601 Pine Dr #207 · Pompano Beach, FL 33060

$165,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 99 Days on market

Built 1970 $450/mo HOA · 18% 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 +24.0/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 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

LOCATION LOCATION LOCATION!! Rare to find a 2/2 in a quiet family neighborhood under 200K!!Welcome to coastal living at its best! This spacious 2-bedroom, 2-bath condo offers the perfect blend of comfort, style, and convenience. Located just minutes from the beach, shopping, dining, and entertainment, this home is ideal for full-time residents or a seasonal getaway.

Key facts

• $450 HOA
• Community pool
• Built 1970

Property features AI

Finance

• Financial info: Land lease in place (land lease amount specified)
• HOA & community: Association amenities include parking and a pool; Monthly association fee; Association fee covers insurance, ground and structure maintenance, sewer, trash, water, common areas, elevator, and pool service

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Cable available
• Home design: Stock cooperative; Resale condition; Second-floor entry; South-facing
• Construction: Block construction; 3-story building; Built-in fireplace (interior)
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Electric range; Gas range; Microwave; Refrigerator; Water purifier; Water softener; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Partially furnished; Fireplace; Blinds on windows
• Laundry & utility: Washer/Dryer connections available (laundry details not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: schools D+, 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.
• 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).
• At $2,495/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 2870% 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

• It's been on market 99 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.51% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 5.5

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-17,561
• Equity at exit: $24,602

10-year hold

• IRR: -2.8%
• Equity multiple: 0.82×
• Total profit: $-8,256
• 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: 338
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$865
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$69
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $172

Break-even live

Break-even rent $2,278

Max offer price $165,000

Occupancy floor 88%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.04mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	24d	1	0.06mi
701 Pine Dr #204 Pompano Beach, FL	3.0	2.0	1200	$2,150	$1.79	15d	1	0.07mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	24d	2	0.07mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	24d	3	0.07mi
751 Pine Dr #101 Pompano Beach, FL	3.0	2.0	1200	$2,600	$2.17	24d	1	0.13mi
751 Pine Dr #104 Pompano Beach, FL	3.0	2.0	1200	$2,400	$2.00	5d	1	0.13mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	0.15mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,711	$3.65	2d	19	0.16mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	0.21mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	0.26mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	0.27mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	17d	1	0.27mi
200 SE 3rd St Pompano Beach, FL	3.0	2.0	1481	$6,999	$4.73	11d	1	0.30mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	24d	1	0.31mi
320 SE 11th Ave Pompano Beach, FL	3.0	2.0	1350	$2,250	$1.67	24d	1	0.34mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	0.34mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	0.38mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	0.39mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	24d	1	0.40mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	24d	1	0.44mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	22d	1	0.44mi
1261 NE 2nd St Pompano Beach, FL	2.0	1.0	1010	$2,650	$2.62	22d	1	0.45mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	24d	1	0.46mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	2d	47	0.50mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	24d	1	0.52mi
160 SE 15th Ave Pompano Beach, FL	2.0	1.0	1200	$2,800	$2.33	19d	1	0.53mi
160 SE 15th Ave Pompano Beach, FL	3.0	2.0	1500	$3,900	$2.60	20d	1	0.53mi
29 NE 15th Ave Pompano Beach, FL	2.0	1.0	900	$1,450	$1.61	15d	1	0.55mi
391 SE 15th Ave Pompano Beach, FL	3.0	2.0	1332	$5,000	$3.75	24d	1	0.56mi
508 NE 12th Ave Pompano Beach, FL	2.0	1.0	1038	$2,500	$2.41	5d	1	0.57mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	8d	1	0.59mi
909 NE 7th St Pompano Beach, FL	3.0	2.0	1152	$5,000	$4.34	3d	1	0.59mi
909 NE 7th St Pompano Beach, FL	3.0	2.0	1152	$5,000	$4.34	24d	1	0.59mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	15d	1	0.66mi
231 NE 16th Ave Pompano Beach, FL	3.0	2.0	1365	$3,100	$2.27	17d	1	0.66mi
231 NE 16th Ave Pompano Beach, FL	3.0	2.0	1159	$3,100	$2.67	5d	1	0.66mi
231 NE 16th Ave Pompano Beach, FL	3.0	2.0	1365	$3,100	$2.27	24d	1	0.66mi
721 NE 12th Ave Unit 1-2 Pompano Beach, FL	2.0	1.0	700	$2,550	$3.64	24d	1	0.68mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	24d	1	0.72mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $165,000 Active 99 DOM
2. 2026-06-17
   days on market $165,000 Active 98 DOM
3. 2026-06-16
   days on market $165,000 Active 97 DOM
4. 2026-06-15
   days on market $165,000 Active 96 DOM
5. 2026-06-13
   days on market $165,000 Active 94 DOM
6. 2026-06-09
   days on market $165,000 Active 90 DOM
7. 2026-06-07
   days on market $165,000 Active 88 DOM
8. 2026-06-04
   days on market $165,000 Active 85 DOM
9. 2026-06-03
   days on market $165,000 Active 84 DOM
10. 2026-06-02
    days on market $165,000 Active 83 DOM
11. 2026-06-01
    days on market $165,000 Active 82 DOM
12. 2026-05-31
    days on market $165,000 Active 81 DOM
13. 2026-01-26
    listed $165,000 Active

ⓘ 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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 AH · 20% 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: $29,936
• − Mortgage interest: −$9,243
• − Property taxes: −$3,158
• − Insurance: −$2,650
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − HOA: −$5,400
• − Depreciation: −$4,800
• Taxable loss: −$104
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,083/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

1 event — show timeline

• 2026-01-26 Listed $165,000 Beaches MLS

Property tax history

+7.3%/yr

Latest (2025): $3,158 · +9.8% YoY. Source: county tax records.