2851 E Golf Blvd #206 · Pompano Beach, FL 33064

$119,000

2 bd · 1.0 ba · 760 sqft · Condo public records · 24 Days on market

Built 1968 $263/mo HOA · 13% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

LOCATION, LOCATION, LOCATION! Just 4 miles from the beach and conveniently located near Tri-Rail stations, this beautifully updated 2-bedroom, 1-bath condo is nestled in the desirable Leisureville Golf Community. Situated on the second floor, this unit offers peaceful golf course views and access to a free 9-hole golf course for residents. Freshly painted with new flooring, this move-in-ready condo is just steps from the pool, clubhouse, shuffleboard, billiards room, dry sauna, and more. Enjoy the Florida lifestyle in a vibrant 55+ community with resort-style amenities. Call today and make this slice of paradise your new home!

Key facts

• Golf course views
• Steps from the pool
• $263 HOA

Tags

• GOLF COURSE VIEWS
• FREE 9-HOLE GOLF COURSE
• STEPS FROM THE POOL
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Senior community
• Financial info: Not land-leased; Pets allowed with no restrictions
• HOA & community: Has association (Leisureville Association); Monthly HOA fee of 263; HOA covers common areas, golf, and pool service; Association amenities: Laundry, Pool (heated), Shuffleboard court, Storage, Community room, Maintained community, Maintenance

Exterior

• Parking: Detached carport; Attached carport; Total parking for 1 vehicle
• Security: Security features present (other)
• Utilities: Public water; Public sewer; Utilities: Other
• Home design: Condominium; Two stories (entry on second floor); Faces east; Resale condition
• Construction: Tile roof; Construction material: Other; 760 sq ft building area (public records)
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile; Wood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: other); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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: Palmview Elementary School (math 24% / reading 41%, grade F, #1,787 of 2,144 statewide, top 84%, 532 students, 82% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 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 (+1.8%/yr); 597 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $60k; list at $119k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 4.9

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,896
• Equity at exit: $17,743

10-year hold

• IRR: 13.5%
• Equity multiple: 2.01×
• Total profit: $33,552
• Equity at exit: $10,289

Cash invested: $33,320 (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: 597
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$624
• Tax from tax record: −$210 /mo · $2,514/yr
• Insurance: −$50
• HOA: −$263
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $447

Break-even live

Break-even rent $1,451

Max offer price $119,000

Occupancy floor 73%

Sensitivity live

Price	-10% $514	-5% $480	+0% $447	+5% $413	+10% $379
Rent	-10% $287	-5% $367	+0% $447	+5% $526	+10% $606
Rate	-1.0pp $507	-0.5pp $477	base $447	+0.5pp $416	+1.0pp $385

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	25d	1	0.06mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	16d	1	0.16mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	25d	1	0.16mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	25d	1	0.22mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	25d	1	0.22mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	13d	1	0.23mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	25d	1	0.23mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	25d	1	0.27mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	25d	1	0.33mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	16d	1	0.34mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	25d	1	0.34mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	25d	1	0.38mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	25d	1	0.42mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	25d	1	0.43mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	25d	1	0.44mi
231 NE 24th St Unit 1 Pompano Beach, FL	2.0	1.0	750	$2,250	$3.00	0d	1	0.45mi
3281 E Golf Blvd #4 Pompano Beach, FL	2.0	1.5	1020	$2,200	$2.16	25d	1	0.45mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	25d	1	0.49mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	3d	16	0.55mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	16d	4	0.67mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	25d	1	0.68mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	25d	1	0.73mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	25d	1	0.78mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,445	$2.74	0d	1	0.80mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	25d	1	0.97mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	25d	1	1.08mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	16d	1	1.09mi
1101 NE 23rd Pl Unit 1 Pompano Beach, FL	3.0	2.0	1117	$3,000	$2.69	25d	1	1.11mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	16d	1	1.11mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	25d	1	1.12mi
2797 NE 12th Ave Pompano Beach, FL	2.0	1.0	817	$2,740	$3.35	9d	1	1.13mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	21d	1	1.13mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	16d	1	1.14mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	25d	1	1.15mi
2933 NE 12th Ter Pompano Beach, FL	2.0	1.0	824	$2,700	$3.28	25d	1	1.17mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	25d	1	1.17mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	16d	1	1.19mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	25d	1	1.20mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	25d	1	1.20mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	25d	2	1.20mi

HOA detail condo

• Monthly dues: $263 · $3,156/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $119,000 Active 24 DOM
2. 2026-06-18
   days on market $119,000 Active 21 DOM
3. 2026-06-17
   days on market $119,000 Active 20 DOM
4. 2026-06-16
   days on market $119,000 Active 19 DOM
5. 2026-06-15
   days on market $119,000 Active 18 DOM
6. 2026-06-13
   days on market $119,000 Active 16 DOM
7. 2026-06-09
   days on market $119,000 Active 12 DOM
8. 2026-06-08
   days on market $119,000 Active 11 DOM
9. 2026-06-07
   days on market $119,000 Active 10 DOM
10. 2026-06-04
    days on market $119,000 Active 7 DOM
11. 2026-06-03
    days on market $119,000 Active 6 DOM
12. 2026-06-02
    days on market $119,000 Active 5 DOM
13. 2026-06-01
    days on market $119,000 Active 4 DOM
14. 2026-05-31
    days on market $119,000 Active 3 DOM
15. 2026-05-28
    listed $119,000 Active
16. 2026-03-27
    historical
17. 2025-10-29
    listed $110,000 Active
18. 2023-12-20
    historical
19. 2023-07-21
    listed $135,000 Active
20. 2023-07-10
    historical
21. 2023-01-11
    listed $135,000 Active
22. 2018-01-26
    soldstatus $60,200
23. 2014-03-03
    historical
24. 2014-02-28
    soldstatus $37,000 Closed
25. 2014-02-14
    status Pending
26. 2014-01-13
    listed $45,000 Active
27. 2012-09-18
    historical
28. 2012-04-30
    listed $37,500
29. 1987-08-31
    soldstatus $37,000
30. 1987-08-01
    soldstatus $37,000
31. 1973-05-01
    soldstatus $22,000

ⓘ 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: $2,514 · $210/mo
• Projected year-2 tax: $2,514 · $210/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: $24,196
• − Mortgage interest: −$6,666
• − Property taxes: −$2,514
• − Insurance: −$595
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$3,156
• − Depreciation: −$3,462
• Taxable income: $3,932
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,417/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

+440.9% since first listed

17 events — show timeline

• 2026-05-28 Listed $119,000 Beaches MLS
• 2026-03-27 Listing Removed — Beaches MLS
• 2025-10-29 Listed $110,000 Beaches MLS
• 2023-12-20 Listing Removed — MARMLS
• 2023-07-21 Listed $135,000 MARMLS
• 2023-07-10 Listing Removed — MARMLS
• 2023-01-11 Listed $135,000 MARMLS
• 2018-01-26 Sold (Public Records) $60,200 Public Records
• 2014-03-03 Listing Removed — Beaches MLS
• 2014-02-28 Sold (MLS) $37,000 Beaches MLS
• 2014-02-14 Pending — Beaches MLS
• 2014-01-13 Listed $45,000 Beaches MLS
• 2012-09-18 Listing Removed — Beaches MLS
• 2012-04-30 Listed $37,500 Beaches MLS
• 1987-08-31 Sold (Public Records) $37,000 Public Records
• 1987-08-01 Sold (Public Records) $37,000 Public Records
• 1973-05-01 Sold (Public Records) $22,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,514 · +6.4% YoY. Source: county tax records.