2601 NE 14th Street Cswy · Pompano Beach, FL 33062

$150,000

1 bd · 2.0 ba · 760 sqft · Condo · 37 Days on market

Built 1969

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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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Gem 55 and over community walking distance to the beach. Needs some TLC Haa a club house. Putting green and bbq. 1 bed 1.5 bathroom with a balcony. End unit. Located on the 3rd floor

Key facts

• Bbq
• Balcony
• End unit

Tags

• WALKING DISTANCE TO THE BEACH
• CLUB HOUSE
• PUTTING GREEN
• BBQ
• BALCONY
• END UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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); 843 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $1k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.58% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 5.3

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: -6.3%
• Equity multiple: 0.78×
• Total profit: $-9,354
• Equity at exit: $22,365

10-year hold

• IRR: -2.5%
• Equity multiple: 0.86×
• Total profit: $-5,834
• Equity at exit: $12,969

Cash invested: $42,000 (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: 843
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA est. from 7 same-building comps: −$496
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $338

Break-even live

Break-even rent $1,940

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2683 NE 15th St #2683 Pompano Beach, FL	2.0	2.0	1008	$2,800	$2.78	22d	1	0.05mi
2879 NE 15th St Pompano Beach, FL	2.0	2.5	1018	$2,650	$2.60	4d	1	0.06mi
2589 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	3d	1	0.07mi
2855 NE 15th St #2855 Pompano Beach, FL	2.0	2.5	1008	$2,700	$2.68	18d	1	0.10mi
2521 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	7d	1	0.10mi
2845 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,450	$2.43	24d	1	0.12mi
2350 NE 14th Street Cswy Pompano Beach, FL	2.0	2.0	1080	$1,950	$1.81	24d	1	0.17mi
2731 NE 14th St Unit 812 Pompano Beach, FL	2.0	2.0	980	$2,250	$2.30	20d	1	0.17mi
2731 NE 14th Street Cswy #103 Pompano Beach, FL	2.0	2.0	980	$2,195	$2.24	24d	1	0.19mi
2731 NE 14th Street Cswy #205 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.19mi
2301 NE 16th St Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.22mi
2731 NE 14th Street Cswy #421 Pompano Beach, FL	2.0	2.0	980	$2,400	$2.45	24d	1	0.24mi
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	24d	1	0.26mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	10d	2	0.26mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1065	$2,450	$2.30	24d	2	0.26mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	11d	2	0.26mi
1340 NE 28th Ave #242 Pompano Beach, FL	2.0	2.0	1065	$2,800	$2.63	22d	1	0.26mi
2850 NE 14th Street Cswy Unit 308b Pompano Beach, FL	2.0	2.0	835	$2,200	$2.63	24d	1	0.29mi
2850 NE 14th Street Cswy Unit 210B Pompano Beach, FL	2.0	2.0	894	$1,900	$2.13	24d	1	0.29mi
2900 NE 14th Street Cswy #514 Pompano Beach, FL	1.0	1.5	982	$2,200	$2.24	15d	1	0.36mi
2611 NE 20th St Pompano Beach, FL	2.0	1.0	910	$3,600	$3.96	24d	1	0.36mi
1100 NE 25th Ave Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	0.44mi
1401 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	903	$3,000	$3.32	3d	3	0.48mi
1401 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	971	$2,750	$2.83	22d	4	0.48mi
1505 N Riverside Dr Pompano Beach, FL	2.0	2.0	1069	$2,700	$2.53	24d	4	0.49mi
1505 N Riverside Dr Pompano Beach, FL	2.0	2.0	1069	$2,950	$2.76	22d	3	0.49mi
1021 NE 24th Ave #12 Pompano Beach, FL	2.0	1.0	763	$1,700	$2.23	24d	1	0.51mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	24d	1	0.51mi
1450 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	931	$2,800	$3.01	3d	2	0.53mi
999 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	975	$2,400	$2.46	13d	2	0.53mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,888	$3.37	11d	2	0.53mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,762	$3.15	24d	2	0.53mi
3201 NE 14th Street Cswy #406 Pompano Beach, FL	1.0	1.0	650	$1,900	$2.92	15d	1	0.55mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	24d	1	0.56mi
3220 NE 15th St Unit 2 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	24d	1	0.56mi
3230 NE 13th St Pompano Beach, FL	1.0	1.0	546	$3,450	$6.31	7d	2	0.56mi
3208 Canal Dr Unit 4 Pompano Beach, FL	1.0	1.0	540	$1,950	$3.61	24d	1	0.56mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	15d	1	0.57mi
906 N Riverside Dr Unit 1503945P Pompano Beach, FL	—	1.0	527	$2,686	$5.10	20d	1	0.57mi
906 N Riverside Dr Unit 1504065P Pompano Beach, FL	—	1.0	527	$2,758	$5.23	17d	1	0.57mi

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 $150,000 Active 37 DOM
2. 2026-06-17
   days on market $150,000 Active 36 DOM
3. 2026-06-16
   days on market $150,000 Active 35 DOM
4. 2026-06-15
   days on market $150,000 Active 34 DOM
5. 2026-06-13
   days on market $150,000 Active 32 DOM
6. 2026-06-09
   days on market $150,000 Active 28 DOM
7. 2026-06-07
   days on market $150,000 Active 26 DOM
8. 2026-06-04
   days on market $150,000 Active 23 DOM
9. 2026-06-03
   days on market $150,000 Active 22 DOM
10. 2026-06-02
    days on market $150,000 Active 21 DOM
11. 2026-06-01
    days on market $150,000 Active 20 DOM
12. 2026-05-31
    days on market $150,000 Active 19 DOM
13. 2026-05-12
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,420
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$5,952
• − Depreciation: −$4,364
• Taxable income: $2,155
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $3,543/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
• 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

1 event — show timeline

• 2026-05-12 Listed $150,000 FSBO.com