3765 NE 12th Ter · Pompano Beach, FL 33064

$381,000

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 94 Days on market

Built 1971 5,351 sqft lot Est $481k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3765 NE 12th Ter, a property that boasts a range of desirable features. Enjoy the outdoors with a covered patio, perfect for entertaining or relaxing. The fenced-in backyard provides privacy and security, and includes a storage shed for all your outdoor equipment. Inside, the kitchen is a chef's dream with an accent backsplash and all stainless steel appliances. The primary bedroom is a haven of comfort with double closets for ample storage. The home also features a new roof, ensuring peace of mind for years to come. This property is a must-see for anyone seeking a blend of style and functionality. Included 100-Day Home Warranty with buyer activation

Key facts

• Double closets
• Covered patio
• Storage shed

Tags

• COVERED PATIO
• FENCED-IN BACKYARD
• STORAGE SHED
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• DOUBLE CLOSETS

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Pets allowed
• HOA & community: No association amenities

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Three-phase electric service; Public sewer; Sewer and water available
• Home design: Single-family residence; Single-story; Faces east; Resale condition; Living area approximately 1,280
• Construction: Aluminum siding and concrete construction
• Exterior features: Not on the waterfront; No waterfront features listed

Interior

• Kitchen: Microwave; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric central heat; Central air conditioning
• Interior features: No notable built-in interior features listed; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $381k.

Deal economics

• At list price, monthly cash flow is $48 ($571/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 $294k (22.9% below list).
• Recommended offer: $294k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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.
• Zoned schools: Norcrest Elementary School (math 39% / reading 43%, grade F, #1,454 of 2,144 statewide, top 69%, 672 students, 71% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,936/mo this rent would consume 49% 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 $3k of loan paydown is wiped out by about $11k 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 94 days — a 9% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 21572% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $325k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $293,578 (22.9% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $481,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 NE 35th St	0.24mi	2/2.0	1,254 (-2%)	17mo	$472,000	$376	71

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-62,533
• Equity at exit: $56,808

10-year hold

• IRR: -10.7%
• Equity multiple: 0.38×
• Total profit: $-65,866
• Equity at exit: $32,942

Cash invested: $106,680 (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: 595
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,936 high
• Mortgage (P&I): −$1,998
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$159
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $48

Break-even live

Break-even rent $2,876

Max offer price $381,000

Occupancy floor 93%

Sensitivity live

Price	-10% $263	-5% $155	+0% $48	+5% $-60	+10% $-168
Rent	-10% $-184	-5% $-68	+0% $48	+5% $164	+10% $280
Rate	-1.0pp $239	-0.5pp $144	base $48	+0.5pp $-51	+1.0pp $-152

