2800 W Golf Blvd #228 · Pompano Beach, FL 33064

$125,000

2 bd · 1.0 ba · 750 sqft · Condo public records · 99 Days on market

Built 1968 $455/mo HOA · 23% 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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Do not miss this beautifully maintained 2BR/1BA 2nd-floor condo with stunning golf course and lake views from the glass-enclosed Florida room with accordion shutters. Freshly painted, tastefully furnished, and offered turnkey (or unfurnished). Features include an updated kitchen with stainless steel appliances (2017), hurricane windows, laminate/tile floors, king bed with walk-in closet in master, new queen mattress in guest room, water heater (2017), AC (2021), and roof (2015). Community offers 2 pools, shuffleboard, petanque, and BBQ areas. Minutes to shops, dining, and beaches.

Key facts

• Hurricane windows
• Lake views
• Updated kitchen

Tags

• GOLF COURSE VIEWS
• LAKE VIEWS
• UPDATED KITCHEN
• HURRICANE WINDOWS
• COMMUNITY POOLS
• SHUFFLEBOARD

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee; Association amenities include billiard room, clubhouse, golf course, picnic area, parking, pool, shuffleboard court, courtesy bus, maintenance; HOA covers grounds and structure maintenance, trash, water, and golf

Exterior

• Parking: Guest parking
• Security: Security fence; Other security features
• Utilities: Cable available
• Home design: Condominium; Second-floor entry; Two-story building; Resale condition
• Construction: Block/CBS construction
• Exterior features: Fenced; On golf course; Waterfront (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $29 ($352/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+1.8%/yr); 591 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 34% of the median local income ($71k/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 $864 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

• It's been on market 99 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 23% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (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 1968 — 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: 1.60% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-20,416
• Equity at exit: $18,638

10-year hold

• IRR: -12.4%
• Equity multiple: 0.33×
• Total profit: $-23,467
• Equity at exit: $10,808

Cash invested: $35,000 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$656
• Tax from tax record: −$234 /mo · $2,809/yr
• Insurance: −$52
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$455
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $29

Break-even live

Break-even rent $1,960

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $65	+0% $29	+5% $-6	+10% $-41
Rent	-10% $-128	-5% $-50	+0% $29	+5% $108	+10% $187
Rate	-1.0pp $92	-0.5pp $61	base $29	+0.5pp $-3	+1.0pp $-36

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	24d	1	0.07mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	0.15mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	24d	1	0.15mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	0.18mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	24d	1	0.20mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	12d	1	0.20mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	24d	1	0.25mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	24d	1	0.29mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.32mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	0.32mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	24d	1	0.32mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	24d	1	0.32mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	24d	1	0.38mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	24d	1	0.38mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	24d	1	0.45mi
3281 E Golf Blvd #4 Pompano Beach, FL	2.0	1.5	1020	$2,200	$2.16	24d	1	0.47mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	24d	1	0.48mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	3d	16	0.52mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.63mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.64mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	24d	1	0.77mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	24d	1	0.80mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,500	$2.80	22d	1	0.86mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	0.93mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	1.05mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	24d	1	1.09mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	1.10mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	1.11mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	1.12mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	24d	1	1.13mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	24d	1	1.14mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	24d	1	1.14mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	24d	2	1.14mi
1101 NE 23rd Pl Unit 1 Pompano Beach, FL	3.0	2.0	1117	$3,000	$2.69	24d	1	1.17mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	15d	1	1.17mi
3550 Blue Lake Dr Pompano Beach, FL	1.0	1.5	850	$1,850	$2.18	24d	1	1.17mi
3801 Crystal Lake Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	968	$2,325	$2.40	2d	8	1.17mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	15d	1	1.18mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	24d	1	1.19mi
2797 NE 12th Ave Pompano Beach, FL	2.0	1.0	817	$2,740	$3.35	8d	1	1.19mi

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 99 DOM
2. 2026-06-17
   days on market $125,000 Active 98 DOM
3. 2026-06-16
   days on market $125,000 Active 97 DOM
4. 2026-06-15
   days on market $125,000 Active 96 DOM
5. 2026-06-13
   days on market $125,000 Active 94 DOM
6. 2026-06-09
   days on market $125,000 Active 90 DOM
7. 2026-06-07
   days on market $125,000 Active 88 DOM
8. 2026-06-04
   days on market $125,000 Active 85 DOM
9. 2026-06-03
   days on market $125,000 Active 84 DOM
10. 2026-06-02
    days on market $125,000 Active 83 DOM
11. 2026-06-01
    days on market $125,000 Active 82 DOM
12. 2026-05-31
    days on market $125,000 Active 81 DOM
13. 2025-08-06
    listed $125,000 Active
14. 2024-05-09
    soldstatus $133,000
15. 2017-06-19
    soldstatus $27,745
16. 2013-04-26
    soldstatus $35,000
17. 1993-05-06
    soldstatus $31,000
18. 1987-12-01
    soldstatus $45,000

ⓘ 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: $2,809 · $234/mo
• Projected year-2 tax: $2,809 · $234/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 · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,971
• − Mortgage interest: −$7,002
• − Property taxes: −$2,809
• − Insurance: −$2,450
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − HOA: −$5,460
• − Depreciation: −$3,636
• Taxable loss: −$1,221
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $645/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: 61,449
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+177.8% since first listed

6 events — show timeline

• 2025-08-06 Listed $125,000 Beaches MLS
• 2024-05-09 Sold (Public Records) $133,000 Public Records
• 2017-06-19 Sold (Public Records) $27,745 Public Records
• 2013-04-26 Sold (Public Records) $35,000 Public Records
• 1993-05-06 Sold (Public Records) $31,000 Public Records
• 1987-12-01 Sold (Public Records) $45,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,809 · +20.2% YoY. Source: county tax records.