3050 N Palm Aire Dr #910 · Pompano Beach, FL 33069

$179,000

3 bd · 2.0 ba · 1,500 sqft · Condo public records · 10 Days on market

Built 1969 $722/mo HOA · 30% 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).

• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.5/10.0

Listing remarks

Top-floor corner penthouse with panoramic views—an exceptional opportunity in the heart of Pompano Beach. This premier positioning delivers a true bird's-eye perspective with sweeping golf course, water, and skyline views stretching toward Fort Lauderdale, along with a southeast-facing balcony that captures constant natural light and coastal breezes. Unlike typical offerings, this unit has been fully stripped and professionally demoed, creating a clean slate for a complete custom renovation. Permits have already been submitted, allowing the next owner to move forward efficiently while avoiding the time and cost of demolition. The corner layout enhances privacy and provides additional

Key facts

• Additional windows
• Panoramic views
• Custom renovation

Tags

• TOP FLOOR CORNER PENTHOUSE
• PANORAMIC VIEWS
• SOUTHEAST FACING BALCONY
• CUSTOM RENOVATION
• CORNER LAYOUT
• ADDITIONAL WINDOWS

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Monthly HOA fee; Association amenities include clubhouse, parking, pool, sauna, and street lights; HOA covers maintenance of grounds and structure, security, trash, common areas, elevator, and roof repairs

Exterior

• Parking: 2 parking spaces; Assigned parking; Open parking; Detached garage; Garage
• Security: Fire alarm
• Utilities: Public water; Public sewer; Other utilities
• Home design: Condominium; 9-story building; Under construction; Faces north
• Construction: CBS construction
• Exterior features: Not on waterfront; Roof: Other

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Concrete; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Fire alarm
• Laundry & utility: No laundry details provided

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (23.3% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $137k (23.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: 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 26d 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 $2,439/mo this rent would consume 49% 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 $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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 30% of rent.

Recommended offer $137,241 (23.3% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.36% ✓
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 6.1

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: -32.2%
• Equity multiple: -0.01×
• Total profit: $-50,604
• Equity at exit: $26,689

10-year hold

• IRR: -84.9%
• Equity multiple: -0.77×
• Total profit: $-88,614
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$939
• Tax from tax record: −$428 /mo · $5,136/yr
• Insurance: −$75
• HOA: −$722
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-236

Break-even live

Break-even rent $2,738

Max offer price $137,241

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-186	+0% $-236	+5% $-287	+10% $-338
Rent	-10% $-429	-5% $-333	+0% $-236	+5% $-140	+10% $-44
Rate	-1.0pp $-146	-0.5pp $-191	base $-236	+0.5pp $-283	+1.0pp $-330

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	26d	1	0.03mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	22d	1	0.03mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,750	$1.73	13d	1	0.11mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	26d	1	0.11mi
3141 N Palm Aire Dr Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	19d	1	0.17mi
3141 N Palm Aire Dr #3141 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	22d	1	0.17mi
3051 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	0.21mi
3151 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	0.21mi
2857 N Palm Aire Dr #2857 Pompano Beach, FL	2.0	2.0	1504	$3,800	$2.53	26d	1	0.25mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	26d	1	0.25mi
3010 N Course Dr #209 Pompano Beach, FL	2.0	2.0	1263	$2,500	$1.98	26d	1	0.26mi
3300 N Palm Aire Dr #109 Pompano Beach, FL	2.0	2.0	1100	$2,400	$2.18	20d	1	0.29mi
2901 S Palm Aire Dr Pompano Beach, FL	3.0	2.0	1390	$2,750	$1.98	26d	1	0.32mi
2901 S Palm Aire Dr #501 Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	26d	1	0.32mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	0.33mi
2940 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1150	$2,100	$1.83	26d	1	0.33mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	12d	1	0.33mi
3050 N Course Dr Pompano Beach, FL	2.0	2.0	1250	$1,925	$1.54	26d	1	0.33mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	7d	1	0.33mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	12d	1	0.33mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$2,650	$2.04	0d	4	0.34mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$2,650	$2.04	23d	3	0.34mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	0.34mi
2671 S Course Dr #108 Pompano Beach, FL	2.0	2.0	1100	$1,900	$1.73	0d	1	0.36mi
2671 S Course Dr #206 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.36mi
2671 S Course Dr #806 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	16d	1	0.36mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	9d	1	0.36mi
2671 S Course Dr #403 Pompano Beach, FL	2.0	2.0	1150	$2,000	$1.74	13d	1	0.36mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	26d	1	0.36mi
2671 S Course Dr #108 Pompano Beach, FL	2.0	2.0	1150	$1,750	$1.52	26d	1	0.36mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	26d	1	0.39mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	0.41mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	18d	1	0.41mi
2681 S Course Dr #406 Pompano Beach, FL	3.0	2.5	1710	$2,950	$1.73	26d	1	0.41mi
2681 S Course Dr #301 Pompano Beach, FL	3.0	2.0	1390	$2,750	$1.98	9d	1	0.41mi
2681 S Course Dr #201 Pompano Beach, FL	3.0	2.0	1624	$2,300	$1.42	26d	1	0.41mi
2751 N Palm Aire Dr #402 Pompano Beach, FL	2.0	2.0	1064	$2,300	$2.16	26d	1	0.42mi
545 Oaks Ln Pompano Beach, FL	2.0–3.0	2.0	1303	$2,600	$2.00	26d	2	0.46mi
3095 N Course Dr Pompano Beach, FL	2.0	2.0	1225	$2,395	$1.96	26d	1	0.46mi
2900 N Course Dr #107 Pompano Beach, FL	2.0	2.0	1216	$2,150	$1.77	16d	1	0.48mi

HOA detail condo

• Monthly dues: $722 · $8,664/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-11
   status Pending
2. 2026-05-03
   historical Active Under Contract
3. 2026-05-01
   listed $179,000 Active
4. 2022-01-28
   soldstatus $170,000
5. 2003-06-06
   soldstatus $127,500
6. 1995-06-09
   soldstatus $56,500
7. 1977-05-01
   soldstatus $51,000

ⓘ 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: $5,136 · $428/mo
• Projected year-2 tax: $5,136 · $428/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: $29,269
• − Mortgage interest: −$10,027
• − Property taxes: −$5,136
• − Insurance: −$895
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$8,664
• − Depreciation: −$5,207
• Taxable loss: −$5,343
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $-1,554/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

+251.0% since first listed

7 events — show timeline

• 2026-05-11 Pending — Beaches MLS
• 2026-05-03 Contingent — Beaches MLS
• 2026-05-01 Listed $179,000 Beaches MLS
• 2022-01-28 Sold (Public Records) $170,000 Public Records
• 2003-06-06 Sold (Public Records) $127,500 Public Records
• 1995-06-09 Sold (Public Records) $56,500 Public Records
• 1977-05-01 Sold (Public Records) $51,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $5,136 · +4.4% YoY. Source: county tax records.