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: $95,250
• Closing costs: $11,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3850 NE 12th Ter Pompano Beach, FL	3.0	2.0	1528	$4,200	$2.75	18d	1	0.11mi
3850 NE 12th Ter Pompano Beach, FL	3.0	2.0	1528	$3,500	$2.29	0d	1	0.11mi
3743 NE 16th Ter Pompano Beach, FL	3.0	2.0	1806	$3,400	$1.88	4d	1	0.37mi
1330 NE 41st Dr Unit 1 Pompano Beach, FL	2.0	2.0	1280	$3,300	$2.58	6d	1	0.39mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	26d	1	0.40mi
4211 NE 13th Ave Unit 1332459P Pompano Beach, FL	3.0	2.0	1291	$10,288	$7.97	24d	1	0.43mi
1530 NE 33rd St Unit 1530 Pompano Beach, FL	2.0	1.0	893	$2,100	$2.35	26d	1	0.46mi
3951 NE 17th Ave #703 Pompano Beach, FL	2.0	2.0	1250	$2,500	$2.00	9d	1	0.46mi
1510 NE 32nd Pl Pompano Beach, FL	2.0	1.0	893	$2,650	$2.97	26d	1	0.48mi
4270 NE 12th Ter Pompano Beach, FL	2.0	1.0	1173	$2,200	$1.88	26d	1	0.51mi
1400 NE 43rd Ct Unit 1400 Pompano Beach, FL	3.0	1.0	1098	$2,900	$2.64	26d	1	0.56mi
3050 NE 9th Ter Pompano Beach, FL	3.0	2.0	1400	$2,850	$2.04	7d	1	0.56mi
4010 NE 18th Ave Unit 4010 Pompano Beach, FL	3.0	2.0	1180	$2,790	$2.36	4d	1	0.56mi
4010 NE 18th Ave Unit 4010 Pompano Beach, FL	3.0	2.0	1180	$2,850	$2.42	26d	1	0.56mi
1410 NE 43rd Ct Pompano Beach, FL	3.0	1.5	1244	$2,476	$1.99	26d	1	0.56mi
3120 NE 8th Ave Pompano Beach, FL	3.0	2.0	1538	$2,999	$1.95	26d	1	0.57mi
1821 NE 40th Ct #305 Pompano Beach, FL	2.0	2.0	1250	$2,600	$2.08	19d	1	0.59mi
1473 NE 30th Ct Pompano Beach, FL	3.0	2.0	1147	$3,500	$3.05	4d	1	0.61mi
1648 NE 31st Ct Pompano Beach, FL	3.0	1.0	1159	$2,500	$2.16	16d	1	0.64mi
1573 NE 30th Ct Pompano Beach, FL	3.0	2.0	1439	$3,500	$2.43	26d	1	0.65mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	26d	1	0.66mi
1558 NE 30th St Pompano Beach, FL	1.0	1.0	1511	$2,500	$1.65	7d	1	0.72mi
2849 NE 13th Ave Pompano Beach, FL	3.0	2.0	972	$3,100	$3.19	26d	1	0.72mi
2849 NE 13th Ave Pompano Beach, FL	3.0	2.0	972	$3,200	$3.29	7d	1	0.72mi
4350 NE 18th Ave Pompano Beach, FL	2.0	1.0	920	$2,500	$2.72	18d	1	0.75mi
2313 Vintage Dr Lighthouse Point, FL	2.0	2.5	1430	$3,000	$2.10	19d	1	0.76mi
2351 Vintage Dr Unit 2351 Lighthouse Point, FL	2.0	2.5	1430	$3,100	$2.17	18d	1	0.82mi
2351 Vintage Dr Unit 2351 Lighthouse Point, FL	2.0	2.5	1430	$3,100	$2.17	17d	1	0.82mi
4411 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1039	$2,396	$2.31	0d	20	0.85mi
520 NE 45th St Deerfield Beach, FL	3.0	2.0	1030	$2,800	$2.72	26d	1	0.86mi
261 NE 40th St Deerfield Beach, FL	3.0	2.0	1153	$2,899	$2.51	15d	1	0.87mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,949	$2.44	12d	1	0.87mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,899	$2.40	9d	1	0.87mi
2640 NE 10th Ter Pompano Beach, FL	3.0	2.5	1177	$4,100	$3.48	26d	1	0.89mi
1900 NE 29th St Unit 2c Lighthouse Point, FL	2.0	2.0	1220	$2,250	$1.84	26d	1	0.90mi
2121 NE 42nd Ct Unit 103C Lighthouse Point, FL	2.0	2.0	960	$1,795	$1.87	26d	1	0.92mi
1921 NE 28th Ct Lighthouse Point, FL	3.0	2.0	1258	$3,995	$3.18	26d	1	0.93mi
4030 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1740	$3,650	$2.10	14d	1	0.97mi
4030 NE 2nd Ter Deerfield Beach, FL	3.0	2.0	1740	$3,650	$2.10	16d	1	0.97mi
4771 NE 17th Ave Pompano Beach, FL	3.0	1.0	1400	$2,750	$1.96	9d	1	0.98mi

Listing history 13 events

1. 2026-05-08
   status Pending
2. 2026-04-02
   price $381,000
3. 2026-03-05
   price $385,000
4. 2026-02-09
   status Active
5. 2026-01-31
   historical $1,758
6. 2026-01-29
   listed $1,758
7. 2026-01-28
   status Pending
8. 2026-01-22
   listed $390,000 Active
9. 2025-12-06
   soldstatus $325,100
10. 2025-12-03
    listed $325,100
11. 2025-12-02
    soldstatus $325,100
12. 1991-08-22
    soldstatus $78,000
13. 1991-08-22
    soldstatus $78,000

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $3,162 · $264/mo
• Expected delta: +$1,783/yr (+$149/mo · 129.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,229
• − Mortgage interest: −$21,342
• − Property taxes: −$1,379
• − Insurance: −$1,905
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$11,084
• Taxable loss: −$6,117
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $2,039/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): 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

+388.5% since first listed

13 events — show timeline

• 2026-05-08 Pending — Beaches MLS
• 2026-04-02 Price Changed $381,000 Beaches MLS
• 2026-03-05 Price Changed $385,000 Beaches MLS
• 2026-02-09 Relisted — Beaches MLS
• 2026-01-31 Rental Removed $1,758 RENTSPREE
• 2026-01-29 Listed for Rent $1,758 RENTSPREE
• 2026-01-28 Pending — Beaches MLS
• 2026-01-22 Listed $390,000 Beaches MLS
• 2025-12-06 Sold (MLS) $325,100 Beaches MLS
• 2025-12-03 Listed $325,100 Beaches MLS
• 2025-12-02 Sold (Public Records) $325,100 Public Records
• 1991-08-22 Sold (Public Records) $78,000 Public Records
• 1991-08-22 Sold (Public Records) $78,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,379 · +5.2% YoY. Source: county tax records.