777 S Federal Hwy Unit Rp301 · Pompano Beach, FL 33062

$189,777

2 bd · 2.0 ba · 911 sqft · Condo public records · 56 Days on market

Built 1972 $860/mo HOA · 31% 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 +13.2/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Pompano Beach — South Florida's rising coastal gem where laid-back beach vibes meet exciting new development and a vibrant future on the sand. Introducing this fully renovated 2-bedroom, 1.5-bath condo with impact windows, brand-new Luxury vinyl Tile , and fresh paint — truly turnkey. Boating community with common dock available, plus just a 5-minute commute to the beach. Well-maintained community has passed its milestone inspection with no upcoming assessments. Come see this gem today — it won't last!

Key facts

• Fully renovated
• Common dock
• Impact windows

Tags

• FULLY RENOVATED
• IMPACT WINDOWS
• COMMON DOCK
• 5 MINUTE COMMUTE TO THE BEACH
• WELL MAINTAINED COMMUNITY

Property features AI

Finance

• Other: Directions: Federal Hwy south of Atlantic on west side of road; go through gate
• Financial info: Pets not allowed
• HOA & community: Association with monthly fee (includes insurance, sewer, trash, water, common areas, common real estate tax, elevator, pool service); Association amenities: elevator(s), laundry, management, parking, pool, storage, clubhouse, boating, community room, lobby, street lights, gated, security, manager on site

Exterior

• Parking: Assigned parking, guest parking and open parking (1 total)
• Security: Manager on site; Gated; Security personnel; Closed-circuit camera(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Condominium; One level; South-facing; Resale, updated/remodeled
• Construction: CBS construction; Concrete/other roof; Building has 10 stories; Appraiser-listed building area
• Exterior features: No waterfront (ocean access via fixed bridge); Pool; Clubhouse; Boating access; Storage; Community room; Lobby; Street lights; Gated community

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Closed-circuit cameras; Smoke detectors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (14.6% below list).
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $162k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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 soft (-0.4%/yr); 843 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 40% of the median local income ($84k/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 $6k 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 56 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 31% of rent.
• 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 $162,156 (14.6% 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 56 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.46% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 5.7

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: -28.4%
• Equity multiple: 0.09×
• Total profit: $-48,135
• Equity at exit: $28,296

10-year hold

• IRR: -71.0%
• Equity multiple: -0.57×
• Total profit: $-83,297
• Equity at exit: $16,408

Cash invested: $53,138 (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 33062

• Rents YoY: -0.4%
• Active inventory: 843
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,763 high
• Mortgage (P&I): −$995
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$79
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$860
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-156

