4045 W Mcnab Rd #110 · Pompano Beach, FL 33069

$159,900

2 bd · 1.5 ba · 1,035 sqft · SingleFamily · 282 Days on market

Built 1992 $516/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 +18.1/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Excellent investment opportunity or future primary residence! Spacious 2-bed unit with lake view, screened balcony, in-unit laundry, and assigned parking. Located in gated Windward Lakes with pool, gym, and tennis. Prime Pompano Beach location near major highways and shops.

Key facts

• Gated windward lakes
• Screened balcony
• Lake view

Tags

• LAKE VIEW
• SCREENED BALCONY
• IN-UNIT LAUNDRY
• ASSIGNED PARKING
• GATED WINDWARD LAKES
• POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, structure maintenance, pool(s), recreation facilities, roof, security, and trash; Community amenities: fitness center, pool, storage, tennis courts, elevators

Exterior

• Parking: Assigned parking; Guest parking
• Security: Fenced complex
• Utilities: Central heating and cooling
• Home design: Condo conversion; 3 stories; Entry on level 1; Faces northwest; Attached property
• Construction: Block construction
• Exterior features: Balcony; Screened balcony/porch; Association pool; Has view; Complex is fenced

Interior

• Kitchen: Dishwasher; Microwave; Disposal; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main living area on entry level; Walk-in closet(s)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 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 soft (-0.3%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 45% 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 $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 282 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 10560% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 6.0

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-23,206
• Equity at exit: $23,842

10-year hold

• IRR: -16.2%
• Equity multiple: 0.27×
• Total profit: $-32,581
• Equity at exit: $13,825

Cash invested: $44,772 (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: 438
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$516
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $140

Break-even live

Break-even rent $2,052

Max offer price $159,900

Occupancy floor 89%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4035 W McNab Rd Unit 203F Pompano Beach, FL	3.0	2.0	1170	$2,325	$1.99	19d	1	0.03mi
4015 W McNab Rd Unit D212 1 Pompano Beach, FL	3.0	2.0	1170	$2,150	$1.84	14d	1	0.05mi
4015 W McNab Rd Pompano Beach, FL	3.0	2.0	1170	$2,225	$1.90	7d	2	0.05mi
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,925	$2.32	24d	1	0.05mi
4025 W McNab Rd Pompano Beach, FL	2.0–3.0	1.0–2.0	1127	$1,900	$1.69	5d	3	0.06mi
4191 Cypress Reach Ct #206 Pompano Beach, FL	2.0	2.0	1357	$2,300	$1.69	24d	1	0.20mi
4201 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,830	$2.00	14d	1	0.25mi
6830 NW 23rd Ter Fort Lauderdale, FL	2.0	2.0	1338	$4,250	$3.18	24d	1	0.28mi
4241 W McNab Rd #24 Pompano Beach, FL	2.0	2.0	1148	$1,850	$1.61	7d	1	0.32mi
4241 W McNab Rd Pompano Beach, FL	2.0	2.0	1148	$2,400	$2.09	22d	1	0.33mi
4261 W McNab Rd #15 Pompano Beach, FL	2.0	2.0	1148	$1,900	$1.66	17d	1	0.35mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$2,100	$2.53	24d	2	0.36mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,828	$2.24	16d	2	0.36mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	7d	1	0.36mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	14d	1	0.36mi
4321 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,900	$2.08	7d	1	0.39mi
907 Cypress Ter #203 Pompano Beach, FL	3.0	2.0	1500	$2,600	$1.73	24d	1	0.40mi
4341 W McNab Rd Pompano Beach, FL	2.0	1.0–2.0	974	$2,000	$2.05	20d	3	0.40mi
901 W Cypress Ln #201 Pompano Beach, FL	3.0	2.0	1444	$2,500	$1.73	24d	1	0.41mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	13d	1	0.43mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	12d	1	0.43mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	20d	1	0.46mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	2d	1	0.46mi
4017 N Cypress Dr #102 Pompano Beach, FL	3.0	2.0	1500	$3,350	$2.23	24d	1	0.46mi
4421 W McNab Rd #26 Pompano Beach, FL	3.0	2.0	1160	$2,100	$1.81	24d	1	0.47mi
4441 W McNab Rd #32 Pompano Beach, FL	2.0	2.0	980	$1,900	$1.94	3d	1	0.47mi
6984 NW 30th Ave Fort Lauderdale, FL	2.0	2.0	1258	$2,800	$2.23	24d	1	0.53mi
4541 W McNab Rd Pompano Beach, FL	2.0	2.0	980	$2,075	$2.12	24d	2	0.55mi
4561 W McNab Rd #21 Pompano Beach, FL	2.0	1.0	800	$1,895	$2.37	24d	1	0.57mi
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	24d	1	0.61mi
3033 NW 68th St Unit 12E Fort Lauderdale, FL	3.0	1.5	1170	$2,300	$1.97	12d	1	0.63mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1331	$2,575	$1.93	3d	2	0.66mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	2.0–3.0	2.0	1331	$2,350	$1.77	24d	3	0.66mi
1267 SW 46th Ave #2315 Pompano Beach, FL	1.0	1.0	785	$1,490	$1.90	3d	1	0.68mi
4015 W Palm Aire Dr #205 Pompano Beach, FL	2.0	2.0	1216	$2,650	$2.18	24d	1	0.68mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	24d	1	0.69mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	3d	1	0.69mi
1263 SW 46th Ave #2109 Pompano Beach, FL	2.0	1.0	903	$2,000	$2.21	14d	1	0.70mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	22d	1	0.71mi
1281 SW 46th Ave Pompano Beach, FL	1.0	1.0	813	$1,650	$2.03	24d	1	0.71mi

