251 SE 6th Ave #4 · Pompano Beach, FL 33060

$165,000

1 bd · 2.0 ba · 700 sqft · Condo public records · 16 Days on market

Built 1969 $363/mo HOA · 19% 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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MUST SEE! Completely remodeled spacious condo in great location. Just minutes from the beach. Impact windows. Contemporary kitchen with granite counter tops and SS appliances. New refrigerator. Tile throughout. Smooth white ceilings. Newer A/C. Unit is on first floor. Lots of closet space incl. walk in closet. Best building in the community adjacent to the pool and canal. 2 assigned parking spaces. All ages welcome. Investor friendly. Rent right away. Just off Atlantic, close to I-95 & US-1. Close to shopping, restaurants and entertainment. Enjoy the beautiful pool area right on the canal with canal views. New roof. Low fees.

Key facts

• Pool area
• Ss appliances
• Granite counter tops

Tags

• REMODELED CONDO
• IMPACT WINDOWS
• GRANITE COUNTER TOPS
• SS APPLIANCES
• WALK IN CLOSET
• POOL AREA

Property features AI

Finance

• Financial info: Pets allowed with restrictions on breed, number, and size
• HOA & community: Association: Loyalty Management; Monthly HOA fee of $363; Community pool; HOA covers insurance, grounds maintenance, sewer, trash, water, reserves, roof repairs, pool service

Exterior

• Parking: Assigned parking; Guest parking; See remarks; 2 parking spaces
• Security: Security features: Other
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water connected
• Home design: Condominium; One level (building listed as 2 stories total); Updated / remodeled; Faces east; First floor entry
• Construction: Constructed with CBS (concrete block); Other roof
• Exterior features: First-floor entry; Accessible approach with ramp; Accessible central living area; No waterfront

Interior

• Kitchen: Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 1 main-level bedroom; Accessible bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-1 ($-10/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (0.1% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• 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 rising (+2.1%/yr); 339 active listings in the ZIP; 37 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).
• This rent runs 36% 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 $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 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $162,525 (1.5% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 7.1

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-28,214
• Equity at exit: $24,602

10-year hold

• IRR: -11.5%
• Equity multiple: 0.34×
• Total profit: $-30,374
• Equity at exit: $14,266

Cash invested: $46,200 (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: 339
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$865
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$69
• HOA: −$363
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-1

Break-even live

Break-even rent $1,925

Max offer price $164,859

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $46	+0% $-1	+5% $-47	+10% $-94
Rent	-10% $-153	-5% $-77	+0% $-1	+5% $75	+10% $151
Rate	-1.0pp $82	-0.5pp $41	base $-1	+0.5pp $-44	+1.0pp $-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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	26d	2	0.02mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,092	$3.04	0d	17	0.11mi
902 SE 1st St Pompano Beach, FL	1.0	1.0	415	$1,414	$3.41	16d	7	0.20mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	13d	2	0.21mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	12d	1	0.33mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	13d	1	0.33mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	26d	1	0.34mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.41mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	26d	1	0.44mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$2,741	$2.39	0d	47	0.44mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$3,000	$4.62	12d	1	0.66mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$2,900	$4.46	3d	1	0.66mi
721 NE 12th Ave Unit 1-2 Pompano Beach, FL	2.0	1.0	700	$2,550	$3.64	26d	1	0.71mi
909 NE 10th Ave Unit 2 Pompano Beach, FL	2.0	2.0	592	$1,950	$3.29	26d	1	0.78mi
909 NE 10th Ave #1 Pompano Beach, FL	1.0	1.0	455	$1,650	$3.63	26d	1	0.78mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	26d	1	0.82mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	26d	1	0.87mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,395	$1.92	26d	3	0.95mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	26d	1	0.95mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,700	$1.79	26d	6	0.98mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,690	$1.78	16d	6	0.98mi
208 N Federal Hwy Pompano Beach, FL	2.0	1.0–2.0	740	$2,708	$3.66	0d	29	1.02mi
620 NW 7th Ter Unit 38 Pompano Beach, FL	1.0	1.0	550	$1,600	$2.91	12d	1	1.02mi
620 NW 7th Ter Unit 39 Pompano Beach, FL	1.0	1.0	550	$1,550	$2.82	12d	1	1.02mi
32 NE 22nd Ave #107 Pompano Beach, FL	1.0	1.0	742	$1,650	$2.22	16d	1	1.04mi
601 N Federal Hwy Pompano Beach, FL	—	1.0	681	$2,100	$3.08	26d	1	1.06mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	26d	1	1.10mi
11 NE 24th Ave Pompano Beach, FL	3.0	1.0–2.0	965	$2,973	$3.08	0d	35	1.13mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	16d	1	1.14mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	26d	1	1.15mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$1,975	$2.98	13d	2	1.37mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	26d	1	1.37mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	26d	1	1.39mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	26d	1	1.46mi
1101 NE 23rd Ter Unit 4 Pompano Beach, FL	1.0	1.0	500	$1,550	$3.10	13d	1	1.48mi
1101 NE 23rd Ter Pompano Beach, FL	1.0	1.0	500	$1,600	$3.20	13d	1	1.48mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	26d	1	1.50mi

HOA detail condo

• Monthly dues: $363 · $4,356/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-04-27
   listed $165,000 Active
3. 2026-04-10
   historical
4. 2026-02-02
   listed $178,000 Active
5. 2025-02-07
   historical $1,575
6. 2025-01-22
   listed $1,575

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/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: $23,087
• − Mortgage interest: −$9,243
• − Property taxes: −$2,684
• − Insurance: −$825
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$4,356
• − Depreciation: −$4,800
• Taxable loss: −$2,514
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $594/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

+10376.2% since first listed

6 events — show timeline

• 2026-05-13 Pending — Beaches MLS
• 2026-04-27 Listed $165,000 Beaches MLS
• 2026-04-10 Listing Removed — Beaches MLS
• 2026-02-02 Listed $178,000 Beaches MLS
• 2025-02-07 Rental Removed $1,575 GFLMLS
• 2025-01-22 Listed for Rent $1,575 GFLMLS

Property tax history

+10.5%/yr

Latest (2025): $2,684 · +9.3% YoY. Source: county tax records.