4750 NE 17th Ave · Pompano Beach, FL 33064

$324,900

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 17 Days on market

Built 1961 10,229 sqft lot Est $479k · 32% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• 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

Investor special with tremendous upside! Located in the desirable Pompano Beach area, this single-family home sits on an oversized lot of over 10,000 sq ft and features a private pool. Property is currently configured as a 4 bedroom, 2 bathroom; however, legal bedroom and bathroom count may differ and must be verified by buyer. The home is in need of significant repairs and is not financeable in its current condition—cash offers only. Conveniently located approximately 10–12 minutes from Pompano Beach and the Atlantic coastline, with easy access to shopping, dining, and major roadways. Great opportunity for investors or end users looking to renovate and add value. Sold as-is wit

Key facts

• Private pool
• Oversized lot
• 0.23 acre lot

Tags

• PRIVATE POOL
• OVERSIZED LOT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 14d 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 $3,331/mo this rent would consume 56% of the median local household income ($71k/yr) (locally 2907% 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 $2k of loan paydown is wiped out by about $10k 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 17 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $325k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $320,026 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $478,848
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 NE 51st Ct	0.29mi	4/2.0	1,474 (+6%)	10mo	$507,000	$344	68
1841 NE 41st St	0.57mi	3/3.0 (-1)	1,512 (+9%)	9mo	$452,000	$299	43
829 SE 16 Pl	0.70mi	3/2.0 (-1)	1,525 (+10%)	14mo	$700,000	$459	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-12,584
• Equity at exit: $48,444

10-year hold

• IRR: 4.6%
• Equity multiple: 1.32×
• Total profit: $29,012
• Equity at exit: $28,091

Cash invested: $90,972 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,331 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $696

Break-even live

Break-even rent $2,450

Max offer price $324,900

Occupancy floor 74%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4771 NE 17th Ave Pompano Beach, FL	3.0	1.0	1400	$2,750	$1.96	8d	1	0.07mi
1832 NE 49th St Pompano Beach, FL	3.0	2.0	1400	$2,600	$1.86	24d	1	0.12mi
1601 NE 47th St Pompano Beach, FL	4.0	2.0	1416	$2,999	$2.12	11d	1	0.13mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$2,300	$2.78	24d	1	0.13mi
1757 NE 49th Ct Pompano Beach, FL	3.0	2.0	1671	$2,150	$1.29	3d	1	0.16mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	8d	1	0.16mi
1933 NE 48th St Pompano Beach, FL	3.0	2.0	1081	$3,000	$2.78	2d	1	0.16mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$3,122	$3.22	1d	9	0.23mi
4411 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1039	$2,885	$2.78	1d	20	0.35mi
1741 NE 52nd St Pompano Beach, FL	3.0	2.0	1243	$2,500	$2.01	24d	1	0.37mi
1410 NE 43rd Ct Pompano Beach, FL	3.0	1.5	1244	$2,476	$1.99	24d	1	0.44mi
1400 NE 43rd Ct Unit 1400 Pompano Beach, FL	3.0	1.0	1098	$2,900	$2.64	24d	1	0.46mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	11d	1	0.47mi
4921 NE 23rd Ave Lighthouse Point, FL	3.0	2.0	1496	$4,500	$3.01	8d	1	0.47mi
1633 NE 53rd Ct Pompano Beach, FL	3.0	1.0	1100	$2,400	$2.18	14d	1	0.49mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	8d	1	0.52mi
795 SE 17th St Unit 795 Deerfield Beach, FL	3.0	2.0	1296	$4,500	$3.47	12d	1	0.52mi
5120 NE 22nd Ave Lighthouse Point, FL	3.0	2.0	1349	$3,500	$2.59	3d	1	0.52mi
5031 NE 23rd Ter Lighthouse Point, FL	3.0	2.0	1569	$5,400	$3.44	24d	1	0.56mi
5031 NE 23rd Ter Lighthouse Point, FL	3.0	2.0	1235	$5,400	$4.37	17d	1	0.56mi
1433 NE 53rd Ct Pompano Beach, FL	3.0	2.0	1225	$3,950	$3.22	24d	1	0.56mi
4211 NE 13th Ave Unit 1332459P Pompano Beach, FL	3.0	2.0	1291	$10,288	$7.97	22d	1	0.58mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	4d	1	0.62mi
223 SE 14th Pl Deerfield Beach, FL	3.0	2.0	1413	$2,900	$2.05	24d	1	0.62mi
4010 NE 18th Ave Unit 4010 Pompano Beach, FL	3.0	2.0	1180	$2,850	$2.42	24d	1	0.64mi
4010 NE 18th Ave Unit 4010 Pompano Beach, FL	3.0	2.0	1180	$2,790	$2.36	2d	1	0.64mi
941 NE 50th St Deerfield Beach, FL	3.0	2.0	1105	$2,850	$2.58	24d	1	0.65mi
5402 Pointe Villa Dr Unit B Lighthouse Point, FL	3.0	2.5	1781	$3,800	$2.13	24d	1	0.67mi
5402 Pointe Villa Dr Unit B Lighthouse Point, FL	3.0	2.5	1781	$3,800	$2.13	8d	1	0.67mi
4010 NE 22nd Ave Lighthouse Point, FL	4.0	2.0	1789	$6,499	$3.63	22d	1	0.73mi
1309 SE 1st Way Deerfield Beach, FL	3.0	2.0	1273	$3,500	$2.75	24d	1	0.74mi
1684 SE 10th Ave Unit 1369668P Deerfield Beach, FL	4.0	2.0	1506	$5,635	$3.74	5d	1	0.75mi
223 SW 14th Pl Deerfield Beach, FL	3.0	2.0	1550	$2,950	$1.90	5d	1	0.77mi
841 NE 51st Ct Deerfield Beach, FL	4.0	2.0	1518	$2,850	$1.88	4d	1	0.81mi
809 SE 14th Dr Deerfield Beach, FL	3.0	3.0	1506	$4,975	$3.30	10d	1	0.82mi
809 SE 14th Dr Unit 809 Deerfield Beach, FL	3.0	3.0	1506	$4,975	$3.30	17d	1	0.82mi
809 SE 14th Dr Deerfield Beach, FL	3.0	3.0	1506	$4,975	$3.30	22d	1	0.82mi
1183 SE 1st Ter Deerfield Beach, FL	3.0	2.0	1131	$4,650	$4.11	24d	1	0.86mi
222 SE 11th Ct Deerfield Beach, FL	3.0	2.0	1549	$3,950	$2.55	24d	1	0.87mi
3743 NE 16th Ter Pompano Beach, FL	3.0	2.0	1806	$3,400	$1.88	2d	1	0.88mi

