3201 SE 12th St Unit B3 · Pompano Beach, FL 33062

$199,900

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 178 Days on market

Built 1958 $594/mo HOA · 19% of rent ↓ 31% since listing

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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 +19.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer Upper, 1st floor, rent immediately (max 6 mo. ), no age restriction, and only 50% financeable. Enjoy life near walking distance to Pompano Beach, shopping, pizza, and pub. Corner unit with 2 bedrooms and 2 bathrooms and large living area with covered patio.

Key facts

• Covered patio
• Corner unit
• $594 HOA

Tags

• CORNER UNIT
• COVERED PATIO

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets allowed with restrictions (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers common areas, insurance, ground maintenance, structure maintenance, pest control, pool(s), roof, sewer, trash, and water; Community of 18 units; Association amenities include barbecue, picnic area, pool, storage, and vehicle wash area

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security/high impact doors
• Utilities: Cable available
• Home design: 2-story property; Entry on level 1; Has attached unit; Fixer condition; Block construction (effective year built)
• Construction: Block construction
• Exterior features: Courtyard; Patio; Security/high impact doors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on main level; Bedroom(s) on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Unfurnished; First floor entry; Living/dining room; Main living area on entry level; Bedroom on main level; Main level primary

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (17.4% below list).
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $165k (17.4% below list) — sets the bar for cash-flow.
• Cap rate 7.7% 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 (-0.4%/yr); 843 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 44% of the median local income ($84k/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 $6k 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 178 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,061 (17.4% 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 178 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. 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?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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?
11. 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.
12. 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.
13. 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: 1.55% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 5.4

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: -30.1%
• Equity multiple: 0.05×
• Total profit: $-53,207
• Equity at exit: $29,806

10-year hold

• IRR: -83.1%
• Equity multiple: -0.68×
• Total profit: $-94,240
• Equity at exit: $17,284

Cash invested: $55,972 (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 33062

• Rents YoY: -0.4%
• Active inventory: 843
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,097 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$492 /mo · $5,901/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$594
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-197

Break-even live

Break-even rent $3,347

Max offer price $165,061

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 SE 12th St Unit B4 Pompano Beach, FL	2.0	2.0	1000	$2,400	$2.40	24d	1	0.03mi
3208 SE 11th St #201 Pompano Beach, FL	2.0	2.0	914	$2,200	$2.41	11d	1	0.05mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	7d	1	0.06mi
1201 S Riverside Dr #106 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	24d	1	0.06mi
3220 SE 11th St Unit A Pompano Beach, FL	2.0	2.0	1500	$2,950	$1.97	24d	1	0.09mi
3220 SE 11th St Unit A Pompano Beach, FL	2.0	2.0	1500	$2,950	$1.97	11d	1	0.09mi
1200 Hibiscus Ave Pompano Beach, FL	2.0	2.0	1317	$3,600	$2.73	24d	3	0.10mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	24d	1	0.14mi
797 S Riverside Dr Pompano Beach, FL	2.0	2.5	1328	$3,800	$2.86	2d	1	0.19mi
1333 S Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	959	$3,996	$4.16	3d	15	0.21mi
1000 S Ocean Blvd Unit PHF Pompano Beach, FL	2.0	2.0	1400	$2,950	$2.11	24d	1	0.25mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1440	$4,725	$3.28	24d	2	0.26mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1270	$4,250	$3.35	22d	3	0.26mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1270	$4,725	$3.72	19d	2	0.26mi
1340 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1615	$4,800	$2.97	5d	2	0.26mi
1361 S Ocean Blvd #808 Pompano Beach, FL	2.0	2.0	1200	$4,250	$3.54	24d	1	0.27mi
1361 S Ocean Blvd #210 Pompano Beach, FL	2.0	2.0	1375	$3,950	$2.87	24d	1	0.27mi
1000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	2.0	1450	$3,200	$2.21	11d	4	0.28mi
1000 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1450	$2,975	$2.05	7d	3	0.28mi
600 S Riverside Dr Pompano Beach, FL	2.0	2.0	1108	$4,000	$3.61	3d	1	0.30mi
1370 S Ocean Blvd #1005 Pompano Beach, FL	1.0	1.0	1200	$4,000	$3.33	24d	1	0.35mi
512 S Ocean Blvd Pompano Beach, FL	2.0	2.5	1464	$3,650	$2.49	5d	1	0.38mi
510 S Ocean Blvd Pompano Beach, FL	2.0	2.5	1464	$3,500	$2.39	24d	1	0.38mi
3316 SE 4th St Unit 1503924P Pompano Beach, FL	2.0	1.0	785	$4,646	$5.92	20d	1	0.41mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	15d	1	0.43mi
401 Briny Ave #315 Pompano Beach, FL	2.0	2.0	1250	$4,000	$3.20	24d	1	0.44mi
401 Briny Ave #315 Pompano Beach, FL	2.0	2.0	1250	$3,600	$2.88	17d	1	0.44mi
2333 SE 5th St #2333 Pompano Beach, FL	3.0	2.5	1440	$3,200	$2.22	24d	1	0.48mi
1421 S Ocean Blvd #503 Pompano Beach, FL	2.0	2.0	1100	$3,750	$3.41	24d	1	0.53mi
105 S Riverside Dr #303 Pompano Beach, FL	2.0	2.0	1121	$2,250	$2.01	24d	1	0.55mi
111 Briny Ave Unit 26-11 Pompano Beach, FL	2.0	2.0	1000	$4,500	$4.50	24d	1	0.56mi
111 Briny Ave Unit 7-11 Pompano Beach, FL	2.0	2.0	1000	$4,200	$4.20	24d	1	0.56mi
111 Briny Ave Unit 23-12 Pompano Beach, FL	1.0	1.0	721	$2,700	$3.74	24d	1	0.56mi
111 Briny Ave Unit 19-08 Pompano Beach, FL	1.0	1.0	721	$2,150	$2.98	24d	1	0.56mi
111 Briny Ave Unit 12-14 Pompano Beach, FL	2.0	2.0	1000	$3,200	$3.20	24d	1	0.56mi
111 Briny Ave Unit 19-11 Pompano Beach, FL	2.0	2.0	1000	$2,900	$2.90	24d	1	0.56mi
111 Briny Ave Unit 20-11 Pompano Beach, FL	2.0	2.0	1000	$2,750	$2.75	24d	1	0.56mi
111 Briny Ave Unit 5-04 Pompano Beach, FL	1.0	1.0	721	$2,100	$2.91	24d	1	0.56mi
111 Briny Ave Unit 7-03 Pompano Beach, FL	2.0	2.0	970	$2,600	$2.68	24d	1	0.56mi
111 Briny Ave Unit 23-14 Pompano Beach, FL	2.0	2.0	1000	$3,000	$3.00	15d	1	0.56mi

