301 E Mcnab Rd E #106 · Pompano Beach, FL 33060

$95,000

1 bd · 1.0 ba · 550 sqft · Condo public records · 14 Days on market

Built 1961 $528/mo HOA · 30% 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 +19.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

Experience the tranquility of canal-side living from the comfort of your window in this beautifully furnished 1-bed/1bath. with direct ocean access. This well-appointed residence features an open kitchen layout, two ac wall units, & neutral ceramic tile flooring throughout. All impact hurricane windows provide peace of mind during storm season. Highlights incl. 1 assigned parking space, a pristine heated pool alongside the canal, & BBQ. A large community laundry room just steps from your door. Enjoy the convenience of being within walking distance to restaurants, grocery stores, & much more. NOTE: this property does not allow pets, & is designated for non-smokers only. A

Key facts

• $528 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Has association (Waterview Lodge one); Association amenities include laundry, picnic area, parking, pool (heated), maintained community; HOA fees paid quarterly; HOA covers gas, insurance, ground and structure maintenance, sewer, trash, water, common areas, legal/accounting, reserve funds, roof repairs, pool service

Exterior

• Parking: Assigned, common, guest and on-street parking available; 1 open parking space
• Security: Smoke detector(s); Security lights
• Utilities: Public water; Public sewer; Natural gas available; Water available; Sewer available
• Home design: Stock cooperative; One level (entry level 1); 2 total stories in building; Faces east; First-floor entry with built-ins
• Construction: Block/CBS construction with stucco; Concrete perimeter foundation; Flat roof / roof over
• Exterior features: Wire fencing; Public-maintained asphalt road frontage; Waterfront with intracoastal access and fixed bridge

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Gas range; Microwave; Refrigerator; Gas cooktop; Electric water heater; Gas water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window/wall heating; Ceiling fan(s); Electric cooling; Wall/window unit(s)
• Interior features: Built-in features; Walk-in closet(s); Furnished
• Laundry & utility: Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 7.6% 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: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% 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 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 338 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% of the median local income ($65k/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 $657 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.86% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-9,748
• Equity at exit: $14,165

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-4,321
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$498
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$40
• HOA: −$528
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $106

Break-even live

Break-even rent $1,633

Max offer price $95,000

Occupancy floor 89%

Sensitivity live

Price	-10% $160	-5% $133	+0% $106	+5% $80	+10% $53
Rent	-10% $-33	-5% $37	+0% $106	+5% $176	+10% $246
Rate	-1.0pp $154	-0.5pp $131	base $106	+0.5pp $82	+1.0pp $57

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,690	$1.78	15d	6	1.12mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,700	$1.79	24d	6	1.12mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	24d	1	1.12mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.12mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	11d	1	1.14mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	11d	1	1.14mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,963	$2.52	2d	40	1.16mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	24d	1	1.21mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	12d	2	1.21mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	24d	2	1.26mi
902 SE 1st St Pompano Beach, FL	1.0	1.0	415	$1,414	$3.41	15d	7	1.30mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,078	$3.02	2d	19	1.33mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	24d	1	1.36mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	24d	1	1.45mi

HOA detail condo

• Monthly dues: $528 · $6,336/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $95,000 Active 14 DOM
2. 2026-06-17
   days on market $95,000 Active 13 DOM
3. 2026-06-16
   days on market $95,000 Active 12 DOM
4. 2026-06-15
   days on market $95,000 Active 11 DOM
5. 2026-06-13
   days on market $95,000 Active 9 DOM
6. 2026-06-09
   days on market $95,000 Active 5 DOM
7. 2026-06-08
   days on market $95,000 Active 4 DOM
8. 2026-06-07
   remarks 683-char remark
9. 2026-06-07
   listed $95,000 Active 3 DOM

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $21,214
• − Mortgage interest: −$5,321
• − Property taxes: −$2,692
• − Insurance: −$475
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − HOA: −$6,336
• − Depreciation: −$2,764
• Taxable income: $232
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $1,222/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

+5657.6% since first listed

13 events — show timeline

• 2026-06-04 Listed $95,000 Beaches MLS
• 2025-06-03 Rental Removed $1,300 GFLMLS
• 2025-05-31 Price Changed $1,300 GFLMLS
• 2025-04-13 Price Changed $1,450 GFLMLS
• 2025-03-14 Listed for Rent $1,500 GFLMLS
• 2025-03-06 Rental Removed $1,500 GFLMLS
• 2025-02-19 Price Changed $1,500 GFLMLS
• 2025-02-16 Listed for Rent $1,600 GFLMLS
• 2025-01-06 Rental Removed $1,600 GFLMLS
• 2025-01-06 Listed for Rent $1,600 GFLMLS
• 2024-12-19 Rental Removed $1,600 GFLMLS
• 2024-12-14 Price Changed $1,600 GFLMLS
• 2024-10-30 Listed for Rent $1,650 GFLMLS

Property tax history

+7.6%/yr

Latest (2025): $2,692 · +9.4% YoY. Source: county tax records.