3850 Oaks Clubhouse Dr #408 · Pompano Beach, FL 33069

$314,900

3 bd · 2.0 ba · 1,590 sqft · Condo public records · 45 Days on market

Built 1976

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Cash flow +3.7/30.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Fully furnished ''ART NOT INCLUDED'' but can be negotiated with owner. Beautiful community with lots of amenities you wont want to miss this beautiful unit! Priced to sell, won't last! 2 bedroom with a den that can easily be converted in a 3rd bedroom. Beautiful large screened in patio overlooking the golf course. Impact windows life warranty with FHA and new AC with air purifier along with new electrical panel.

Key facts

• Great location
• Spacious layout
• Impact windows

Tags

• IMPACT WINDOWS
• SPACIOUS LAYOUT
• HOME OFFICE
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-917 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (12.2% below list).
• Recommended offer: $276k (12.2% below list) — sets the bar for 1% rule.

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: Cypress Elementary School (math 26% / reading 30%, grade F, #1,951 of 2,144 statewide, top 91%, 740 students, 80% 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 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $2,764/mo this rent would consume 56% of the median local household income ($60k/yr) (locally 1670% 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 $2k of loan paydown is wiped out by about $9k 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 45 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $268k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $276,410 (12.2% below list)

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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 2.80%
• Cash-on-cash: -12.48%
• DSCR: 0.44
• GRM: 9.5

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: -44.8%
• Equity multiple: -0.33×
• Total profit: $-116,943
• Equity at exit: $46,953

10-year hold

• IRR: —
• Equity multiple: -1.34×
• Total profit: $-205,890
• Equity at exit: $27,227

Cash invested: $88,172 (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 33069

• Home prices YoY: -1.1%
• Rents YoY: -0.3%
• Active inventory: 445
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,764 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$496 /mo · $5,957/yr
• Insurance: −$131
• HOA est. from 1 same-building comp: −$822
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-917

Break-even live

Break-even rent $3,925

Max offer price $152,850

Occupancy floor —

Sensitivity live

Price	-10% $-739	-5% $-828	+0% $-917	+5% $-1,006	+10% $-1,096
Rent	-10% $-1,136	-5% $-1,027	+0% $-917	+5% $-808	+10% $-699
Rate	-1.0pp $-759	-0.5pp $-837	base $-917	+0.5pp $-999	+1.0pp $-1,082