HOA detail condo

• Monthly dues: $594 · $7,128/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $199,900 Active 178 DOM
2. 2026-06-17
   days on market $199,900 Active 177 DOM
3. 2026-06-16
   days on market $199,900 Active 176 DOM
4. 2026-06-15
   days on market $199,900 Active 175 DOM
5. 2026-06-13
   days on market $199,900 Active 173 DOM
6. 2026-06-09
   days on market $199,900 Active 169 DOM
7. 2026-06-07
   days on market $199,900 Active 167 DOM
8. 2026-06-04
   days on market $199,900 Active 164 DOM
9. 2026-06-03
   days on market $199,900 Active 163 DOM
10. 2026-06-02
    days on market $199,900 Active 162 DOM
11. 2026-06-01
    days on market $199,900 Active 161 DOM
12. 2026-05-31
    days on market $199,900 Active 160 DOM
13. 2026-05-21
    price $199,900
14. 2026-05-18
    price $219,900
15. 2026-05-14
    price $229,900
16. 2026-05-06
    price $239,900
17. 2026-04-14
    price $249,900
18. 2026-03-11
    price $239,900
19. 2026-02-13
    price $249,900
20. 2026-01-27
    price $259,900
21. 2026-01-22
    price $269,900
22. 2026-01-09
    price $275,000
23. 2025-12-22
    listed $290,000 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: $5,901 · $492/mo
• Projected year-2 tax: $5,901 · $492/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 6/10 Major FEMA zone AE · 63% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $37,164
• − Mortgage interest: −$11,198
• − Property taxes: −$5,901
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − HOA: −$7,128
• − Depreciation: −$5,815
• Taxable loss: −$4,942
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $-1,181/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): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

-31.1% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $199,900 MARMLS
• 2026-05-18 Price Changed $219,900 MARMLS
• 2026-05-14 Price Changed $229,900 MARMLS
• 2026-05-06 Price Changed $239,900 MARMLS
• 2026-04-14 Price Changed $249,900 MARMLS
• 2026-03-11 Price Changed $239,900 MARMLS
• 2026-02-13 Price Changed $249,900 MARMLS
• 2026-01-27 Price Changed $259,900 MARMLS
• 2026-01-22 Price Changed $269,900 MARMLS
• 2026-01-09 Price Changed $275,000 MARMLS
• 2025-12-22 Listed $290,000 MARMLS

Property tax history

+13.5%/yr

Latest (2025): $5,901 · +6.7% YoY. Source: county tax records.