2851 E Golf Blvd #205 · Pompano Beach, FL 33064

$112,500

1 bd · 1.0 ba · 680 sqft · Condo public records · 99 Days on market

Built 1968 $263/mo HOA · 15% 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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• 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 MLS

1 BR/1 BA Condo in 55+ Golf Community! 4 miles to Pompano Beach, Close to Tri Rail Station. 2nd Floor Unit! Overlooking Golf Course (FREE Golf for residents!) Located close to the pool, clubhouse. Some of the Amenities: Scheduled shuttle bus, 2 heated pools, shuffleboard, Pool Table, Dry Sauna and more. Unit is fully updated, wood like tile throughout, kitchen, and bathroom, nice large walk-in closet in master bedroom. Replaced AC & hot water heater. 700 Credit Score mandatory. Furniture unit only missing the living room set. Laundry room and post office boxes in the building. Seller will pay all of 2024 Land Lease Fees.

Key facts

• Screened in porch
• Kitchen updates
• Bathroom remodel

Tags

• KITCHEN UPDATES
• BATHROOM REMODEL
• WOOD LIKE TILE FLOORING
• SCREENED IN PORCH
• WATER HEATER

Property features AI

Finance

• Other: Senior community
• Financial info: Land lease not applicable; Pets allowed with breed restrictions
• HOA & community: Has association (monthly fee); HOA includes maintenance of grounds and structure, common areas, reserve funds, roof repairs; Association amenities: clubhouse, fitness center, golf course, picnic area, pool, sauna, storage, bocce ball, community room, courtesy bus, library, maintenance; Association fee paid monthly

Exterior

• Parking: Has carport (1 space); 1 covered space; Assigned parking and guest parking
• Security: Smoke detector(s); Other security features
• Utilities: Has heating; Has cooling
• Home design: Condominium; Resale property; 2 stories total; Second-floor entry; West of US-1
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Glass-enclosed porch; Located on a golf course; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other); Central air; Ceiling fan(s)
• Interior features: Built-in features; Walk-in closet(s); Partially furnished; Blinds and jalousie window treatments
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $102k (9.0% 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 rising (+1.8%/yr); 591 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k 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 ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $102,375 (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. Built in 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.52% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 5.5

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,753
• Equity at exit: $16,774

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $10,209
• Equity at exit: $9,727

Cash invested: $31,500 (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: 591
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$590
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$47
• HOA: −$263
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $257

Break-even live

Break-even rent $1,389

Max offer price $112,500

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	0.16mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	0.22mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	0.34mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.34mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	24d	1	0.42mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$1,982	$2.81	2d	16	0.55mi
341 NW 35th Ct Unit 1 Pompano Beach, FL	—	1.0	655	$1,300	$1.98	24d	1	0.61mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.67mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.68mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	15d	1	1.11mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	1.15mi
2633 NE 13th Ave Unit 1 Pompano Beach, FL	2.0	1.0	650	$2,300	$3.54	20d	1	1.22mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	1.22mi
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	24d	1	1.24mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	24d	1	1.26mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,900	$1.91	15d	2	1.34mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	24d	1	1.37mi
1512 NE 28th St Pompano Beach, FL	2.0	1.0	624	$2,500	$4.01	24d	1	1.38mi
1480 E Sample Rd Pompano Beach, FL	1.0	1.0	640	$1,550	$2.42	15d	2	1.46mi
1480 E Sample Rd #207 Pompano Beach, FL	1.0	1.0	640	$1,600	$2.50	24d	1	1.46mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	24d	1	1.48mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-18
   days on market $112,500 Active 99 DOM
2. 2026-06-17
   days on market $112,500 Active 98 DOM
3. 2026-06-16
   days on market $112,500 Active 97 DOM
4. 2026-06-15
   days on market $112,500 Active 96 DOM
5. 2026-06-13
   days on market $112,500 Active 94 DOM
6. 2026-06-09
   days on market $112,500 Active 90 DOM
7. 2026-06-07
   days on market $112,500 Active 88 DOM
8. 2026-06-04
   days on market $112,500 Active 85 DOM
9. 2026-06-03
   days on market $112,500 Active 84 DOM
10. 2026-06-02
    days on market $112,500 Active 83 DOM
11. 2026-06-01
    days on market $112,500 Active 82 DOM
12. 2026-05-31
    days on market $112,500 Active 81 DOM
13. 2026-02-06
    listed $112,500 Active
14. 2024-05-01
    soldstatus $105,000
15. 2024-04-30
    soldstatus $105,000 Closed 632-char remark

    Show marketing remark (632 chars)

    1 BR/1 BA Condo in 55+ Golf Community! 4 miles to Pompano Beach, Close to Tri Rail Station. 2nd Floor Unit! Overlooking Golf Course (FREE Golf for residents!) Located close to the pool, clubhouse. Some of the Amenities: Scheduled shuttle bus, 2 heated pools, shuffleboard, Pool Table, Dry Sauna and more. Unit is fully updated, wood like tile throughout, kitchen, and bathroom, nice large walk-in closet in master bedroom. Replaced AC & hot water heater. 700 Credit Score mandatory. Furniture unit only missing the living room set. Laundry room and post office boxes in the building. Seller will pay all of 2024 Land Lease Fees.