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 Oaks Clubhouse Dr #409 Pompano Beach, FL	3.0	2.0	1590	$2,500	$1.57	24d	1	0.05mi
3900 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1545	$2,450	$1.59	22d	2	0.06mi
3641 Oaks Clubhouse Dr #201 Pompano Beach, FL	3.0	2.0	1444	$3,000	$2.08	9d	1	0.15mi
555 Oaks Ln #309 Pompano Beach, FL	3.0	2.0	1500	$2,650	$1.77	22d	1	0.17mi
3520 Oaks Way #108 Pompano Beach, FL	3.0	2.5	1620	$2,500	$1.54	26d	1	0.20mi
3520 Oaks Way #607 Pompano Beach, FL	3.0	2.5	1620	$3,500	$2.16	1d	1	0.20mi
3970 Oaks Clubhouse Dr #302 Pompano Beach, FL	3.0	2.0	1560	$3,000	$1.92	26d	1	0.21mi
3507 Oaks Way #603 Pompano Beach, FL	3.0	2.5	1620	$4,000	$2.47	26d	1	0.23mi
3507 Oaks Way #911 Pompano Beach, FL	3.0	2.5	1620	$2,600	$1.60	26d	1	0.23mi
3507 Oaks Way #911 Pompano Beach, FL	3.0	2.5	1620	$2,900	$1.79	19d	1	0.23mi
3600 Oaks Clubhouse Dr #206 Pompano Beach, FL	3.0	2.0	1516	$2,700	$1.78	24d	1	0.25mi
545 Oaks Ln Pompano Beach, FL	2.0–3.0	2.0	1303	$2,600	$2.00	26d	2	0.25mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1331	$2,575	$1.93	5d	2	0.25mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	2.0–3.0	2.0	1331	$2,800	$2.10	26d	3	0.25mi
3980 Oaks Clubhouse Dr #302 Pompano Beach, FL	3.0	2.0	1500	$2,400	$1.60	26d	1	0.26mi
3510 Oaks Way #605 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	26d	1	0.27mi
535 Oaks Dr Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	24d	1	0.31mi
4015 W Palm Aire Dr #205 Pompano Beach, FL	2.0	2.0	1216	$2,650	$2.18	26d	1	0.32mi
3503 Oaks Way Pompano Beach, FL	1.0–2.0	2.0	1138	$2,200	$1.93	26d	1	0.35mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	16d	1	0.39mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	26d	1	0.39mi
4030 W Palm Aire Dr #505 Pompano Beach, FL	2.0	2.0	1216	$2,300	$1.89	1d	1	0.40mi
3499 Oaks Way #105 Pompano Beach, FL	2.0	2.0	1298	$2,200	$1.69	26d	1	0.42mi
3499 Oaks Way #607 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	13d	1	0.42mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	26d	1	0.43mi
4021 N Cypress Dr Pompano Beach, FL	3.0	2.0	2075	$3,250	$1.57	26d	1	0.44mi
4020 W Palm Aire Dr Pompano Beach, FL	3.0	2.5	1620	$2,700	$1.67	26d	2	0.45mi
4017 N Cypress Dr #102 Pompano Beach, FL	3.0	2.0	1500	$3,350	$2.23	26d	1	0.46mi
3588 Sahara Springs Blvd Pompano Beach, FL	3.0	2.5	2205	$5,300	$2.40	26d	1	0.46mi
3529 Dunes Vista Dr Pompano Beach, FL	3.0	2.0	1626	$3,200	$1.97	26d	1	0.46mi
3141 N Palm Aire Dr #3141 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	22d	1	0.47mi
3141 N Palm Aire Dr Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	19d	1	0.47mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$2,650	$2.04	1d	4	0.48mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$2,650	$2.04	24d	3	0.48mi
3300 N Palm Aire Dr #109 Pompano Beach, FL	2.0	2.0	1100	$2,400	$2.18	20d	1	0.49mi
901 W Cypress Ln #201 Pompano Beach, FL	3.0	2.0	1444	$2,500	$1.73	26d	1	0.53mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,750	$1.73	14d	1	0.54mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	26d	1	0.54mi
4200 Oaks Ter #104 Pompano Beach, FL	2.0	2.0	1112	$2,300	$2.07	26d	1	0.54mi
801 Cypress Blvd Unit 107C Pompano Beach, FL	3.0	2.0	1575	$2,450	$1.56	26d	1	0.55mi

HOA detail condo

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

Listing history 19 events

1. 2026-04-25
   status Pending
2. 2026-04-03
   price $314,900
3. 2026-03-06
   listed $325,000 Active
4. 2021-03-25
   soldstatus $268,000
5. 2021-03-24
   soldstatus $268,000 Closed 415-char remark

   Show marketing remark (415 chars)

   Fully furnished ''ART NOT INCLUDED'' but can be negotiated with owner. Beautiful community with lots of amenities you wont want to miss this beautiful unit! Priced to sell, won't last! 2 bedroom with a den that can easily be converted in a 3rd bedroom. Beautiful large screened in patio overlooking the golf course. Impact windows life warranty with FHA and new AC with air purifier along with new electrical panel.

6. 2021-02-26
   status Pending 415-char remark

   Show marketing remark (415 chars)

   Fully furnished ''ART NOT INCLUDED'' but can be negotiated with owner. Beautiful community with lots of amenities you wont want to miss this beautiful unit! Priced to sell, won't last! 2 bedroom with a den that can easily be converted in a 3rd bedroom. Beautiful large screened in patio overlooking the golf course. Impact windows life warranty with FHA and new AC with air purifier along with new electrical panel.

7. 2021-02-23
   historical Contingent 415-char remark

   Show marketing remark (415 chars)

   Fully furnished ''ART NOT INCLUDED'' but can be negotiated with owner. Beautiful community with lots of amenities you wont want to miss this beautiful unit! Priced to sell, won't last! 2 bedroom with a den that can easily be converted in a 3rd bedroom. Beautiful large screened in patio overlooking the golf course. Impact windows life warranty with FHA and new AC with air purifier along with new electrical panel.

8. 2021-02-19
   listed $270,000 Active 415-char remark

   Show marketing remark (415 chars)

   Fully furnished ''ART NOT INCLUDED'' but can be negotiated with owner. Beautiful community with lots of amenities you wont want to miss this beautiful unit! Priced to sell, won't last! 2 bedroom with a den that can easily be converted in a 3rd bedroom. Beautiful large screened in patio overlooking the golf course. Impact windows life warranty with FHA and new AC with air purifier along with new electrical panel.

