251 S Golf Blvd #287 · Pompano Beach, FL 33064

$97,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 286 Days on market

Built 1969 $397/mo HOA · 24% of rent

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Why this score? — see what drove the B- 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 +29.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Beautiful views in Pompano Beach Private Golf Community Condo 1 Bedroom/1 Bath overlooking 4th hole of Leisureville Private Golf Course. NO LAND LEASE! Condo Roof 2009, A/C 2008, HWH 2008, Tile Floors Furniture negotiable. FREE RESIDENT GOLF on this 9 hole par 3 golf course. Low Condo/HOA fee includes scheduled lawn mowing, 2 pools, billiards, ping pong, shuffle boaard, and activities. Minutes to Pompano, Deerfield, Lauderdale by the Sea Beaches, Casino, Horse Racing, I95, Turnpike, Sawgrass EXP , upscale restaurants. Mandatory 700 Credit Score, 55+ Verified Community. Washer/Dryer does NOT CONVEY.

Key facts

• Ping pong
• Free resident golf
• Billiards

Tags

• PRIVATE GOLF COMMUNITY
• OVERLOOKING 4TH HOLE
• FREE RESIDENT GOLF
• 2 POOLS
• BILLIARDS
• PING PONG

Property features AI

Finance

• Other: Building area reported as 600 (source: public records)
• HOA & community: Leisureville Association; Monthly HOA fee of $134; HOA covers water, trash, grounds maintenance, and golf; Community amenities: clubhouse, pool, billiard room, game room, shuffleboard court, community room, library, golf course; Senior community; Pets not allowed

Exterior

• Parking: Assigned parking space (1 assigned)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Resale property; Faces east; 2-story building; Entry level information not specified
• Construction: Block and concrete construction; Concrete and tile roof; Built details from public records
• Exterior features: Porch with glass enclosure; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: No special interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 20 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 $671 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $97k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.74% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 4.8

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,803
• Equity at exit: $14,463

10-year hold

• IRR: 11.7%
• Equity multiple: 1.86×
• Total profit: $23,385
• Equity at exit: $8,387

Cash invested: $27,160 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$509
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$40
• HOA: −$397
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $336

Break-even live

Break-even rent $1,264

Max offer price $97,000

Occupancy floor 75%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.08mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	24d	1	0.20mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	0.35mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	0.51mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.51mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$1,982	$2.81	2d	16	0.70mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.78mi
341 NW 35th Ct Unit 1 Pompano Beach, FL	—	1.0	655	$1,300	$1.98	24d	1	0.78mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.81mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	24d	1	1.04mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	24d	1	1.14mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	1.22mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	24d	1	1.28mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	15d	1	1.32mi
2633 NE 13th Ave Unit 1 Pompano Beach, FL	2.0	1.0	650	$2,300	$3.54	20d	1	1.34mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	1.39mi
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	24d	1	1.45mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	24d	1	1.47mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	15d	1	1.48mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,900	$1.91	15d	2	1.49mi

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $97,000 Active 286 DOM
2. 2026-06-17
   days on market $97,000 Active 285 DOM
3. 2026-06-16
   days on market $97,000 Active 284 DOM
4. 2026-06-15
   days on market $97,000 Active 283 DOM
5. 2026-06-13
   days on market $97,000 Active 281 DOM
6. 2026-06-09
   days on market $97,000 Active 277 DOM
7. 2026-06-07
   days on market $97,000 Active 275 DOM
8. 2026-06-04
   days on market $97,000 Active 272 DOM
9. 2026-06-03
   days on market $97,000 Active 271 DOM
10. 2026-06-02
    days on market $97,000 Active 270 DOM
11. 2026-06-01
    days on market $97,000 Active 269 DOM
12. 2026-05-31
    days on market $97,000 Active 268 DOM
13. 2025-11-04
    price $97,000
14. 2025-09-03
    listed $90,000 Active
15. 2015-03-19
    soldstatus $36,000
16. 2010-05-03
    soldstatus $30,000
17. 1982-05-01
    soldstatus $28,000

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$180/yr (+$15/mo · 28.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,265
• − Mortgage interest: −$5,434
• − Property taxes: −$625
• − Insurance: −$485
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − HOA: −$4,764
• − Depreciation: −$2,822
• Taxable income: $2,893
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $3,336/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

+246.4% since first listed

5 events — show timeline

• 2025-11-04 Price Changed $97,000 Beaches MLS
• 2025-09-03 Listed $90,000 Beaches MLS
• 2015-03-19 Sold (Public Records) $36,000 Public Records
• 2010-05-03 Sold (Public Records) $30,000 Public Records
• 1982-05-01 Sold (Public Records) $28,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $625 · +6.7% YoY. Source: county tax records.