Break-even live

Break-even rent $2,961

Max offer price $162,156

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: $47,444
• Closing costs: $5,693
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	24d	1	0.06mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	3d	3	0.09mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	15d	6	0.09mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	24d	6	0.09mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	15d	1	0.24mi
1971 SE 5th Ct Unit 303E Pompano Beach, FL	2.0	2.0	960	$2,400	$2.50	22d	1	0.24mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	15d	1	0.24mi
1971 SE 5th Ct Pompano Beach, FL	2.0	2.0	960	$2,050	$2.14	24d	2	0.24mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	17d	1	0.24mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	3d	1	0.25mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.27mi
8 SE 19th Ave #11 Pompano Beach, FL	2.0	1.0	842	$1,795	$2.13	24d	1	0.50mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	0.52mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.55mi
1201 S Riverside Dr #106 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	24d	1	0.57mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	7d	1	0.57mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	24d	1	0.59mi
23 NE 19th Ave Pompano Beach, FL	1.0	1.0	900	$2,500	$2.78	7d	1	0.62mi
3201 SE 12th St Unit B4 Pompano Beach, FL	2.0	2.0	1000	$2,400	$2.40	24d	1	0.62mi
11 NE 24th Ave Pompano Beach, FL	3.0	1.0–2.0	965	$3,822	$3.96	3d	36	0.64mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	0.64mi
3208 SE 11th St #201 Pompano Beach, FL	2.0	2.0	914	$2,200	$2.41	11d	1	0.64mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	17d	1	0.64mi
140 NE 19th Ave Pompano Beach, FL	1.0	1.0	850	$1,800	$2.12	24d	1	0.65mi
3216 SE 12th St #28 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	7d	1	0.65mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	0.66mi
32 NE 22nd Ave #107 Pompano Beach, FL	1.0	1.0	742	$1,650	$2.22	15d	1	0.66mi
600 S Riverside Dr Pompano Beach, FL	2.0	2.0	1108	$4,000	$3.61	3d	1	0.69mi
29 NE 15th Ave Pompano Beach, FL	2.0	1.0	900	$1,450	$1.61	15d	1	0.69mi
3205 SE 7th St #201 Pompano Beach, FL	1.0	1.0	560	$1,900	$3.39	24d	1	0.70mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	0.71mi
275 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1117	$3,047	$2.73	1d	9	0.73mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	0.76mi
208 N Federal Hwy Pompano Beach, FL	2.0	1.0–2.0	687	$3,330	$4.84	2d	29	0.76mi
1333 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	959	$3,996	$4.16	3d	15	0.78mi
2701 NE 1st St #106 Pompano Beach, FL	2.0	1.0	800	$2,200	$2.75	24d	1	0.80mi
1261 NE 2nd St Pompano Beach, FL	2.0	1.0	1010	$2,650	$2.62	22d	1	0.80mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$2,200	$3.32	11d	2	0.80mi
105 S Riverside Dr #303 Pompano Beach, FL	2.0	2.0	1121	$2,250	$2.01	24d	1	0.81mi
2412 NE 4th St Pompano Beach, FL	2.0	1.0	1000	$2,600	$2.60	24d	1	0.82mi

HOA detail condo

• Monthly dues: $860 · $10,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $189,777 Active 56 DOM
2. 2026-06-17
   days on market $189,777 Active 55 DOM
3. 2026-06-16
   days on market $189,777 Active 54 DOM
4. 2026-06-15
   days on market $189,777 Active 53 DOM
5. 2026-06-13
   pricedays on market $189,777 Active 51 DOM
6. 2026-06-09
   days on market $194,999 Active 47 DOM
7. 2026-06-08
   days on market $194,999 Active 46 DOM
8. 2026-06-07
   days on market $194,999 Active 45 DOM
9. 2026-06-04
   days on market $194,999 Active 42 DOM
10. 2026-06-03
    days on market $194,999 Active 41 DOM
11. 2026-06-02
    days on market $194,999 Active 40 DOM
12. 2026-06-01
    days on market $194,999 Active 39 DOM
13. 2026-05-31
    days on market $194,999 Active 38 DOM
14. 2026-05-21
    price $194,999
15. 2026-04-22
    listed $199,999 Active
16. 2026-03-25
    historical
17. 2026-02-11
    price $194,000
18. 2026-01-08
    price $199,000
19. 2025-12-09
    price $219,000
20. 2025-11-21
    listed $230,000 Active
21. 2020-09-04
    soldstatus $165,000
22. 2002-07-11
    soldstatus $65,000
23. 1993-01-26
    soldstatus $43,500

ⓘ 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: $3,035 · $253/mo
• Projected year-2 tax: $3,035 · $253/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 5/10 Major FEMA zone AH · 23% 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: $33,158
• − Mortgage interest: −$10,630
• − Property taxes: −$3,035
• − Insurance: −$2,773
• − Repairs & maintenance: −$2,653
• − Management: −$2,653
• − HOA: −$10,320
• − Depreciation: −$5,521
• Taxable loss: −$4,427
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $-814/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): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

+348.3% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $194,999 Beaches MLS
• 2026-04-22 Listed $199,999 Beaches MLS
• 2026-03-25 Listing Removed — MARMLS
• 2026-02-11 Price Changed $194,000 MARMLS
• 2026-01-08 Price Changed $199,000 MARMLS
• 2025-12-09 Price Changed $219,000 MARMLS
• 2025-11-21 Listed $230,000 MARMLS
• 2020-09-04 Sold (Public Records) $165,000 Public Records
• 2002-07-11 Sold (Public Records) $65,000 Public Records
• 1993-01-26 Sold (Public Records) $43,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,035 · +3.6% YoY. Source: county tax records.