9. 2019-05-15
   soldstatus $225,000
10. 2015-08-03
    soldstatus $160,000
11. 2013-11-10
    historical 713-char remark

    Show marketing remark (713 chars)

    Priced to Sell. Seller willing to negotiate a sellers concession to help defer updating cost, with a strong solid offer of highest and best. All this and No Mandatory Membership. BEAUTIFUL 3 BEDROOM/2 BATHROOMS SET UP AS 2 BEDROOMS WITH DEN/OFFICE. SPACIOUS CLOSETS AND STORAGE. CLOSE TO POOL IN PALM AIRE. QUIET BUT ACTIVE COMMUNITY. THIS ONE IS MOVE-IN READY. A GREAT LOCATION. CLOSE TO CASINO, RESTAURANTS, SHOPPINGS, BEACHES AND BOTH MAJOR HIGHWAYS. PUBLIX AND THE HERB SKOLNICK COMMUNITY CENTER, NEARBY. SOLD AS IS W/ RIGHT TO INSPECT. HOA includes: Cable; Common Areas; Hot Water; Lawn Care; Maintenance-Exterior; Manager; Pest Control; Pool Service; Roof Maintenance; Security; Sewer; Trash Removal; Water

12. 2013-11-08
    soldstatus $141,000
13. 2013-11-07
    soldstatus $141,000 Closed 713-char remark

    Show marketing remark (713 chars)

    Priced to Sell. Seller willing to negotiate a sellers concession to help defer updating cost, with a strong solid offer of highest and best. All this and No Mandatory Membership. BEAUTIFUL 3 BEDROOM/2 BATHROOMS SET UP AS 2 BEDROOMS WITH DEN/OFFICE. SPACIOUS CLOSETS AND STORAGE. CLOSE TO POOL IN PALM AIRE. QUIET BUT ACTIVE COMMUNITY. THIS ONE IS MOVE-IN READY. A GREAT LOCATION. CLOSE TO CASINO, RESTAURANTS, SHOPPINGS, BEACHES AND BOTH MAJOR HIGHWAYS. PUBLIX AND THE HERB SKOLNICK COMMUNITY CENTER, NEARBY. SOLD AS IS W/ RIGHT TO INSPECT. HOA includes: Cable; Common Areas; Hot Water; Lawn Care; Maintenance-Exterior; Manager; Pest Control; Pool Service; Roof Maintenance; Security; Sewer; Trash Removal; Water

14. 2013-10-15
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Priced to Sell. Seller willing to negotiate a sellers concession to help defer updating cost, with a strong solid offer of highest and best. All this and No Mandatory Membership. BEAUTIFUL 3 BEDROOM/2 BATHROOMS SET UP AS 2 BEDROOMS WITH DEN/OFFICE. SPACIOUS CLOSETS AND STORAGE. CLOSE TO POOL IN PALM AIRE. QUIET BUT ACTIVE COMMUNITY. THIS ONE IS MOVE-IN READY. A GREAT LOCATION. CLOSE TO CASINO, RESTAURANTS, SHOPPINGS, BEACHES AND BOTH MAJOR HIGHWAYS. PUBLIX AND THE HERB SKOLNICK COMMUNITY CENTER, NEARBY. SOLD AS IS W/ RIGHT TO INSPECT. HOA includes: Cable; Common Areas; Hot Water; Lawn Care; Maintenance-Exterior; Manager; Pest Control; Pool Service; Roof Maintenance; Security; Sewer; Trash Removal; Water

15. 2013-08-27
    price $153,000 713-char remark

    Show marketing remark (713 chars)

    Priced to Sell. Seller willing to negotiate a sellers concession to help defer updating cost, with a strong solid offer of highest and best. All this and No Mandatory Membership. BEAUTIFUL 3 BEDROOM/2 BATHROOMS SET UP AS 2 BEDROOMS WITH DEN/OFFICE. SPACIOUS CLOSETS AND STORAGE. CLOSE TO POOL IN PALM AIRE. QUIET BUT ACTIVE COMMUNITY. THIS ONE IS MOVE-IN READY. A GREAT LOCATION. CLOSE TO CASINO, RESTAURANTS, SHOPPINGS, BEACHES AND BOTH MAJOR HIGHWAYS. PUBLIX AND THE HERB SKOLNICK COMMUNITY CENTER, NEARBY. SOLD AS IS W/ RIGHT TO INSPECT. HOA includes: Cable; Common Areas; Hot Water; Lawn Care; Maintenance-Exterior; Manager; Pest Control; Pool Service; Roof Maintenance; Security; Sewer; Trash Removal; Water

16. 2013-08-18
    price $164,000 713-char remark

    Show marketing remark (713 chars)

