2106 S Cypress Bend Dr #506 · Pompano Beach, FL 33069

$217,999

2 bd · 2.0 ba · 770 sqft · Condo public records · 102 Days on market

Built 1984 $306/mo HOA · 14% of rent

---

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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Beautiful 2Bed/2Bath Penthouse Condo located in Beautiful Cypress Bend! Renovated, Freshly Painted and ready to move right in! Beautiful Lake View, Hurricane Impact Windows, Washer/Dryer in the unit, Extra Storage and tons of amenities!!! Take advantage of the 2 Pools, Spa, Tennis/Pickleball court, walking paths, Gym, Library, Game Room and Playground. This is a pet friendly building that allows 2 small dogs under 25lbs. Close to Shops, Restaurants, Top Golf, Casino and 6 miles to the Beach. Association has fully funded reserves and is extremely financially sound.

Key facts

• Extra storage
• Spa
• Lake view

Tags

• LAKE VIEW
• HURRICANE IMPACT WINDOWS
• WASHER DRYER IN THE UNIT
• EXTRA STORAGE
• 2 POOLS
• SPA

Property features AI

Finance

• Other: Unit living area listed as 770
• Financial info: Pets allowed with limits on number and size
• HOA & community: Association with amenities including clubhouse, fitness center, playground, pool, spa/hot tub, storage, trash chute, bike storage, community room, library, pickleball courts, and maintenance; HOA fee $918 (paid quarterly); HOA covers grounds and structure maintenance, sewer, trash, water, common areas, roof repairs, and recreation facility

Exterior

• Parking: 38 total parking spaces; Assigned parking; Guest parking; 1 open parking space
• Security: Security features present
• Utilities: Cable available
• Home design: Condominium; Resale unit; 5-story building
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $218k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (0.3% below list).
• Recommended offer: $195k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 445 active listings in the ZIP; 40 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 44% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $7k 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 102 days — a 9% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 11374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $195,376 (10.4% 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 102 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.00% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 8.4

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: -24.6%
• Equity multiple: 0.19×
• Total profit: $-49,612
• Equity at exit: $32,504

10-year hold

• IRR: -37.2%
• Equity multiple: -0.27×
• Total profit: $-77,350
• Equity at exit: $18,849

Cash invested: $61,040 (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 33069

• Home prices YoY: -1.1%
• Rents YoY: -0.3%
• Active inventory: 445
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$306 /mo · $3,669/yr
• Insurance: −$91
• HOA: −$306
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-128

Break-even live

Break-even rent $2,336

Max offer price $195,376

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-66	+0% $-128	+5% $-190	+10% $-251
Rent	-10% $-300	-5% $-214	+0% $-128	+5% $-42	+10% $44
Rate	-1.0pp $-18	-0.5pp $-73	base $-128	+0.5pp $-185	+1.0pp $-242

