101 E Mcnab Rd #102 · Pompano Beach, FL 33060

$202,000

1 bd · 1.0 ba · 750 sqft · Condo public records · 3 Days on market

Built 1972

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• 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 Barcelona Gardens, a hidden gem in the heart of Pompano Beach! This beautifully maintained 1-bedroom, 1-bathroom first-floor condo offers the perfect blend of comfort, convenience, and coastal living. Step inside to find a bright and inviting layout that flows seamlessly to your own private screened-in balcony ideal for morning coffee or unwinding after a day at the beach. Soft close high end driftwood kitchen cabinets with stone look backsplash and a kitchen island. Stainless steel appliances. Plantation shutters in bedroom. Beautiful wood plank ceramic tile flooring. Large walk in closet. Professionally decorated by Sunny Days Interiors. Impact windows/slider. Spacious storage

Key facts

• Plantation shutters
• Kitchen island
• Large walk in closet

Tags

• PRIVATE SCREENED IN BALCONY
• STONE LOOK BACKSPLASH
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• PLANTATION SHUTTERS
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Building name: 100; Building area reported as 750 (public records); Has private pool
• Financial info: Land lease present (expires 2028-03-02), listed as monthly with $0.00 amount; Property is permitted for pets with no restrictions
• HOA & community: Monthly HOA fee of $440; HOA covers insurance, grounds maintenance, trash, common areas, recreation facility, and pool service; Community amenities include clubhouse, pool, sauna, billiard room, picnic area, kitchen facilities, library, parking, and maintenance

Exterior

• Parking: Assigned parking; Open parking; 1 parking space
• Security: Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; First-floor entry; Faces south; 2-story building
• Construction: Concrete block construction (no stucco); Barrel roof
• Exterior features: Screened patio; Screened porch; Patio; Porch; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Kitchen island; Walk-in closet(s); Updated/remodeled condition; Furnished negotiable
• Laundry & utility: Laundry in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $202k.

Deal economics

• At list price, monthly cash flow is $-18 ($-216/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $202k).
• Cap rate 6.2% 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); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $98k; list at $202k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $202,000

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. Built in 1972 — 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. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 7.8

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-35,543
• Equity at exit: $30,119

10-year hold

• IRR: -12.2%
• Equity multiple: 0.31×
• Total profit: $-39,121
• Equity at exit: $17,465

Cash invested: $56,560 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,059
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$84
• HOA est. from 3 same-building comps: −$468
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-18

Break-even live

Break-even rent $2,184

Max offer price $198,816

Occupancy floor 96%

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	24d	1	0.20mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	5d	1	0.43mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,282	$2.07	2d	16	0.81mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,110	$1.93	2d	17	0.89mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	24d	1	1.06mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	8d	1	1.07mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	24d	1	1.08mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	24d	1	1.09mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	24d	1	1.09mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	11d	1	1.11mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	11d	1	1.11mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	1.13mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	24d	1	1.15mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	3d	1	1.18mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	1.19mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	1.19mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	1.19mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	1.20mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	24d	1	1.22mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.23mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	1.25mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	24d	1	1.26mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	1.27mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	24d	2	1.28mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	1.30mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	24d	1	1.31mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$1,850	$1.97	24d	3	1.31mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,690	$1.78	15d	6	1.32mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	3d	3	1.32mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,700	$1.79	24d	6	1.32mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	24d	1	1.34mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,078	$3.02	2d	19	1.34mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	3d	1	1.35mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	4d	1	1.35mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	24d	1	1.36mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	24d	1	1.37mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	15d	1	1.39mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,963	$2.52	2d	40	1.40mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$2,600	$2.76	3d	31	1.49mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$2,786	$2.42	2d	47	1.49mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $202,000 Active 3 DOM
2. 2026-06-17
   days on market $202,000 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $202,000 Active 1 DOM
4. 2026-06-15
   days on market $202,000 Active 84 DOM
5. 2026-06-13
   days on market $202,000 Active 82 DOM
6. 2026-06-09
   days on market $202,000 Active 78 DOM
7. 2026-06-08
   days on market $202,000 Active 77 DOM
8. 2026-06-07
   days on market $202,000 Active 76 DOM
9. 2026-06-04
   days on market $202,000 Active 73 DOM
10. 2026-06-03
    days on market $202,000 Active 72 DOM
11. 2026-06-02
    days on market $202,000 Active 71 DOM
12. 2026-06-01
    days on market $202,000 Active 70 DOM
13. 2026-05-31
    days on market $202,000 Active 69 DOM
14. 2026-04-23
    price $202,000
15. 2026-03-23
    listed $207,000 Active
16. 2015-06-26
    soldstatus $98,500
17. 2014-01-06
    soldstatus $15,000
18. 1973-08-01
    soldstatus $19,000

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$310/yr (+$26/mo · 22.7%)

ⓘ 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) · 13% 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: $25,934
• − Mortgage interest: −$11,315
• − Property taxes: −$1,366
• − Insurance: −$1,010
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$5,616
• − Depreciation: −$5,876
• Taxable loss: −$3,399
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $600/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

+963.2% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $202,000 Beaches MLS
• 2026-03-23 Listed $207,000 Beaches MLS
• 2015-06-26 Sold (Public Records) $98,500 Public Records
• 2014-01-06 Sold (Public Records) $15,000 Public Records
• 1973-08-01 Sold (Public Records) $19,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,366 · +5.3% YoY. Source: county tax records.