831 NW 17th Ter Unit 1-4 · Pompano Beach, FL 33069

$689,000

None bd · None ba · 1,428 sqft · Condo public records · 20 Days on market

Built 1959

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Cash flow +3.4/30.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

ALL UNITS ARE LEASED VIEWIN MUST BE DONE DURING INSPECTION

Key facts

• 4,500 sq ft lot
• Built 1959
• Listed 20 days

Property features AI

Finance

• Financial info: Two total units on the parcel; Tenants pay electricity and water; Pets allowed with no restrictions; Part of a 4-unit community

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone connected; Separate electric meter for each unit (4); Separate gas meter for each unit (4)
• Home design: Quadruplex; Single-story building; Owner-reported building area 1,440
• Construction: Concrete block (no stucco) construction; Built as part of a 4-unit community
• Exterior features: Shingle roof; Not waterfront

Interior

• Flooring: Carpet; Ceramic tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and ceramic tile flooring

What this means for you Summary

Snapshot

• This is a condo listed at $689k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (53.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (58.7% below list).
• Recommended offer: $285k (58.7% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Robert C. Markham Elementary (math 15% / reading 23%, grade F, #2,111 of 2,144 statewide, top 99%, 580 students, 75% FRL); Crystal Lake Middle School (math 24% / reading 38%, grade F, #462 of 571 statewide, top 81%, 1,055 students, 74% FRL); Blanche Ely High School (math 7% / reading 29%, grade F, #570 of 667 statewide, top 86%, 1,906 students, 75% FRL) — zoned schools average 75% FRL vs 51% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-25 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,847/mo this rent would consume 57% of the median local household income ($60k/yr) (locally 1670% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 20 days — a 2% lower offer ($679k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $689k implies a 4493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,713 (58.7% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.41% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.06%
• DSCR: 0.42
• GRM: 20.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -43.5%
• Equity multiple: -0.32×
• Total profit: $-253,962
• Equity at exit: $102,732

10-year hold

• IRR: -94.1%
• Equity multiple: -1.21×
• Total profit: $-426,484
• Equity at exit: $59,572

Cash invested: $192,920 (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 33069

• Home prices YoY: -1.1%
• Rents YoY: -0.3%
• Active inventory: 438
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $2,847 high
• Mortgage (P&I): −$3,613
• Tax from tax record: −$449 /mo · $5,389/yr
• Insurance: −$287
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-2,100

