716 SW 2nd Way · Pompano Beach, FL 33060

$325,000

3 bd · 3.0 ba · 1,586 sqft · Townhouse public records · 7 Days on market

Built 2015 Est $400k · 19% under $300/mo HOA · 7% 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 +21.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.8/10.0
• 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

Best Deal in town. 3 Bedrooms, 2.5 Baths townhouse with 1-car garage. Impact windows, newer AC with a HEPA filter, and a car charger. Short drive to the beach. Can be rented right away.

Key facts

• Newer ac
• Hepa filter
• Car charger

Tags

• IMPACT WINDOWS
• NEWER AC
• HEPA FILTER
• CAR CHARGER
• SHORT DRIVE TO THE BEACH

Property features AI

Finance

• Other: Property listed in fixer condition; Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee of $300; Association amenities include clubhouse, fitness center, and pool; Association fees cover common areas, cable TV, pools, and security

Exterior

• Parking: 1-car garage; Garage door opener
• Security: Association provides security
• Utilities: Cable available
• Home design: 2 stories; Entry level is 1st floor; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Association pool; No additional exterior features listed

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: Primary bedroom on upper level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: First floor entry; Upper-level primary bedroom; Blinds; Impact glass windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 8.0% 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 (+2.1%/yr); 338 active listings in the ZIP; 40 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).
• At $4,018/mo this rent would consume 74% 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 $2k of loan paydown is wiped out by about $10k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $399,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 SW 1st Ter	0.18mi	3/2.5	1,586 (0%)	14mo	$400,000	$252	78
664 SW 6th Ct	0.26mi	3/2.5	1,478 (-7%)	18mo	$357,000	$242	60
185 SW 6th Pl	0.19mi	3/2.5	1,784 (+12%)	24mo	$475,000	$266	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-35,348
• Equity at exit: $48,459

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-16,955
• Equity at exit: $28,100

Cash invested: $91,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $4,018 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$562 /mo · $6,739/yr
• Insurance: −$135
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $320

Break-even live

Break-even rent $3,612

Max offer price $325,000

Occupancy floor 87%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 SW 1st Ter Pompano Beach, FL	3.0	3.0	1803	$3,295	$1.83	24d	1	0.19mi
1065 SW 4th Ter Pompano Beach, FL	3.0	2.0	1292	$4,000	$3.10	7d	1	0.33mi
1040 Lyons Park Dr Pompano Beach, FL	3.0	2.0	1564	$3,500	$2.24	24d	1	0.36mi
1029 SW 1st Ave Pompano Beach, FL	4.0	2.0	1316	$3,750	$2.85	14d	1	0.36mi
1029 SW 1st Ave Pompano Beach, FL	4.0	2.0	1316	$3,750	$2.85	7d	1	0.36mi
1048 SW 1st Ter Pompano Beach, FL	3.0	3.0	1649	$3,800	$2.30	13d	1	0.38mi
850 SE 1st Ave Pompano Beach, FL	3.0	3.0	1673	$4,450	$2.66	24d	1	0.39mi
151 SE 6th Ct Pompano Beach, FL	4.0	3.0	2146	$6,980	$3.25	24d	1	0.41mi
151 SE 6th Ct Pompano Beach, FL	4.0	3.0	2146	$6,495	$3.03	7d	1	0.41mi
1101 SW 1st Ave Pompano Beach, FL	3.0	1.5	1206	$3,400	$2.82	24d	1	0.41mi
170 SE 7th St #170 Pompano Beach, FL	3.0	2.5	1798	$3,550	$1.97	10d	1	0.43mi
170 SE 7th St #170 Pompano Beach, FL	3.0	2.5	1798	$3,650	$2.03	24d	1	0.43mi
161 SE 5th Ct Pompano Beach, FL	3.0	2.0	1605	$5,150	$3.21	24d	1	0.47mi
860 SW 10th St Pompano Beach, FL	3.0	2.0	1354	$3,300	$2.44	24d	1	0.51mi
300 SE 8th Ct Pompano Beach, FL	4.0	2.0	2204	$6,200	$2.81	24d	1	0.58mi
342 SW 14th St Pompano Beach, FL	3.0	2.0	1458	$5,000	$3.43	24d	1	0.61mi
218 SW 1st Ct Pompano Beach, FL	2.0	2.0	1912	$2,100	$1.10	24d	1	0.62mi
280 SE 3rd Ct Pompano Beach, FL	3.0	2.0	2042	$5,900	$2.89	24d	1	0.63mi
200 SE 3rd St Pompano Beach, FL	3.0	2.0	1481	$6,999	$4.73	11d	1	0.63mi
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	21d	1	0.67mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	24d	1	0.78mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	21d	1	0.78mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	24d	1	0.79mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	14d	1	0.82mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	7d	1	0.86mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	24d	1	0.86mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$4,345	$4.27	1d	19	0.90mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	2d	47	0.90mi
425 NE 1st St Pompano Beach, FL	4.0	3.5	1864	$3,900	$2.09	3d	1	0.95mi
425 NE 1st St Pompano Beach, FL	4.0	3.5	1864	$3,900	$2.09	20d	1	0.95mi
425 NE 1st St Pompano Beach, FL	4.0	3.5	1864	$3,700	$1.98	1d	1	0.95mi
511 SE 14th St Unit 1 Pompano Beach, FL	4.0	2.5	1880	$7,000	$3.72	24d	1	0.97mi
701 Pine Dr #204 Pompano Beach, FL	3.0	2.0	1200	$2,150	$1.79	14d	1	0.98mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	10d	1	0.99mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	3d	1	0.99mi
111 SE 7th Ave Pompano Beach, FL	4.0	3.5	2161	$3,900	$1.80	24d	1	0.99mi
751 Pine Dr #101 Pompano Beach, FL	3.0	2.0	1200	$2,600	$2.17	24d	1	1.02mi
751 Pine Dr #104 Pompano Beach, FL	3.0	2.0	1200	$2,400	$2.00	5d	1	1.02mi
939 NW 3rd St Unit 939 Pompano Beach, FL	3.0	2.5	1597	$3,300	$2.07	24d	1	1.04mi
1601 NE 63rd St Fort Lauderdale, FL	3.0	2.0	1875	$6,125	$3.27	24d	1	1.06mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 6 events

1. 2026-06-01
   status $325,000 Pending 7 DOM
2. 2026-05-31
   days on market $325,000 Active 7 DOM
3. 2026-05-24
   listed $325,000 Active
4. 2014-09-11
   soldstatus $1,880,000
5. 2005-05-26
   soldstatus $5,000,000
6. 2005-05-26
   soldstatus $5,000,000

ⓘ 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: $6,739 · $562/mo
• Projected year-2 tax: $6,739 · $562/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 · 13% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,210
• − Mortgage interest: −$18,205
• − Property taxes: −$6,739
• − Insurance: −$3,450
• − Repairs & maintenance: −$3,857
• − Management: −$3,857
• − HOA: −$3,600
• − Depreciation: −$9,455
• Taxable loss: −$952
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $4,074/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

-93.5% since first listed

4 events — show timeline

• 2026-05-24 Listed $325,000 MARMLS
• 2014-09-11 Sold (Public Records) $1,880,000 Public Records
• 2005-05-26 Sold (Public Records) $5,000,000 Public Records
• 2005-05-26 Sold (Public Records) $5,000,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $6,739 · +2.6% YoY. Source: county tax records.