    Priced to Sell. Seller willing to negotiate a sellers concession to help defer updating cost, with a strong solid offer of highest and best. All this and No Mandatory Membership. BEAUTIFUL 3 BEDROOM/2 BATHROOMS SET UP AS 2 BEDROOMS WITH DEN/OFFICE. SPACIOUS CLOSETS AND STORAGE. CLOSE TO POOL IN PALM AIRE. QUIET BUT ACTIVE COMMUNITY. THIS ONE IS MOVE-IN READY. A GREAT LOCATION. CLOSE TO CASINO, RESTAURANTS, SHOPPINGS, BEACHES AND BOTH MAJOR HIGHWAYS. PUBLIX AND THE HERB SKOLNICK COMMUNITY CENTER, NEARBY. SOLD AS IS W/ RIGHT TO INSPECT. HOA includes: Cable; Common Areas; Hot Water; Lawn Care; Maintenance-Exterior; Manager; Pest Control; Pool Service; Roof Maintenance; Security; Sewer; Trash Removal; Water

17. 2013-07-20
    listed $169,000 Active 713-char remark

    Show marketing remark (713 chars)

    Priced to Sell. Seller willing to negotiate a sellers concession to help defer updating cost, with a strong solid offer of highest and best. All this and No Mandatory Membership. BEAUTIFUL 3 BEDROOM/2 BATHROOMS SET UP AS 2 BEDROOMS WITH DEN/OFFICE. SPACIOUS CLOSETS AND STORAGE. CLOSE TO POOL IN PALM AIRE. QUIET BUT ACTIVE COMMUNITY. THIS ONE IS MOVE-IN READY. A GREAT LOCATION. CLOSE TO CASINO, RESTAURANTS, SHOPPINGS, BEACHES AND BOTH MAJOR HIGHWAYS. PUBLIX AND THE HERB SKOLNICK COMMUNITY CENTER, NEARBY. SOLD AS IS W/ RIGHT TO INSPECT. HOA includes: Cable; Common Areas; Hot Water; Lawn Care; Maintenance-Exterior; Manager; Pest Control; Pool Service; Roof Maintenance; Security; Sewer; Trash Removal; Water

18. 2001-06-11
    soldstatus $32,900
19. 1976-12-01
    soldstatus $52,800

ⓘ 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: $5,957 · $496/mo
• Projected year-2 tax: $5,957 · $496/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: $33,169
• − Mortgage interest: −$17,639
• − Property taxes: −$5,957
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − HOA: −$9,864
• − Depreciation: −$9,161
• Taxable loss: −$16,333
• Est. tax savings @ 24.0%: +$3,920
• After-tax cash flow: $-7,088/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): 29,145
• Household income: $59,683
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1670.0

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 0.72)
• Race & ethnicity: Black 33% White 32% Hispanic / Latino 26% Two or more races 21% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 9% Estonian 2% Romanian 2%
• Foreign-born: 33% · Canada, Jamaica
• Languages at home: 61% English-only · Spanish 23% French/Haitian/Cajun 9% Other Indo-European 5%

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: ▼ -3.16%
• Current HPI: 297.1774
• Rent YoY: ▼ -0.29%
• 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

+496.4% since first listed

19 events — show timeline

• 2026-04-25 Pending — Beaches MLS
• 2026-04-03 Price Changed $314,900 Beaches MLS
• 2026-03-06 Listed $325,000 Beaches MLS
• 2021-03-25 Sold (Public Records) $268,000 Public Records
• 2021-03-24 Sold (MLS) $268,000 Beaches MLS
• 2021-02-26 Pending — Beaches MLS
• 2021-02-23 Contingent — Beaches MLS
• 2021-02-19 Listed $270,000 Beaches MLS
• 2019-05-15 Sold (Public Records) $225,000 Public Records
• 2015-08-03 Sold (Public Records) $160,000 Public Records
• 2013-11-10 Listing Removed — Beaches MLS
• 2013-11-08 Sold (Public Records) $141,000 Public Records
• 2013-11-07 Sold (MLS) $141,000 Beaches MLS
• 2013-10-15 Pending — Beaches MLS
• 2013-08-27 Price Changed $153,000 Beaches MLS
• 2013-08-18 Price Changed $164,000 Beaches MLS
• 2013-07-20 Listed $169,000 Beaches MLS
• 2001-06-11 Sold (Public Records) $32,900 Public Records
• 1976-12-01 Sold (Public Records) $52,800 Public Records

Property tax history

+8.5%/yr

Latest (2025): $5,957 · -7.2% YoY. Source: county tax records.