HOA detail

• Monthly dues: $516 · $6,192/yr
• Likely covers: poolgymsecurityparking

Listing history 26 events

1. 2026-06-18
   days on market $159,900 Active 282 DOM
2. 2026-06-17
   days on market $159,900 Active 281 DOM
3. 2026-06-16
   days on market $159,900 Active 280 DOM
4. 2026-06-15
   days on market $159,900 Active 279 DOM
5. 2026-06-13
   days on market $159,900 Active 277 DOM
6. 2026-06-09
   days on market $159,900 Active 273 DOM
7. 2026-06-07
   days on market $159,900 Active 271 DOM
8. 2026-06-04
   days on market $159,900 Active 268 DOM
9. 2026-06-03
   days on market $159,900 Active 267 DOM
10. 2026-06-02
    days on market $159,900 Active 266 DOM
11. 2026-06-01
    days on market $159,900 Active 265 DOM
12. 2026-05-31
    days on market $159,900 Active 264 DOM
13. 2025-10-15
    price $159,900
14. 2025-10-15
    status Active
15. 2025-09-24
    historical $1,500
16. 2025-09-20
    listed $1,500
17. 2025-09-05
    historical $1,600
18. 2025-09-03
    price $1,600
19. 2025-08-23
    price $1,650
20. 2025-08-12
    price $1,700
21. 2025-07-25
    historical
22. 2025-07-18
    price $1,750
23. 2025-06-30
    listed $1,800
24. 2025-06-19
    listed $189,000 Active
25. 2024-06-12
    historical $1,850
26. 2024-06-11
    listed $1,850

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,742
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$6,192
• − Depreciation: −$4,652
• Taxable loss: −$535
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,802/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

+8543.2% since first listed

14 events — show timeline

• 2025-10-15 Price Changed $159,900 MARMLS
• 2025-10-15 Relisted — MARMLS
• 2025-09-24 Rental Removed $1,500 GFLMLS
• 2025-09-20 Listed for Rent $1,500 GFLMLS
• 2025-09-05 Rental Removed $1,600 GFLMLS
• 2025-09-03 Price Changed $1,600 GFLMLS
• 2025-08-23 Price Changed $1,650 GFLMLS
• 2025-08-12 Price Changed $1,700 GFLMLS
• 2025-07-25 Listing Removed — MARMLS
• 2025-07-18 Price Changed $1,750 GFLMLS
• 2025-06-30 Listed for Rent $1,800 GFLMLS
• 2025-06-19 Listed $189,000 MARMLS
• 2024-06-12 Rental Removed $1,850 GFLMLS
• 2024-06-11 Listed for Rent $1,850 GFLMLS