2571 NW 5th St · Pompano Beach, FL 33069

$330,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 28 Days on market

Built 1986 6,371 sqft lot Est $414k · 20% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Well located property in the heart of Pompano Beach featuring 1,120 sqft of living space and a functional layout, along with a carport for convenient parking. Ideal opportunity for both homeowners and investors. Centrally located near major highways, shopping, dining, and schools. Property is being sold AS-IS. Seller is motivated, don’t miss this opportunity!

Key facts

• 6,371 sq ft lot
• Parking
• Built 1986

Property features AI

Finance

• Financial info: Pets allowed with no restrictions

Exterior

• Parking: Has carport (1 space); Driveway; 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces northeast; RS-3 zoning
• Construction: Brick and block construction; Shingle roof; Effective year built
• Exterior features: Fence; City street frontage; Less than quarter acre lot

Interior

• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Bedroom on main level; First-floor entry; Other interior features
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (16.8% below list).
• Recommended offer: $274k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 445 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).
• At $2,744/mo this rent would consume 55% of the median local household income ($60k/yr) (locally 1670% 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 28 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $216k; list at $330k implies a 53% 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 $274,438 (16.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $414,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3041 NW 3rd St	0.45mi	3/2.0	1,138 (+2%)	5mo	$295,000	$259	72
2732 NW 4th Ct	0.19mi	3/3.0	1,001 (-11%)	10mo	$370,000	$370	61

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-47,823
• Equity at exit: $49,204

10-year hold

• IRR: -11.4%
• Equity multiple: 0.40×
• Total profit: $-55,539
• Equity at exit: $28,532

Cash invested: $92,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $218

Break-even live

Break-even rent $2,469

Max offer price $330,000

Occupancy floor 87%

Sensitivity live

Price	-10% $404	-5% $311	+0% $218	+5% $124	+10% $31
Rent	-10% $1	-5% $109	+0% $218	+5% $326	+10% $434
Rate	-1.0pp $384	-0.5pp $301	base $218	+0.5pp $132	+1.0pp $45

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
480 NW 27th Ave Pompano Beach, FL	2.0	2.5	1260	$2,800	$2.22	25d	1	0.14mi
2321 NW 6th St Pompano Beach, FL	3.0	2.0	1404	$3,300	$2.35	25d	1	0.18mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	8d	1	0.20mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	25d	1	0.20mi
2726 NW 4th Ct Pompano Beach, FL	3.0	2.0	840	$2,600	$3.10	8d	1	0.20mi
2408 NW 8th St Pompano Beach, FL	2.0	1.0	728	$2,300	$3.16	25d	1	0.21mi
2691 NW 8th St Pompano Beach, FL	4.0	2.0	1200	$2,950	$2.46	6d	1	0.26mi
2143 NW 4th St Unit 2 Pompano Beach, FL	3.0	2.5	1415	$3,200	$2.26	25d	1	0.28mi
2720 NW 2nd St Pompano Beach, FL	3.0	2.0	1210	$2,700	$2.23	25d	1	0.28mi
2900 NW 8th St Pompano Beach, FL	3.0	2.0	1144	$2,600	$2.27	25d	1	0.37mi
355 NW 30th Ave Unit 0601 Pompano Beach, FL	3.0	2.5	1348	$3,275	$2.43	25d	1	0.43mi
355 NW 30th Ter Pompano Beach, FL	3.0	3.0	1355	$3,275	$2.42	12d	1	0.43mi
305 NW 30th Ave Unit 305 Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	25d	1	0.43mi
635 NW 30th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	4d	1	0.44mi
2350 NW 12th Ct Pompano Beach, FL	4.0	3.0	1319	$4,114	$3.12	12d	1	0.51mi
650 NW 30th Ave Pompano Beach, FL	3.0	2.5	1428	$3,087	$2.16	0d	8	0.51mi
2829 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1020	$1,950	$1.91	21d	1	0.53mi
990 Powerline Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	833	$2,504	$3.00	0d	15	0.54mi
374 NW 31st Ave Pompano Beach, FL	3.0	1.0	1066	$2,600	$2.44	25d	1	0.54mi
1305 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	25d	1	0.57mi
1313 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$3,200	$2.37	25d	1	0.58mi
2801 N Course Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	991	$2,325	$2.35	25d	12	0.63mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	5d	1	0.65mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,100	$1.88	21d	1	0.65mi
2900 N Course Dr #107 Pompano Beach, FL	2.0	2.0	1216	$2,150	$1.77	16d	1	0.70mi
3095 N Course Dr Pompano Beach, FL	2.0	2.0	1225	$2,395	$1.96	25d	1	0.73mi
3091 N Course Dr #705 Pompano Beach, FL	2.0	2.0	1064	$2,000	$1.88	25d	1	0.77mi
3091 N Course Dr #303 Pompano Beach, FL	2.0	2.0	1064	$2,100	$1.97	5d	1	0.77mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$3,362	$3.12	25d	35	0.79mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$3,503	$3.25	2d	20	0.79mi
2751 N Palm Aire Dr #402 Pompano Beach, FL	2.0	2.0	1064	$2,300	$2.16	25d	1	0.82mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	8d	1	0.82mi
3090 N Course Dr #601 Pompano Beach, FL	3.0	2.0	1500	$2,500	$1.67	25d	1	0.82mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.82mi
2940 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1150	$2,100	$1.83	25d	1	0.85mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.85mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	12d	1	0.85mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	25d	1	0.86mi
3050 N Course Dr Pompano Beach, FL	2.0	2.0	1250	$1,925	$1.54	25d	1	0.86mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.89mi

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-04
   listed $330,000 Active
3. 2007-06-29
   soldstatus $216,000
4. 2006-03-31
   soldstatus $172,000
5. 1994-10-15
   soldstatus $50,000
6. 1986-07-17
   soldstatus $43,900

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$1,750/yr (+$146/mo · 176.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,933
• − Mortgage interest: −$18,485
• − Property taxes: −$989
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,635
• − Management: −$2,635
• − Depreciation: −$9,600
• Taxable loss: −$3,061
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $3,345/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

+651.7% since first listed

6 events — show timeline

• 2026-05-04 Pending — MARMLS
• 2026-04-04 Listed $330,000 MARMLS
• 2007-06-29 Sold (Public Records) $216,000 Public Records
• 2006-03-31 Sold (Public Records) $172,000 Public Records
• 1994-10-15 Sold (Public Records) $50,000 Public Records
• 1986-07-17 Sold (Public Records) $43,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $989 · +4.1% YoY. Source: county tax records.