751 Pine Dr #204 · Pompano Beach, FL 33060

$179,999

3 bd · 2.0 ba · 1,200 sqft · Condo public records

Built 1967 $552/mo HOA · 20% 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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fabulous Opportunity to Purchase This 3/2 2nd Floor Unit in the Heart of Pompano Beach! This unit is PERFECT, neutral tile floors throughout, spacious living room/dining room combo, kitchen has been upgraded, nice size bedrooms, in a beautifully maintained building! This building is professionally managed and financially sound. One parking space, community pool, close to beach. public transport, and more!New Hot Water Heater (2024)! This is a MUST SEE

Key facts

• $552 HOA
• Community pool
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $58 ($701/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 7.7% 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 (+2.1%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,724/mo this rent would consume 50% of the median local household income ($65k/yr) (locally 2870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask is 7726% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 20% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,999

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.51% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 5.5

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-27,276
• Equity at exit: $26,838

10-year hold

• IRR: -8.8%
• Equity multiple: 0.48×
• Total profit: $-26,313
• Equity at exit: $15,563

Cash invested: $50,400 (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 33060

• Home prices YoY: -23.6%
• Rents YoY: 2.1%
• Active inventory: 338
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,724 high
• Mortgage (P&I): −$944
• Tax from tax record: −$371 /mo · $4,446/yr
• Insurance: −$75
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$552
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $58

Break-even live

Break-even rent $2,650

Max offer price $179,999

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $109	+0% $58	+5% $7	+10% $-43
Rent	-10% $-157	-5% $-49	+0% $58	+5% $166	+10% $274
Rate	-1.0pp $149	-0.5pp $104	base $58	+0.5pp $12	+1.0pp $-36

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Pine Dr #101 Pompano Beach, FL	3.0	2.0	1200	$2,600	$2.17	25d	1	0.01mi
751 Pine Dr #104 Pompano Beach, FL	3.0	2.0	1200	$2,400	$2.00	6d	1	0.01mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	12d	2	0.05mi
701 Pine Dr #204 Pompano Beach, FL	3.0	2.0	1200	$2,150	$1.79	15d	1	0.06mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	25d	1	0.09mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	25d	1	0.14mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	17d	1	0.16mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	25d	1	0.16mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	25d	1	0.18mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	25d	3	0.18mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	25d	1	0.18mi
320 SE 11th Ave Pompano Beach, FL	3.0	2.0	1350	$2,250	$1.67	25d	1	0.23mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$4,345	$4.27	2d	19	0.27mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	25d	1	0.30mi
1261 NE 2nd St Pompano Beach, FL	2.0	1.0	1010	$2,650	$2.62	22d	1	0.36mi
200 SE 3rd St Pompano Beach, FL	3.0	2.0	1481	$6,999	$4.73	12d	1	0.39mi
160 SE 15th Ave Pompano Beach, FL	3.0	2.0	1500	$3,900	$2.60	20d	1	0.41mi
160 SE 15th Ave Pompano Beach, FL	2.0	1.0	1200	$2,800	$2.33	19d	1	0.41mi
29 NE 15th Ave Pompano Beach, FL	2.0	1.0	900	$1,450	$1.61	15d	1	0.44mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	25d	1	0.44mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	22d	1	0.44mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	25d	1	0.44mi
391 SE 15th Ave Pompano Beach, FL	3.0	2.0	1332	$5,000	$3.75	25d	1	0.44mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	0.47mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	0.50mi
508 NE 12th Ave Pompano Beach, FL	2.0	1.0	1038	$2,500	$2.41	5d	1	0.51mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	25d	1	0.52mi
231 NE 16th Ave Pompano Beach, FL	3.0	2.0	1159	$3,100	$2.67	6d	1	0.56mi
231 NE 16th Ave Pompano Beach, FL	3.0	2.0	1365	$3,100	$2.27	18d	1	0.56mi
231 NE 16th Ave Pompano Beach, FL	3.0	2.0	1365	$3,100	$2.27	25d	1	0.56mi
909 NE 7th St Pompano Beach, FL	3.0	2.0	1152	$5,000	$4.34	4d	1	0.57mi
909 NE 7th St Pompano Beach, FL	3.0	2.0	1152	$5,000	$4.34	25d	1	0.57mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	25d	1	0.57mi
1839 SE 4th St Pompano Beach, FL	2.0	2.5	1222	$3,800	$3.11	8d	1	0.60mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	2d	47	0.61mi
721 NE 12th Ave Unit 1-2 Pompano Beach, FL	2.0	1.0	700	$2,550	$3.64	25d	1	0.63mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	25d	1	0.64mi
8 SE 19th Ave #11 Pompano Beach, FL	2.0	1.0	842	$1,795	$2.13	25d	1	0.64mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	17d	1	0.65mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	15d	1	0.68mi

HOA detail condo

• Monthly dues: $552 · $6,624/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2025-12-06
   historical $2,247
2. 2025-11-30
   historical
3. 2025-09-10
   price $2,247
4. 2025-08-26
   listed $2,300
5. 2025-07-01
   historical $1,750
6. 2025-06-13
   listed $179,999
7. 2025-04-08
   price $1,750
8. 2025-03-24
   price $1,800
9. 2025-02-06
   price $1,850
10. 2025-01-16
    listed $1,900
11. 2021-08-30
    soldstatus $165,000
12. 2005-09-21
    soldstatus $190,000
13. 2002-08-07
    soldstatus $82,000
14. 1990-09-11
    soldstatus $75,000
15. 1987-11-30
    soldstatus $60,000
16. 1980-09-01
    soldstatus $59,000

ⓘ 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: $4,446 · $371/mo
• Projected year-2 tax: $4,446 · $371/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 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $32,687
• − Mortgage interest: −$10,083
• − Property taxes: −$4,446
• − Insurance: −$2,724
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − HOA: −$6,624
• − Depreciation: −$5,236
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,098/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

-96.2% since first listed

16 events — show timeline

• 2025-12-06 Rental Removed $2,247 GFLMLS
• 2025-11-30 Listing Removed — Beaches MLS
• 2025-09-10 Price Changed $2,247 GFLMLS
• 2025-08-26 Listed for Rent $2,300 GFLMLS
• 2025-07-01 Rental Removed $1,750 GFLMLS
• 2025-06-13 Listed $179,999 Beaches MLS
• 2025-04-08 Price Changed $1,750 GFLMLS
• 2025-03-24 Price Changed $1,800 GFLMLS
• 2025-02-06 Price Changed $1,850 GFLMLS
• 2025-01-16 Listed for Rent $1,900 GFLMLS
• 2021-08-30 Sold (Public Records) $165,000 Public Records
• 2005-09-21 Sold (Public Records) $190,000 Public Records
• 2002-08-07 Sold (Public Records) $82,000 Public Records
• 1990-09-11 Sold (Public Records) $75,000 Public Records
• 1987-11-30 Sold (Public Records) $60,000 Public Records
• 1980-09-01 Sold (Public Records) $59,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $4,446 · +5.7% YoY. Source: county tax records.