1588 NW 5th Ave · Pompano Beach, FL 33060

$310,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records

Built 1961 Est $280k · 11% over

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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 +13.7/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

Key facts

• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $21 ($247/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 $238k (23.1% below list).
• Recommended offer: $238k (23.1% 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: 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 (+2.1%/yr); 338 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).
• This rent runs 44% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 14y 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 $165k; list at $310k implies a 88% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,305 (23.1% 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. 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?
5. 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.
6. 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.
7. 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: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $280,250
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
381 NW 16th St	0.05mi	3/1.0	950 (0%)	10mo	$280,000	$295	89
1521 NW 2nd Ave	0.31mi	3/1.0	968 (+2%)	5mo	$280,000	$289	78
721 NW 18th St	0.39mi	2/1.0 (-1)	1,090 (+15%)	3mo	$299,000	$274	50
656 NW 21st St	0.56mi	3/1.0	1,020 (+7%)	18mo	$395,000	$387	47

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-51,148
• Equity at exit: $46,222

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-51,835
• Equity at exit: $26,803

Cash invested: $86,800 (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 33060

• Home prices YoY: -23.6%
• Rents YoY: 2.1%
• Active inventory: 338
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $21

Break-even live

Break-even rent $2,357

Max offer price $310,000

Occupancy floor 94%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	24d	1	0.16mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	24d	1	0.17mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	24d	1	0.42mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	24d	1	0.49mi
841 NW 5th Ave Unit 1 Pompano Beach, FL	2.0	1.0	1000	$1,500	$1.50	24d	1	0.67mi
811 NW 6th Ave Pompano Beach, FL	2.0	2.0	821	$1,750	$2.13	24d	1	0.70mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	24d	1	0.73mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	24d	1	0.74mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	24d	3	0.82mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	24d	1	0.83mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	24d	1	0.88mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$3,000	$4.62	11d	1	0.89mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$2,900	$4.46	1d	1	0.89mi
308 NE 8th Ct Pompano Beach, FL	3.0	1.0	576	$2,700	$4.69	24d	1	0.92mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	15d	1	0.94mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	11d	1	1.00mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	24d	1	1.00mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	1.05mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	24d	1	1.05mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	24d	1	1.11mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	2d	47	1.13mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	15d	1	1.13mi
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	24d	1	1.15mi
909 NE 10th Ave Unit 2 Pompano Beach, FL	2.0	2.0	592	$1,950	$3.29	24d	1	1.15mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	15d	1	1.25mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	24d	1	1.25mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	4d	1	1.27mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	3d	1	1.27mi
832 NE 12th Ave Unit 1 Pompano Beach, FL	2.0	2.0	1000	$2,499	$2.50	24d	1	1.30mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	24d	1	1.30mi
721 NE 12th Ave Unit 1-2 Pompano Beach, FL	2.0	1.0	700	$2,550	$3.64	24d	1	1.32mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	24d	1	1.35mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	24d	1	1.39mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$4,345	$4.27	2d	19	1.39mi
990 Powerline Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	833	$2,388	$2.87	2d	14	1.40mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	24d	1	1.41mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	1.42mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	24d	1	1.43mi
508 NE 12th Ave Pompano Beach, FL	2.0	1.0	1038	$2,500	$2.41	5d	1	1.43mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,500	$2.80	22d	1	1.45mi

Listing history 31 events

1. 2026-05-26
   listed $310,000
2. 2019-04-02
   soldstatus $165,000
3. 2019-03-21
   soldstatus $165,000 Sold 520-char remark

   Show marketing remark (520 chars)

   This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

4. 2019-02-28
   status Pending 520-char remark

   Show marketing remark (520 chars)

   This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

5. 2019-01-29
   price $174,900 520-char remark

   Show marketing remark (520 chars)

   This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

6. 2019-01-29
   status Active 520-char remark

   Show marketing remark (520 chars)

   This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

7. 2019-01-17
   status Pending 520-char remark

   Show marketing remark (520 chars)

