3499 Oaks Way Apt 708 Way · Pompano Beach, FL 33069

$5,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 8 Days on market

Built 1981

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Foreclosure Auction Ends June 17, 2026 at 10:00 AM EST. Discover this spacious 2-bedroom, 2-bathroom condo, offering a unique opportunity in a desirable Pompano Beach neighborhood. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Built 1981
• Listed 8 days

Property features AI

Exterior

• Home design: Condominium (Residential); Address: 3499 Oaks Way Apt 708 Way, Pompano Beach, FL 33069; Zoning: RM
• Exterior features: Located within the Palm-Aire community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Directions to property available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $5k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 231.5% 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 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $5,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 43.90% ✓
• Cap rate: 231.50%
• Cash-on-cash: 804.30%
• DSCR: 36.79
• GRM: 0.2

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: —
• Equity multiple: 38.87×
• Total profit: $53,023
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 72.65×
• Total profit: $100,304
• Equity at exit: $432

Cash invested: $1,400 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA est. from 5 same-building comps: −$761
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $938

Break-even live

Break-even rent $1,007

Max offer price $5,000

Occupancy floor 52%

Sensitivity live

Price	-10% $942	-5% $940	+0% $938	+5% $937	+10% $935
Rent	-10% $765	-5% $852	+0% $938	+5% $1,025	+10% $1,112
Rate	-1.0pp $941	-0.5pp $940	base $938	+0.5pp $937	+1.0pp $936

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3499 Oaks Way #105 Pompano Beach, FL	2.0	2.0	1298	$2,200	$1.69	25d	1	0.02mi
3499 Oaks Way #607 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	12d	1	0.02mi
3503 Oaks Way Pompano Beach, FL	1.0–2.0	2.0	1138	$2,200	$1.93	25d	1	0.10mi
3510 Oaks Way #605 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	25d	1	0.15mi
535 Oaks Dr Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	23d	1	0.17mi
3080 N Course Dr #501 Pompano Beach, FL	3.0	2.0	1390	$2,800	$2.01	0d	1	0.21mi
545 Oaks Ln Pompano Beach, FL	2.0–3.0	2.0	1303	$2,350	$1.80	25d	2	0.24mi
3090 N Course Dr #601 Pompano Beach, FL	3.0	2.0	1500	$2,500	$1.67	25d	1	0.27mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.27mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	9d	1	0.27mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$1,800	$1.38	23d	3	0.28mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$1,795	$1.38	0d	4	0.28mi
3360 NW 1st St Pompano Beach, FL	1.0	1.0	787	$2,230	$2.83	25d	1	0.29mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,595	$2.34	3d	1	0.29mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,693	$2.43	15d	1	0.29mi
555 Oaks Ln #309 Pompano Beach, FL	3.0	2.0	1500	$2,650	$1.77	22d	1	0.29mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	6d	1	0.33mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	12d	1	0.33mi
3091 N Course Dr #303 Pompano Beach, FL	2.0	2.0	1064	$2,100	$1.97	5d	1	0.35mi
3091 N Course Dr #705 Pompano Beach, FL	2.0	2.0	1064	$2,000	$1.88	25d	1	0.35mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,577	$2.39	25d	35	0.37mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,705	$2.51	0d	19	0.37mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	25d	1	0.37mi
3900 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1545	$2,450	$1.59	21d	2	0.38mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$2,420	$2.75	3d	15	0.39mi
3010 N Course Dr #209 Pompano Beach, FL	2.0	2.0	1263	$2,500	$1.98	25d	1	0.47mi
3050 N Course Dr Pompano Beach, FL	2.0	2.0	1250	$1,925	$1.54	25d	1	0.49mi
3095 N Course Dr Pompano Beach, FL	2.0	2.0	1225	$2,395	$1.96	25d	1	0.51mi
3200 N Palm Aire Dr #207 Pompano Beach, FL	1.0	1.5	1168	$2,000	$1.71	25d	1	0.51mi
3150 N Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	900	$1,700	$1.89	25d	1	0.54mi
3392 NW 5th St Pompano Beach, FL	3.0	2.5	1446	$3,550	$2.46	4d	1	0.55mi
3641 Oaks Clubhouse Dr #201 Pompano Beach, FL	3.0	2.0	1444	$3,000	$2.08	9d	1	0.55mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	12d	1	0.56mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.56mi
2940 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1150	$2,100	$1.83	25d	1	0.56mi
2940 N Course Dr Pompano Beach, FL	1.0	1.0	1100	$1,050	$0.95	25d	1	0.56mi
2809 N Course Dr #205 Pompano Beach, FL	1.0	1.0	735	$1,700	$2.31	25d	1	0.56mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	25d	1	0.56mi
3100 N Palm Aire Dr #107 Pompano Beach, FL	1.0	2.0	960	$1,800	$1.88	25d	1	0.57mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	5d	1	0.60mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-16
   days on market $5,000 Active 8 DOM
2. 2026-06-15
   days on market $5,000 Active 7 DOM
3. 2026-06-13
   days on market $5,000 Active 5 DOM
4. 2026-06-08
   remarks 307-char remark
5. 2026-06-08
   listed $5,000 Active 1 DOM

ⓘ 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: $26,338
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$9,132
• − Depreciation: −$145
• Taxable income: $12,466
• Est. tax owed @ 24.0%: −$2,992
• After-tax cash flow: $8,268/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

-93.3% since first listed

6 events — show timeline

• 2026-06-08 Listed $5,000 NFMLS
• 2007-07-17 Sold (Public Records) $169,500 Public Records
• 2003-10-28 Sold (Public Records) $134,900 Public Records
• 2000-06-15 Sold (Public Records) $78,000 Public Records
• 1992-10-05 Sold (Public Records) $80,000 Public Records
• 1983-11-01 Sold (Public Records) $75,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $5,273 · -3.2% YoY. Source: county tax records.