1105 S Flagler Ave #601 · Pompano Beach, FL 33060

$170,000

2 bd · 2.0 ba · 905 sqft · Condo public records · 99 Days on market

Built 1985 $300/mo HOA · 12% 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 +24.9/30.0
• 1% rule +9.1/10.0
• DSCR +8.1/10.0
• 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

Gorgeous 2 Bedrooms And 2 Bathroom Totally Updated Kitchen And Bathrooms. Washer And Dryer In Unit, WaterIncluded, All ages Welcome! Will be vacant on Tuesday may 20, 2025. Ready For Immediate Move In! Tennis CourtAnd Pool. tenant occupied 1700$ per month annual lease started May 31 2026. this is NOT a 55 and over . all ages approval. no fico requirements. private lending . private lending available. owner agent

Key facts

• Tennis court
• Water included
• Updated kitchen

Tags

• UPDATED KITCHEN
• TENNIS COURT
• POOL
• WASHER AND DRYER IN UNIT
• WATER INCLUDED

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $300; Community pool; Senior community; Pets allowed (size limit)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Water included in association fees; Trash included in association fees
• Home design: Condominium; Resale; Entry level: 1
• Construction: Construction: Other; Stories total: 0
• Exterior features: Screened porch; Porch; First-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Dishwasher; Refrigerator; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Cypress Elementary School (math 26% / reading 30%, grade F, #1,951 of 2,144 statewide, top 91%, 740 students, 80% 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 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 338 active listings in the ZIP; 40 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 45% 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 $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 99 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.41% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• 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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,195
• Equity at exit: $25,348

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $17,025
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$891
• Tax from tax record: −$273 /mo · $3,280/yr
• Insurance: −$71
• HOA: −$300
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $364

Break-even live

Break-even rent $1,944

Max offer price $170,000

Occupancy floor 80%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	5d	1	0.15mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	24d	1	0.57mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	7d	1	0.81mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	24d	1	0.85mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	24d	1	0.85mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	24d	1	0.89mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	24d	1	0.90mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	24d	1	0.90mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	24d	1	0.92mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	24d	1	0.92mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	11d	1	0.94mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	11d	1	0.94mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	0.96mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	3d	1	1.00mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	4d	1	1.00mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	24d	1	1.02mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	15d	1	1.02mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	1.04mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	24d	1	1.07mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	2d	31	1.14mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	15d	1	1.15mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	24d	1	1.18mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	24d	1	1.21mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	24d	1	1.22mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	24d	2	1.23mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,711	$3.65	1d	19	1.25mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	24d	3	1.26mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	1.26mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	2d	47	1.27mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	1.29mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	1.29mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	1.32mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	1.35mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	1.35mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.36mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	2d	16	1.37mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	24d	1	1.39mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	16d	1	1.39mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,694	$2.47	2d	17	1.44mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	24d	3	1.46mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $170,000 Active 99 DOM
2. 2026-06-17
   days on market $170,000 Active 98 DOM
3. 2026-06-16
   days on market $170,000 Active 97 DOM
4. 2026-06-15
   days on market $170,000 Active 96 DOM
5. 2026-06-13
   days on market $170,000 Active 94 DOM
6. 2026-06-09
   days on market $170,000 Active 90 DOM
7. 2026-06-07
   days on market $170,000 Active 88 DOM
8. 2026-06-04
   days on market $170,000 Active 85 DOM
9. 2026-06-03
   days on market $170,000 Active 84 DOM
10. 2026-06-02
    days on market $170,000 Active 83 DOM
11. 2026-06-01
    days on market $170,000 Active 82 DOM
12. 2026-05-31
    days on market $170,000 Active 81 DOM
13. 2026-05-09
    price $170,000
14. 2026-05-09
    price $168,000
15. 2026-05-09
    price $170,000
16. 2026-05-09
    price $171,000
17. 2026-03-13
    price $152,000
18. 2026-03-13
    price $153,000
19. 2025-11-06
    listed $164,000 Active
20. 2025-11-03
    historical
21. 2025-10-01
    price $190,000
22. 2025-05-29
    historical $1,700
23. 2025-05-23
    listed $1,700
24. 2025-05-17
    listed $195,000 Active
25. 2014-07-30
    soldstatus $100,000
26. 2005-03-31
    soldstatus $156,800
27. 2001-09-14
    soldstatus $43,000

ⓘ 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: $3,280 · $273/mo
• Projected year-2 tax: $3,280 · $273/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: $28,861
• − Mortgage interest: −$9,523
• − Property taxes: −$3,280
• − Insurance: −$850
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$3,600
• − Depreciation: −$4,945
• Taxable income: $2,045
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $3,881/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

+295.3% since first listed

15 events — show timeline

• 2026-05-09 Price Changed $170,000 Beaches MLS
• 2026-05-09 Price Changed $168,000 Beaches MLS
• 2026-05-09 Price Changed $170,000 Beaches MLS
• 2026-05-09 Price Changed $171,000 Beaches MLS
• 2026-03-13 Price Changed $152,000 Beaches MLS
• 2026-03-13 Price Changed $153,000 Beaches MLS
• 2025-11-06 Listed $164,000 Beaches MLS
• 2025-11-03 Listing Removed — MARMLS
• 2025-10-01 Price Changed $190,000 MARMLS
• 2025-05-29 Rental Removed $1,700 MARMLS
• 2025-05-23 Listed for Rent $1,700 MARMLS
• 2025-05-17 Listed $195,000 MARMLS
• 2014-07-30 Sold (Public Records) $100,000 Public Records
• 2005-03-31 Sold (Public Records) $156,800 Public Records
• 2001-09-14 Sold (Public Records) $43,000 Public Records

Property tax history

+27.4%/yr

Latest (2025): $3,280 · +7.2% YoY. Source: county tax records.