   This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

8. 2018-11-02
   price $184,900 520-char remark

   Show marketing remark (520 chars)

   This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

9. 2018-09-27
   listed $195,000 Active 520-char remark

   Show marketing remark (520 chars)

   This cozy and remodeled 3bed/1bath home sits in a 6,882 lot on a lush corner displaying a huge backyard. The abundance of land combined with the area's designated MAGNET public schools make this home perfect for families with young children. The structure is of concrete design providing hurricane security in this Florida weather. This gem can also serve for an investor's collection since it can be rented for at least $1750/ month. Please text agent for showing instructions. SELLER FINANCING AVAILABLE WITH 25% DOWN.

10. 2018-06-30
    historical
11. 2018-06-19
    status Active
12. 2017-08-29
    historical
13. 2017-08-25
    listed $139,500 Active
14. 2017-03-30
    soldstatus $114,000
15. 2013-11-26
    soldstatus $72,000
16. 2013-11-25
    soldstatus $72,000 Sold
17. 2013-11-01
    status Pending
18. 2013-08-21
    price $80,000 Active
19. 2013-08-21
    status Active
20. 2013-08-02
    status Pending
21. 2013-07-30
    status Active
22. 2013-07-26
    status Pending
23. 2013-06-24
    price $73,000
24. 2013-06-18
    status Active
25. 2013-06-05
    status Pending
26. 2013-05-29
    price $75,000 Active
27. 2013-05-29
    status Active
28. 2013-01-21
    historical
29. 2012-11-10
    listed $70,000
30. 2005-06-21
    soldstatus $159,000
31. 1998-11-18
    soldstatus $48,000

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$1,287/yr (+$107/mo · 100.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $28,597
• − Mortgage interest: −$17,365
• − Property taxes: −$1,286
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$9,018
• Taxable loss: −$5,198
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $1,495/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): 37,233
• Household income: $64,819
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2870.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 38% White 33% Hispanic / Latino 26% Two or more races 14%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 2% Slovak 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 23% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -131.09%
• Current HPI: 425.3083
• Rent YoY: ▲ 2.12%
• 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

+545.8% since first listed

31 events — show timeline

• 2026-05-26 Listed $310,000 FSBO.com
• 2019-04-02 Sold (Public Records) $165,000 Public Records
• 2019-03-21 Sold (MLS) $165,000 MARMLS
• 2019-02-28 Pending — MARMLS
• 2019-01-29 Price Changed $174,900 MARMLS
• 2019-01-29 Relisted — MARMLS
• 2019-01-17 Pending — MARMLS
• 2018-11-02 Price Changed $184,900 MARMLS
• 2018-09-27 Listed $195,000 MARMLS
• 2018-06-30 Listing Removed — MARMLS
• 2018-06-19 Relisted — MARMLS
• 2017-08-29 Listing Removed — MARMLS
• 2017-08-25 Listed $139,500 MARMLS
• 2017-03-30 Sold (Public Records) $114,000 Public Records
• 2013-11-26 Sold (Public Records) $72,000 Public Records
• 2013-11-25 Sold (MLS) $72,000 MARMLS
• 2013-11-01 Pending — MARMLS
• 2013-08-21 Relisted — MARMLS
• 2013-08-21 Price Changed $80,000 MARMLS
• 2013-08-02 Pending — MARMLS
• 2013-07-30 Relisted — MARMLS
• 2013-07-26 Pending — MARMLS
• 2013-06-24 Price Changed $73,000 MARMLS
• 2013-06-18 Relisted — MARMLS
• 2013-06-05 Pending — MARMLS
• 2013-05-29 Relisted — MARMLS
• 2013-05-29 Price Changed $75,000 MARMLS
• 2013-01-21 Listing Removed — MARMLS
• 2012-11-10 Listed $70,000 MARMLS
• 2005-06-21 Sold (Public Records) $159,000 Public Records
• 1998-11-18 Sold (Public Records) $48,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,286 · +5.4% YoY. Source: county tax records.