801 S Federal Hwy #301 · Pompano Beach, FL 33062

$330,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 100 Days on market

Built 1972

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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
• Cash flow +4.2/30.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular end unit condo 2/2 ready to move in, a must see!! Fully remodeled w/ high end upgrades. Kitchen w/ solid wood cabinets & stainless-steel appliances. 2 large bedrooms w/ wood floors & walk-in closets. Master bedroom w/ floor to ceiling windows overlooking a beautiful canal. Both bathrooms remodeled w/ travertine tile. Living room leads out to a large balcony w/ water view. This gem won’t last! Building amenities: onsite management, heated pool, sauna, fitness room, clubhouse w/ kitchen & billiard table. BBQ/picnic area, vehicle wash area. Attention boaters!! Beautiful large dock w/ close access to the main intercoastal waterway. Dock space for rent upon availability. Close to the beach, fine dining, shopping, entertainment, fishing pier, dog park, public golf course and much more!

Key facts

• Water views
• Private balcony
• Walk-in closets

Tags

• WALK-IN CLOSETS
• PRIVATE BALCONY
• WATER VIEWS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• SS APPLIANCES

Property features AI

Finance

• Financial info: No land lease

Exterior

• Pool: Private inground pool with electric heat; Fenced pool; Automatic chlorination; Free-form pool
• Parking: Deeded parking; Guest parking; 1 parking space
• Security: Fire alarm; Smoke detectors; Key card entry; Entry phone/intercom; Security system; Other security features
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; Faces east; Located in Waterford Point (12-story building)
• Construction: Block construction; Other roof type
• Exterior features: Private-maintained road; Ocean access with fixed bridge

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric range; Gas range; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Blinds, drapes and rods; Furnished negotiable
• Laundry & utility: Laundry in multiple locations

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-888 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (8.9% below list).
• Recommended offer: $300k (9.0% below list) — sets the bar for market timing.

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 soft (-0.4%/yr); 850 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 43% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $10k 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 100 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate flood risk; 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 $300,300 (9.0% 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 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.91% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.53%
• DSCR: 0.49
• GRM: 9.1

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: -42.7%
• Equity multiple: -0.28×
• Total profit: $-118,170
• Equity at exit: $49,204

10-year hold

• IRR: —
• Equity multiple: -1.24×
• Total profit: $-207,118
• Equity at exit: $28,532

Cash invested: $92,400 (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 33062

• Rents YoY: -0.4%
• Active inventory: 850
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,008 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$512 /mo · $6,139/yr
• Insurance: −$138
• HOA est. from 2 same-building comps: −$884
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-888

Break-even live

Break-even rent $4,131

Max offer price $173,203

Occupancy floor —

Sensitivity live

Price	-10% $-701	-5% $-794	+0% $-888	+5% $-981	+10% $-1,074
Rent	-10% $-1,125	-5% $-1,006	+0% $-888	+5% $-769	+10% $-650
Rate	-1.0pp $-721	-0.5pp $-804	base $-888	+0.5pp $-973	+1.0pp $-1,060

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	5d	1	0.04mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	25d	1	0.13mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	16d	6	0.16mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	5d	3	0.16mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	25d	6	0.16mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	25d	1	0.24mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	18d	1	0.45mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	16d	1	0.45mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	16d	1	0.46mi
391 SE 15th Ave Pompano Beach, FL	3.0	2.0	1332	$5,000	$3.75	25d	1	0.46mi
1971 SE 5th Ct Unit 303E Pompano Beach, FL	2.0	2.0	960	$2,400	$2.50	23d	1	0.47mi
1971 SE 5th Ct Pompano Beach, FL	2.0	2.0	960	$2,050	$2.14	25d	2	0.47mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	25d	1	0.48mi
1839 SE 4th St Pompano Beach, FL	2.0	2.5	1222	$3,800	$3.11	9d	1	0.52mi
2333 SE 5th St #2333 Pompano Beach, FL	3.0	2.5	1440	$3,200	$2.22	25d	1	0.53mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	25d	1	0.54mi
320 SE 11th Ave Pompano Beach, FL	3.0	2.0	1350	$2,250	$1.67	25d	1	0.61mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	25d	1	0.64mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	23d	1	0.64mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	25d	1	0.64mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	2d	1	0.65mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	25d	1	0.65mi
160 SE 15th Ave Pompano Beach, FL	2.0	1.0	1200	$2,800	$2.33	20d	1	0.66mi
160 SE 15th Ave Pompano Beach, FL	2.0	1.0	1200	$2,800	$2.33	0d	1	0.66mi
160 SE 15th Ave Pompano Beach, FL	3.0	2.0	1500	$3,900	$2.60	21d	1	0.66mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	25d	1	0.66mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	25d	1	0.67mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	25d	1	0.69mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	18d	1	0.69mi
1201 S Riverside Dr #106 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	25d	1	0.70mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	9d	1	0.70mi
8 SE 19th Ave #11 Pompano Beach, FL	2.0	1.0	842	$1,795	$2.13	25d	1	0.70mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	25d	1	0.72mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	6d	1	0.76mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	25d	2	0.76mi
3201 SE 12th St Unit B4 Pompano Beach, FL	2.0	2.0	1000	$2,400	$2.40	25d	1	0.76mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	25d	1	0.76mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,774	$2.54	0d	16	0.77mi
3208 SE 11th St #201 Pompano Beach, FL	2.0	2.0	914	$2,200	$2.41	12d	1	0.79mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	13d	2	0.79mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-21
   days on market $330,000 Active 100 DOM
2. 2026-06-18
   days on market $330,000 Active 97 DOM
3. 2026-06-17
   days on market $330,000 Active 96 DOM
4. 2026-06-16
   days on market $330,000 Active 95 DOM
5. 2026-06-15
   days on market $330,000 Active 94 DOM
6. 2026-06-13
   days on market $330,000 Active 92 DOM
7. 2026-06-09
   days on market $330,000 Active 88 DOM
8. 2026-06-08
   days on market $330,000 Active 87 DOM
9. 2026-06-07
   days on market $330,000 Active 86 DOM
10. 2026-06-04
    days on market $330,000 Active 83 DOM
11. 2026-06-03
    days on market $330,000 Active 82 DOM
12. 2026-06-02
    days on market $330,000 Active 81 DOM
13. 2026-06-01
    days on market $330,000 Active 80 DOM
14. 2026-05-31
    days on market $330,000 Active 79 DOM
15. 2026-03-23
    price $330,000
16. 2026-03-13
    listed $350,000 Active
17. 2023-07-06
    soldstatus $359,000
18. 2022-03-24
    soldstatus $305,000
19. 2022-03-02
    soldstatus $305,000 Closed 828-char remark

