1245 S Flagler Ave S #303 · Pompano Beach, FL 33060

$174,900

2 bd · 2.0 ba · 905 sqft · Condo public records · 17 Days on market

Built 1980 $465/mo HOA · 19% 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 +19.7/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Welcome to 1245 S Flagler Ave, a great investment either you will live in it or rent it out right away! This delightful 2-bedroom, 2-bathroom unit boasts a clean, comfortable floorplan with laminate wood flooring in the living areas. Both bedrooms feature tile flooring and generous walk-in closets, while each bathroom offers a convenient tub/shower combination. Enjoy the luxury of your own private laundry, and unwind on the relaxing screened porch. The community amenities include a refreshing pool perfect for the Florida sunshine. Conveniently located near shopping, dining, and beautiful beaches, this home is everything you've been looking for!

Key facts

• $465 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Townhouse Village association; Monthly HOA fee; Community pool; HOA covers trash, water and common areas

Exterior

• Parking: Assigned parking; Guest parking (1 open space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Condominium; 2-story building; First floor entry; Faces north; Resale condition
• Construction: Built with CBS construction; Flat and mansard roof
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Stacked bedroom layout
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% 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 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 339 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,469/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 2870% 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 $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 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; list at $175k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 5.9

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-17,095
• Equity at exit: $26,078

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-5,331
• Equity at exit: $15,122

Cash invested: $48,972 (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: 339
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$917
• Tax from tax record: −$290 /mo · $3,484/yr
• Insurance: −$73
• HOA: −$465
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $205

Break-even live

Break-even rent $2,209

Max offer price $174,900

Occupancy floor 87%

Sensitivity live

Price	-10% $304	-5% $254	+0% $205	+5% $155	+10% $106
Rent	-10% $10	-5% $107	+0% $205	+5% $302	+10% $400
Rate	-1.0pp $293	-0.5pp $249	base $205	+0.5pp $160	+1.0pp $113

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	7d	1	0.12mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	26d	1	0.57mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	9d	1	0.94mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	26d	1	0.98mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	26d	1	0.99mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	26d	1	1.02mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	26d	1	1.03mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	26d	1	1.04mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	26d	1	1.05mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	26d	1	1.05mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	13d	1	1.06mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	13d	1	1.06mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,137	$3.33	0d	31	1.07mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	16d	1	1.08mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	26d	1	1.10mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	5d	1	1.14mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	6d	1	1.14mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	26d	1	1.16mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	16d	1	1.16mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	15d	1	1.16mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	26d	1	1.19mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	26d	1	1.28mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	16d	1	1.28mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	26d	1	1.31mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	0d	15	1.32mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	26d	1	1.33mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	26d	2	1.34mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	26d	1	1.36mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,718	$3.65	0d	17	1.37mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	26d	3	1.37mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	26d	1	1.38mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	26d	1	1.40mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	0d	47	1.40mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,774	$2.54	0d	16	1.41mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	13d	2	1.42mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	26d	1	1.43mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	26d	1	1.44mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	1.45mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	18d	1	1.48mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $174,900 Active 17 DOM
2. 2026-06-18
   days on market $174,900 Active 14 DOM
3. 2026-06-17
   days on market $174,900 Active 13 DOM
4. 2026-06-16
   days on market $174,900 Active 12 DOM
5. 2026-06-15
   days on market $174,900 Active 11 DOM
6. 2026-06-13
   days on market $174,900 Active 9 DOM
7. 2026-06-09
   days on market $174,900 Active 5 DOM
8. 2026-06-08
   days on market $174,900 Active 4 DOM
9. 2026-06-07
   days on market $174,900 Active 3 DOM
10. 2026-06-04
    remarks 652-char remark
11. 2026-06-04
    listed $174,900 Active 1 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: $3,484 · $290/mo
• Projected year-2 tax: $3,484 · $290/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 X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $29,624
• − Mortgage interest: −$9,797
• − Property taxes: −$3,484
• − Insurance: −$874
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$5,580
• − Depreciation: −$5,088
• Taxable income: $61
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $2,444/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

+483.0% since first listed

12 events — show timeline

• 2026-06-04 Listed $174,900 Beaches MLS
• 2025-01-05 Rental Removed $1,850 GFLMLS
• 2024-10-24 Listed for Rent $1,850 GFLMLS
• 2018-08-01 Sold (Public Records) $100,000 Public Records
• 2014-08-28 Sold (Public Records) $61,250 Public Records
• 2014-06-01 Listing Removed — Beaches MLS
• 2014-05-16 Price Changed $69,000 Beaches MLS
• 2014-05-12 Pending — Beaches MLS
• 2014-03-24 Relisted — Beaches MLS
• 2014-03-24 Price Changed $75,000 Beaches MLS
• 2014-02-12 Listed $85,000 Beaches MLS
• 1996-06-10 Sold (Public Records) $30,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,484 · +3.9% YoY. Source: county tax records.