270 S Cypress Rd #202 · Pompano Beach, FL 33060

$149,900

2 bd · 2.0 ba · 850 sqft · Condo public records · 9 Days on market

Built 1968 $350/mo HOA · 16% 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 +22.0/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

Don't miss one of the best-priced 2-bedroom condos in East Pompano Beach! This rarely available first-floor corner unit features a peaceful pool view and an updated interior with quartz countertops, stainless steel appliances, and nicely renovated bathrooms. Enjoy low association fees and a prime location just minutes from the Pompano Beach Pier, Old Town Pompano, beaches, dining, shopping, local events, and major highways. Nearby conveniences include Publix, Walmart, the library, arts center, community center, and more. Pet-friendly community allowing pets up to 30 lbs. No leasing during the first year of ownership. Don't miss one of the best-priced 2-bedroom condos in East Pompano Beach!

Key facts

• Quartz countertops
• Renovated bathrooms
• Updated interior

Tags

• FIRST-FLOOR CORNER UNIT
• PEACEFUL POOL VIEW
• UPDATED INTERIOR
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS

Property features AI

Finance

• Other: Pets allowed (size limits apply)
• HOA & community: Association fee $350 monthly; HOA covers pest control, trash, water, common areas, and pool service

Exterior

• Parking: 1 total parking space; 5 open parking spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; 2 stories; Faces west; Resale property
• Construction: CBS construction; Flat roof; 850 sq ft living area (public records)
• Exterior features: Not waterfront; Community pool (association amenity)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Walk-in closet(s); Blinds and shutters on windows
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.2% 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 rising (+2.1%/yr); 338 active listings in the ZIP; 40 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 40% 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 $4k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $150k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 5.8

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-10,648
• Equity at exit: $22,351

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $3,929
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$786
• Tax from tax record: −$261 /mo · $3,135/yr
• Insurance: −$62
• HOA: −$350
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $239

Break-even live

Break-even rent $1,848

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $324	-5% $282	+0% $239	+5% $197	+10% $154
Rent	-10% $69	-5% $154	+0% $239	+5% $324	+10% $409
Rate	-1.0pp $315	-0.5pp $277	base $239	+0.5pp $200	+1.0pp $161

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	12d	1	0.01mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	11d	1	0.01mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	25d	1	0.02mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	0.03mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	25d	1	0.04mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	25d	1	0.06mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	0.11mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	25d	1	0.12mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	25d	1	0.12mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	25d	1	0.14mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	8d	1	0.19mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,711	$3.65	2d	19	0.33mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	25d	1	0.34mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	25d	2	0.35mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	25d	3	0.37mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	3d	47	0.39mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	4d	1	0.41mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	4d	1	0.41mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	25d	1	0.43mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	25d	1	0.44mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	15d	1	0.49mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	12d	2	0.52mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	25d	1	0.52mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	25d	1	0.57mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	15d	1	0.59mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	25d	1	0.59mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	25d	1	0.62mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	25d	1	0.63mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	17d	1	0.64mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	25d	1	0.64mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.68mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	25d	1	0.69mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	25d	1	0.70mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$2,900	$4.46	2d	1	0.79mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$3,000	$4.62	11d	1	0.79mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	25d	1	0.79mi
308 NE 8th Ct Pompano Beach, FL	3.0	1.0	576	$2,700	$4.69	25d	1	0.80mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	25d	3	0.81mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	15d	1	0.81mi
1261 NE 2nd St Pompano Beach, FL	2.0	1.0	1010	$2,650	$2.62	22d	1	0.84mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-11
   listed $149,900 Active
3. 1996-12-05
   soldstatus $37,000
4. 1979-08-01
   soldstatus $37,500

ⓘ 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: $3,135 · $261/mo
• Projected year-2 tax: $3,135 · $261/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 (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $25,809
• − Mortgage interest: −$8,397
• − Property taxes: −$3,135
• − Insurance: −$750
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$4,200
• − Depreciation: −$4,361
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,670/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

+299.7% since first listed

4 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-05-11 Listed $149,900 Beaches MLS
• 1996-12-05 Sold (Public Records) $37,000 Public Records
• 1979-08-01 Sold (Public Records) $37,500 Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,135 · +5.3% YoY. Source: county tax records.