    Show marketing remark (828 chars)

    Spectacular end unit condo 2/2 ready to move in, a must see!! Fully remodeled w/ high end upgrades. Kitchen w/ solid wood cabinets & stainless-steel appliances. 2 large bedrooms w/ wood floors & walk-in closets. Master bedroom w/ floor to ceiling windows overlooking a beautiful canal. Both bathrooms remodeled w/ travertine tile. Living room leads out to a large balcony w/ water view. This gem won’t last! Building amenities: onsite management, heated pool, sauna, fitness room, clubhouse w/ kitchen & billiard table. BBQ/picnic area, vehicle wash area. Attention boaters!! Beautiful large dock w/ close access to the main intercoastal waterway. Dock space for rent upon availability. Close to the beach, fine dining, shopping, entertainment, fishing pier, dog park, public golf course and much more!

20. 2022-02-02
    historical Active Under Contract 828-char remark

    Show marketing remark (828 chars)

    Spectacular end unit condo 2/2 ready to move in, a must see!! Fully remodeled w/ high end upgrades. Kitchen w/ solid wood cabinets & stainless-steel appliances. 2 large bedrooms w/ wood floors & walk-in closets. Master bedroom w/ floor to ceiling windows overlooking a beautiful canal. Both bathrooms remodeled w/ travertine tile. Living room leads out to a large balcony w/ water view. This gem won’t last! Building amenities: onsite management, heated pool, sauna, fitness room, clubhouse w/ kitchen & billiard table. BBQ/picnic area, vehicle wash area. Attention boaters!! Beautiful large dock w/ close access to the main intercoastal waterway. Dock space for rent upon availability. Close to the beach, fine dining, shopping, entertainment, fishing pier, dog park, public golf course and much more!

21. 2022-01-29
    listed $295,000 Active 828-char remark

    Show marketing remark (828 chars)

    Spectacular end unit condo 2/2 ready to move in, a must see!! Fully remodeled w/ high end upgrades. Kitchen w/ solid wood cabinets & stainless-steel appliances. 2 large bedrooms w/ wood floors & walk-in closets. Master bedroom w/ floor to ceiling windows overlooking a beautiful canal. Both bathrooms remodeled w/ travertine tile. Living room leads out to a large balcony w/ water view. This gem won’t last! Building amenities: onsite management, heated pool, sauna, fitness room, clubhouse w/ kitchen & billiard table. BBQ/picnic area, vehicle wash area. Attention boaters!! Beautiful large dock w/ close access to the main intercoastal waterway. Dock space for rent upon availability. Close to the beach, fine dining, shopping, entertainment, fishing pier, dog park, public golf course and much more!

22. 1997-04-14
    soldstatus $80,000
23. 1990-02-27
    soldstatus $90,500

ⓘ 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: $6,139 · $512/mo
• Projected year-2 tax: $6,139 · $512/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 5/10 Major FEMA zone X (shaded) · 42% 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: $36,091
• − Mortgage interest: −$18,485
• − Property taxes: −$6,139
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,887
• − Management: −$2,887
• − HOA: −$10,608
• − Depreciation: −$9,600
• Taxable loss: −$16,165
• Est. tax savings @ 24.0%: +$3,880
• After-tax cash flow: $-6,772/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): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

+264.6% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $330,000 Beaches MLS
• 2026-03-13 Listed $350,000 Beaches MLS
• 2023-07-06 Sold (Public Records) $359,000 Public Records
• 2022-03-24 Sold (Public Records) $305,000 Public Records
• 2022-03-02 Sold (MLS) $305,000 MARMLS
• 2022-02-02 Contingent — MARMLS
• 2022-01-29 Listed $295,000 MARMLS
• 1997-04-14 Sold (Public Records) $80,000 Public Records
• 1990-02-27 Sold (Public Records) $90,500 Public Records

Property tax history

+14.3%/yr

Latest (2025): $6,139 · -6.4% YoY. Source: county tax records.