Break-even live

Break-even rent $5,506

Max offer price $317,997

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: $172,250
• Closing costs: $20,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1880 NW 8th St Pompano Beach, FL	3.0	2.0	1539	$3,400	$2.21	21d	1	0.14mi
1880 NW 8th St Unit 1880 Pompano Beach, FL	3.0	2.0	1539	$3,400	$2.21	5d	1	0.14mi
990 Powerline Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	833	$2,388	$2.87	2d	14	0.28mi
2143 NW 4th St Unit 2 Pompano Beach, FL	3.0	2.5	1415	$3,200	$2.26	24d	1	0.48mi
2321 NW 6th St Pompano Beach, FL	3.0	2.0	1404	$3,300	$2.35	24d	1	0.50mi
480 NW 27th Ave Pompano Beach, FL	2.0	2.5	1260	$2,800	$2.22	24d	1	0.81mi
939 NW 3rd St Unit 939 Pompano Beach, FL	3.0	2.5	1597	$3,300	$2.07	24d	1	0.82mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	24d	1	0.83mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	8d	1	0.83mi
1305 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	24d	1	0.84mi
1313 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$3,200	$2.37	24d	1	0.84mi
920 NW 8th Ave Unit 3 Pompano Beach, FL	2.0	1.5	1150	$1,900	$1.65	11d	1	0.85mi
2900 NW 8th St Pompano Beach, FL	3.0	2.0	1144	$2,600	$2.27	24d	1	0.94mi
2720 NW 2nd St Pompano Beach, FL	3.0	2.0	1210	$2,700	$2.23	24d	1	0.95mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	24d	3	1.00mi
635 NW 30th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	3d	1	1.05mi
841 NW 5th Ave Unit 1 Pompano Beach, FL	2.0	1.0	1000	$1,500	$1.50	24d	1	1.06mi
774 NW 16th Pl Pompano Beach, FL	3.0	2.0	1446	$3,000	$2.07	24d	1	1.09mi
355 NW 30th Ave Unit 0601 Pompano Beach, FL	3.0	2.5	1348	$3,275	$2.43	24d	1	1.10mi
355 NW 30th Ter Pompano Beach, FL	3.0	3.0	1355	$3,275	$2.42	11d	1	1.10mi
305 NW 30th Ave Unit 305 Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	24d	1	1.11mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	15d	1	1.12mi
650 NW 30th Ave Pompano Beach, FL	3.0	2.5	1428	$3,087	$2.16	2d	7	1.13mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	24d	1	1.14mi
2829 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1020	$1,950	$1.91	21d	1	1.15mi
880 NW 3rd Way Unit 880 Pompano Beach, FL	3.0	2.5	1597	$3,600	$2.25	24d	1	1.16mi
880 NW 3rd Way Unit 880 Pompano Beach, FL	3.0	2.5	1597	$3,600	$2.25	8d	1	1.16mi
844 NW 3rd Way Unit 844 Pompano Beach, FL	3.0	2.5	1621	$3,500	$2.16	24d	1	1.16mi
844 NW 3rd Way Unit 844 Pompano Beach, FL	3.0	2.5	1621	$3,500	$2.16	10d	1	1.16mi
374 NW 31st Ave Pompano Beach, FL	3.0	1.0	1066	$2,600	$2.44	24d	1	1.22mi
816 NW 3rd Ter Unit 818 Pompano Beach, FL	3.0	2.5	1597	$3,350	$2.10	5d	1	1.23mi
816 NW 3rd Ter Unit 818 Pompano Beach, FL	3.0	2.5	1597	$3,350	$2.10	24d	1	1.23mi
2801 N Course Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	991	$2,325	$2.35	24d	12	1.24mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,100	$1.88	21d	1	1.27mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	4d	1	1.27mi
704 NW 3rd Ave Pompano Beach, FL	3.0	1.0	1156	$2,600	$2.25	24d	1	1.27mi
2900 N Course Dr #208 Pompano Beach, FL	3.0	2.5	1620	$2,695	$1.66	19d	1	1.29mi
2900 N Course Dr #107 Pompano Beach, FL	2.0	2.0	1216	$2,150	$1.77	15d	1	1.29mi
2500 SW 7th St Pompano Beach, FL	3.0	1.0–3.0	1216	$4,097	$3.37	3d	45	1.34mi
2751 N Palm Aire Dr #402 Pompano Beach, FL	2.0	2.0	1064	$2,300	$2.16	24d	1	1.35mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $689,000 Active 20 DOM
2. 2026-06-17
   days on market $689,000 Active 19 DOM
3. 2026-06-16
   days on market $689,000 Active 18 DOM
4. 2026-06-15
   days on market $689,000 Active 17 DOM
5. 2026-06-13
   days on market $689,000 Active 15 DOM
6. 2026-06-09
   days on market $689,000 Active 11 DOM
7. 2026-06-08
   days on market $689,000 Active 10 DOM
8. 2026-06-07
   days on market $689,000 Active 9 DOM
9. 2026-06-04
   days on market $689,000 Active 6 DOM
10. 2026-06-03
    days on market $689,000 Active 5 DOM
11. 2026-06-02
    days on market $689,000 Active 4 DOM
12. 2026-06-01
    days on market $689,000 Active 3 DOM
13. 2026-05-31
    days on market $689,000 Active 2 DOM

ⓘ 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: $5,389 · $449/mo
• Projected year-2 tax: $5,719 · $477/mo
• Expected delta: +$329/yr (+$27/mo · 6.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,166
• − Mortgage interest: −$38,595
• − Property taxes: −$5,389
• − Insurance: −$3,445
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − Depreciation: −$20,044
• Taxable loss: −$38,774
• Est. tax savings @ 24.0%: +$9,306
• After-tax cash flow: $-15,896/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): 29,145
• Household income: $59,683
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1670.0

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 0.72)
• Race & ethnicity: Black 33% White 32% Hispanic / Latino 26% Two or more races 21% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 9% Estonian 2% Romanian 2%
• Foreign-born: 33% · Canada, Jamaica
• Languages at home: 61% English-only · Spanish 23% French/Haitian/Cajun 9% Other Indo-European 5%

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: ▼ -3.16%
• Current HPI: 297.1774
• Rent YoY: ▼ -0.29%
• 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

+4493.3% since first listed

2 events — show timeline

• 2026-05-29 Listed $689,000 Beaches MLS
• 1983-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $5,389 · +8.5% YoY. Source: county tax records.