.75mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	14d	4	0.79mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.84mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	24d	1	0.98mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	24d	1	1.05mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	1.18mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	24d	1	1.24mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	24d	1	1.39mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	14d	1	1.39mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	1.44mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $109,000 Active 97 DOM
2. 2026-06-17
   days on market $109,000 Active 96 DOM
3. 2026-06-16
   days on market $109,000 Active 95 DOM
4. 2026-06-15
   days on market $109,000 Active 94 DOM
5. 2026-06-13
   days on market $109,000 Active 92 DOM
6. 2026-06-09
   days on market $109,000 Active 88 DOM
7. 2026-06-08
   days on market $109,000 Active 87 DOM
8. 2026-06-07
   days on market $109,000 Active 86 DOM
9. 2026-06-04
   days on market $109,000 Active 83 DOM
10. 2026-06-03
    days on market $109,000 Active 82 DOM
11. 2026-06-02
    days on market $109,000 Active 81 DOM
12. 2026-06-01
    days on market $109,000 Active 80 DOM
13. 2026-05-31
    days on market $109,000 Active 79 DOM
14. 2026-03-13
    listed $112,000 Active
15. 2023-03-02
    soldstatus $105,600
16. 2023-02-28
    soldstatus $105,550 Closed 406-char remark

    Show marketing remark (406 chars)

    Pompano Beach Golf Community 2 BR/1BA Condo in 55+ Leisureville. East of 95 and minutes to the Beach. Free Golf for all residents of Leisureville. Amenities include: Scheduled shuttle bus, 2 pools, Shuffleboard, and more. Cash only. Must be 55 years old to live in Leisureville. Mandatory Credit score of 700. , A/C 2004, HWH 2004. MANDATORY 1 (ONE) pet permitted. NO LANDLEASE. Condo Bldg Cert done 2010.

17. 2023-01-27
    historical Active Under Contract 406-char remark

    Show marketing remark (406 chars)

    Pompano Beach Golf Community 2 BR/1BA Condo in 55+ Leisureville. East of 95 and minutes to the Beach. Free Golf for all residents of Leisureville. Amenities include: Scheduled shuttle bus, 2 pools, Shuffleboard, and more. Cash only. Must be 55 years old to live in Leisureville. Mandatory Credit score of 700. , A/C 2004, HWH 2004. MANDATORY 1 (ONE) pet permitted. NO LANDLEASE. Condo Bldg Cert done 2010.

18. 2023-01-22
    listed $99,000 Active 406-char remark

    Show marketing remark (406 chars)

    Pompano Beach Golf Community 2 BR/1BA Condo in 55+ Leisureville. East of 95 and minutes to the Beach. Free Golf for all residents of Leisureville. Amenities include: Scheduled shuttle bus, 2 pools, Shuffleboard, and more. Cash only. Must be 55 years old to live in Leisureville. Mandatory Credit score of 700. , A/C 2004, HWH 2004. MANDATORY 1 (ONE) pet permitted. NO LANDLEASE. Condo Bldg Cert done 2010.

19. 2019-03-05
    historical
20. 2019-02-16
    price $64,900
21. 2019-01-15
    listed $69,900 Active
22. 1998-11-19
    soldstatus $18,000
23. 1976-03-01
    soldstatus $17,700

ⓘ 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: $2,565 · $214/mo
• Projected year-2 tax: $2,565 · $214/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 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥106°F today · 12 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: $21,119
• − Mortgage interest: −$6,106
• − Property taxes: −$2,565
• − Insurance: −$2,370
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$6,156
• − Depreciation: −$3,171
• Taxable loss: −$2,628
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $-636/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): 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

+532.8% since first listed

10 events — show timeline

• 2026-03-13 Listed $112,000 Beaches MLS
• 2023-03-02 Sold (Public Records) $105,600 Public Records
• 2023-02-28 Sold (MLS) $105,550 Beaches MLS
• 2023-01-27 Contingent — Beaches MLS
• 2023-01-22 Listed $99,000 Beaches MLS
• 2019-03-05 Listing Removed — Beaches MLS
• 2019-02-16 Price Changed $64,900 Beaches MLS
• 2019-01-15 Listed $69,900 Beaches MLS
• 1998-11-19 Sold (Public Records) $18,000 Public Records
• 1976-03-01 Sold (Public Records) $17,700 Public Records

Property tax history

+25.1%/yr

Latest (2025): $2,565 · +1.6% YoY. Source: county tax records.