4441 W Mcnab Rd #21 · Pompano Beach, FL 33069

$169,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 89 Days on market

Built 1988 $221/mo HOA · 13% of rent

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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 +9.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

COZY 1 BEDROOM 1 BATHROOM UNIT AT PALM AIRE GARDEN. FEATURING STAINLESS STEEL APPLIANCES, BALCONY, CONDO AMENITIES INCLUDE; SWIMMING POOL, TENNIS COURT, LAUNDRY FACILITY, GATED COMMUNITY, NEAR SHOPS. RESTAURANTS, BARS, PARK AND MORE.

Key facts

• Gated community
• Tennis court
• Balcony

Tags

• STAINLESS STEEL APPLIANCES
• BALCONY
• SWIMMING POOL
• TENNIS COURT
• LAUNDRY FACILITY
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (12.2% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $148k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 soft (-0.3%/yr); 438 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% of the median local income ($60k/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 $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

• It's been on market 89 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $148,458 (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 89 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.00% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 8.3

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-39,546
• Equity at exit: $25,198

10-year hold

• IRR: -40.5%
• Equity multiple: -0.32×
• Total profit: $-62,306
• Equity at exit: $14,612

Cash invested: $47,320 (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: 438
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$886
• Tax from tax record: −$274 /mo · $3,290/yr
• Insurance: −$70
• HOA: −$221
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-116

Break-even live

Break-even rent $1,838

Max offer price $148,458

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	2d	1	0.02mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	22d	1	0.02mi
4481 W McNab Rd #37 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	24d	1	0.07mi
4401 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	24d	1	0.07mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	16d	2	0.09mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,600	$2.99	3d	3	0.09mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	20d	1	0.09mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	4d	1	0.10mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	3d	1	0.10mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$1,669	$2.01	24d	2	0.14mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,762	$2.16	16d	2	0.16mi
107 Gardens Dr #205 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	2d	1	0.17mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	7d	1	0.20mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	14d	1	0.20mi
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	24d	1	0.32mi
508 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	2d	1	0.40mi
303 Gardens Dr #206 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	17d	1	0.43mi
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,699	$2.05	24d	1	0.55mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$1,750	$1.96	18d	3	1.01mi
5501 SW 11th St Margate, FL	1.0–2.0	1.0	719	$1,550	$2.16	20d	4	1.02mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$1,750	$2.02	7d	4	1.44mi
611 S State Road 7 Unit 3F Margate, FL	1.0	1.0	750	$1,500	$2.00	24d	1	1.47mi

HOA detail condo

• Monthly dues: $221 · $2,652/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-01-14
   status Pending
2. 2025-12-08
   soldstatus $140,000
3. 2025-11-05
   historical Active Under Contract
4. 2025-10-16
   listed $169,000 Active
5. 2025-09-30
   price $169,000
6. 2025-05-17
   listed $180,000 Active
7. 2025-05-14
   historical
8. 2025-04-26
   price $170,000
9. 2024-10-02
   historical $1,600
10. 2024-08-06
    listed $1,600
11. 2024-08-05
    listed $180,000 Active
12. 2024-07-08
    historical
13. 2024-06-19
    status Active
14. 2024-04-30
    listed $180,900 Active
15. 2020-10-08
    soldstatus $117,000
16. 2020-10-07
    soldstatus $117,000 Closed
17. 2020-08-27
    status Pending
18. 2020-08-20
    listed $120,000 Active
19. 2020-08-20
    historical
20. 2020-08-19
    price $120,000
21. 2020-06-19
    listed $123,000 Active
22. 2005-12-19
    soldstatus $124,900

ⓘ 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: $3,290 · $274/mo
• Projected year-2 tax: $3,290 · $274/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 1/10 Low FEMA zone X (shaded) · 0% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,287
• − Mortgage interest: −$9,467
• − Property taxes: −$3,290
• − Insurance: −$845
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$2,652
• − Depreciation: −$4,916
• Taxable loss: −$4,129
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $-404/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

+12.1% since first listed

22 events — show timeline

• 2026-01-14 Pending — MARMLS
• 2025-12-08 Sold (Public Records) $140,000 Public Records
• 2025-11-05 Contingent — MARMLS
• 2025-10-16 Listed $169,000 MARMLS
• 2025-09-30 Price Changed $169,000 MARMLS
• 2025-05-17 Listed $180,000 MARMLS
• 2025-05-14 Listing Removed — MARMLS
• 2025-04-26 Price Changed $170,000 MARMLS
• 2024-10-02 Rental Removed $1,600 MARMLS
• 2024-08-06 Listed for Rent $1,600 MARMLS
• 2024-08-05 Listed $180,000 MARMLS
• 2024-07-08 Listing Removed — MARMLS
• 2024-06-19 Relisted — MARMLS
• 2024-04-30 Listed $180,900 MARMLS
• 2020-10-08 Sold (Public Records) $117,000 Public Records
• 2020-10-07 Sold (MLS) $117,000 MARMLS
• 2020-08-27 Pending — MARMLS
• 2020-08-20 Listing Removed — MARMLS
• 2020-08-20 Listed $120,000 MARMLS
• 2020-08-19 Price Changed $120,000 MARMLS
• 2020-06-19 Listed $123,000 MARMLS
• 2005-12-19 Sold (Public Records) $124,900 Public Records

Property tax history

+27.4%/yr

Latest (2025): $3,290 · +7.0% YoY. Source: county tax records.