Listing history 17 events

1. 2026-04-12
   status Pending
2. 2026-04-03
   status Active
3. 2026-04-02
   status Pending
4. 2026-03-25
   listed $324,900 Active
5. 2024-09-03
   historical
6. 2024-07-29
   historical Active Under Contract
7. 2024-07-23
   status Active
8. 2024-07-23
   price $450,000
9. 2024-07-19
   historical Active Under Contract
10. 2023-10-14
    status Pending
11. 2023-09-19
    price $499,000
12. 2023-07-25
    listed $550,000 Active
13. 2023-03-31
    historical
14. 2023-03-31
    status Active
15. 2022-12-06
    listed $447,000 Active
16. 2004-04-29
    soldstatus $170,000
17. 1994-12-09
    soldstatus $72,000

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$1,544/yr (+$129/mo · 134.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,971
• − Mortgage interest: −$18,199
• − Property taxes: −$1,152
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,198
• − Management: −$3,198
• − Depreciation: −$9,452
• Taxable income: $3,148
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $7,599/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
• 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

+351.2% since first listed

17 events — show timeline

• 2026-04-12 Pending — MARMLS
• 2026-04-03 Relisted — MARMLS
• 2026-04-02 Pending — MARMLS
• 2026-03-25 Listed $324,900 MARMLS
• 2024-09-03 Listing Removed — MARMLS
• 2024-07-29 Contingent — MARMLS
• 2024-07-23 Relisted — MARMLS
• 2024-07-23 Price Changed $450,000 MARMLS
• 2024-07-19 Contingent — MARMLS
• 2023-10-14 Pending — MARMLS
• 2023-09-19 Price Changed $499,000 MARMLS
• 2023-07-25 Listed $550,000 MARMLS
• 2023-03-31 Listing Removed — MARMLS
• 2023-03-31 Relisted — MARMLS
• 2022-12-06 Listed $447,000 MARMLS
• 2004-04-29 Sold (Public Records) $170,000 Public Records
• 1994-12-09 Sold (Public Records) $72,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,152 · +5.8% YoY. Source: county tax records.