16. 2024-03-25
    status Pending 632-char remark

    Show marketing remark (632 chars)

    1 BR/1 BA Condo in 55+ Golf Community! 4 miles to Pompano Beach, Close to Tri Rail Station. 2nd Floor Unit! Overlooking Golf Course (FREE Golf for residents!) Located close to the pool, clubhouse. Some of the Amenities: Scheduled shuttle bus, 2 heated pools, shuffleboard, Pool Table, Dry Sauna and more. Unit is fully updated, wood like tile throughout, kitchen, and bathroom, nice large walk-in closet in master bedroom. Replaced AC & hot water heater. 700 Credit Score mandatory. Furniture unit only missing the living room set. Laundry room and post office boxes in the building. Seller will pay all of 2024 Land Lease Fees.

17. 2024-03-19
    historical

    Show marketing remark (632 chars)

    1 BR/1 BA Condo in 55+ Golf Community! 4 miles to Pompano Beach, Close to Tri Rail Station. 2nd Floor Unit! Overlooking Golf Course (FREE Golf for residents!) Located close to the pool, clubhouse. Some of the Amenities: Scheduled shuttle bus, 2 heated pools, shuffleboard, Pool Table, Dry Sauna and more. Unit is fully updated, wood like tile throughout, kitchen, and bathroom, nice large walk-in closet in master bedroom. Replaced AC & hot water heater. 700 Credit Score mandatory. Furniture unit only missing the living room set. Laundry room and post office boxes in the building. Seller will pay all of 2024 Land Lease Fees.

18. 2024-03-19
    listed $110,000 Active 632-char remark

    Show marketing remark (632 chars)

    1 BR/1 BA Condo in 55+ Golf Community! 4 miles to Pompano Beach, Close to Tri Rail Station. 2nd Floor Unit! Overlooking Golf Course (FREE Golf for residents!) Located close to the pool, clubhouse. Some of the Amenities: Scheduled shuttle bus, 2 heated pools, shuffleboard, Pool Table, Dry Sauna and more. Unit is fully updated, wood like tile throughout, kitchen, and bathroom, nice large walk-in closet in master bedroom. Replaced AC & hot water heater. 700 Credit Score mandatory. Furniture unit only missing the living room set. Laundry room and post office boxes in the building. Seller will pay all of 2024 Land Lease Fees.

19. 2024-01-23
    price $110,000
20. 2023-12-22
    status Active
21. 2023-12-21
    historical Active Under Contract
22. 2023-11-13
    listed $115,000 Active
23. 2023-11-10
    historical
24. 2023-10-20
    price $120,000
25. 2023-09-08
    price $130,000
26. 2023-04-09
    price $135,000
27. 2023-02-09
    listed $140,000 Active
28. 2015-10-27
    soldstatus $28,000
29. 2004-05-06
    soldstatus $43,000
30. 1971-08-01
    soldstatus $13,800

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,373 · $198/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: $20,580
• − Mortgage interest: −$6,302
• − Property taxes: −$2,373
• − Insurance: −$562
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$3,156
• − Depreciation: −$3,273
• Taxable income: $1,621
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,698/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

+715.2% since first listed

18 events — show timeline

• 2026-02-06 Listed $112,500 Beaches MLS
• 2024-05-01 Sold (Public Records) $105,000 Public Records
• 2024-04-30 Sold (MLS) $105,000 Beaches MLS
• 2024-03-25 Pending — Beaches MLS
• 2024-03-19 Listed $110,000 Beaches MLS
• 2024-03-19 Listing Removed — Beaches MLS
• 2024-01-23 Price Changed $110,000 Beaches MLS
• 2023-12-22 Relisted — Beaches MLS
• 2023-12-21 Contingent — Beaches MLS
• 2023-11-13 Listed $115,000 Beaches MLS
• 2023-11-10 Listing Removed — Beaches MLS
• 2023-10-20 Price Changed $120,000 Beaches MLS
• 2023-09-08 Price Changed $130,000 Beaches MLS
• 2023-04-09 Price Changed $135,000 Beaches MLS
• 2023-02-09 Listed $140,000 Beaches MLS
• 2015-10-27 Sold (Public Records) $28,000 Public Records
• 2004-05-06 Sold (Public Records) $43,000 Public Records
• 1971-08-01 Sold (Public Records) $13,800 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,373 · +14.0% YoY. Source: county tax records.