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 SW 7th St Pompano Beach, FL	3.0	1.0–3.0	1216	$4,091	$3.36	1d	137	0.64mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,137	$3.33	0d	31	0.66mi
2650 S Course Dr #603 Pompano Beach, FL	2.0	2.0	1100	$3,000	$2.73	21d	1	0.69mi
2751 S Palm Aire Dr #107 Pompano Beach, FL	2.0	2.0	1112	$1,950	$1.75	5d	1	0.77mi
2671 S Course Dr #806 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	17d	1	0.81mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	26d	1	0.81mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	9d	1	0.81mi
2671 S Course Dr #108 Pompano Beach, FL	2.0	2.0	1100	$1,900	$1.73	1d	1	0.81mi
2671 S Course Dr #206 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.81mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	18d	1	0.85mi
2851 S Palm Aire Dr #407 Pompano Beach, FL	1.0	1.5	900	$1,675	$1.86	26d	1	0.85mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	0.85mi
2851 S Palm Aire Dr #107 Pompano Beach, FL	1.0	1.5	960	$1,750	$1.82	1d	1	0.85mi
2901 S Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	920	$1,640	$1.78	21d	1	0.91mi
2850 N Palm Aire Dr Pompano Beach, FL	1.0	1.5	850	$2,000	$2.35	26d	1	0.96mi
2751 N Palm Aire Dr #402 Pompano Beach, FL	2.0	2.0	1064	$2,300	$2.16	26d	1	0.96mi
2900 N Palm Aire Dr #405 Pompano Beach, FL	1.0	1.0	860	$1,625	$1.89	19d	1	0.97mi
2900 N Palm Aire Dr #206 Pompano Beach, FL	1.0	1.0	860	$1,650	$1.92	26d	1	0.97mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	0.99mi
3051 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	1.05mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	22d	1	1.15mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	18d	1	1.15mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	17d	1	1.15mi
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	26d	1	1.15mi
3151 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	1.15mi
2940 N Course Dr Pompano Beach, FL	1.0	1.0	1100	$1,050	$0.95	26d	1	1.15mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	1.16mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	12d	1	1.16mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	26d	1	1.16mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	26d	1	1.16mi
2801 N Course Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	991	$2,325	$2.35	26d	12	1.19mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	6d	1	1.21mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,100	$1.88	22d	1	1.21mi
3100 N Palm Aire Dr #107 Pompano Beach, FL	1.0	2.0	960	$1,800	$1.88	26d	1	1.22mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	7d	1	1.23mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	26d	1	1.24mi
2829 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1020	$1,950	$1.91	22d	1	1.25mi
3150 N Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	900	$1,700	$1.89	26d	1	1.29mi
2809 N Course Dr #205 Pompano Beach, FL	1.0	1.0	735	$1,700	$2.31	26d	1	1.30mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	26d	1	1.31mi

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $217,999 Active 102 DOM
2. 2026-06-18
   days on market $217,999 Active 99 DOM
3. 2026-06-17
   days on market $217,999 Active 98 DOM
4. 2026-06-16
   days on market $217,999 Active 97 DOM
5. 2026-06-15
   days on market $217,999 Active 96 DOM
6. 2026-06-13
   days on market $217,999 Active 94 DOM
7. 2026-06-09
   days on market $217,999 Active 90 DOM
8. 2026-06-07
   days on market $217,999 Active 88 DOM
9. 2026-06-04
   days on market $217,999 Active 85 DOM
10. 2026-06-03
    days on market $217,999 Active 84 DOM
11. 2026-06-02
    days on market $217,999 Active 83 DOM
12. 2026-06-01
    days on market $217,999 Active 82 DOM
13. 2026-05-31
    days on market $217,999 Active 81 DOM
14. 2026-04-29
    listed $1,900
15. 2025-10-03
    listed $217,999 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: $3,669 · $306/mo
• Projected year-2 tax: $3,669 · $306/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: $26,092
• − Mortgage interest: −$12,211
• − Property taxes: −$3,669
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − HOA: −$3,672
• − Depreciation: −$6,342
• Taxable loss: −$5,067
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $-321/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): 29,145
• Household income: $59,683
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1670.0

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 0.72)
• Race & ethnicity: Black 33% White 32% Hispanic / Latino 26% Two or more races 21% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 9% Estonian 2% Romanian 2%
• Foreign-born: 33% · Canada, Jamaica
• Languages at home: 61% English-only · Spanish 23% French/Haitian/Cajun 9% Other Indo-European 5%

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: ▼ -3.16%
• Current HPI: 297.1774
• Rent YoY: ▼ -0.29%
• 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

-99.1% since first listed

2 events — show timeline

• 2026-04-29 Listed for Rent $1,900 GFLMLS
• 2025-10-03 Listed $217,999 Beaches MLS

Property tax history

+9.8%/yr

Latest (2025): $3,669 · +7.2% YoY. Source: county tax records.