216 NW 12th St · Pompano Beach, FL 33060

$1,090,000

24 bd · 16.0 ba · 2,847 sqft · MultiFamily · 102 Days on market

Built 1991

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Duplex with a MEGA BONUS! The Layout of this Multifamily Gem consist of, 4/2, 2/1, 1/1 , turn key investment. Property has 4 meters and can be easily converted into a 4 unit building. New Roof, paint, accordion shutters. Parking spaces for all tenants. Property also comes with a coin laundry generating $500/M. Seller is selling the building next door 220 NW 12th ST as package deal, total of 7units ( potentially 8). All tenants have leases in place, Do not miss out on this great investment opportunity! Contact Listing Agents with any further questions.

Key facts

• Quartz countertops
• Fully updated
• Completely renovated

Tags

• FULLY UPDATED
• COMPLETELY RENOVATED
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WATERPROOF VINYL WOOD FLOORS
• SECURITY CAMERAS SYSTEM

Property features AI

Finance

• Financial info: Rent includes gardener and water; Reported unit rents: $1,750; $1,800; $2,000; $2,000 (units leased)

Exterior

• Parking: Total of 1 parking space
• Utilities: Public sewer; Cable not available
• Home design: Single-story property; Resale
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter-acre lot; Zoned RD-1

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: One 1-bedroom unit; Two 2-bedroom units (two units)
• Flooring: Laminate; Tile
• Bathrooms: Three units each with 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Laminate and tile flooring; Family room; Florida room
• Laundry & utility: Air conditioning units in each unit

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $501/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.09M).
• Recommended offer: $992k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 339 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $12,074/mo this rent would consume 224% of the median local household income ($65k/yr) (locally 2870% 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 $8k of loan paydown is wiped out by about $33k 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 102 days — a 9% lower offer ($992k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $700k; list at $1.09M implies a 56% 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 $991,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-59,298
• Equity at exit: $162,523

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $70,872
• Equity at exit: $94,243

Cash invested: $305,200 (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: 339
• Price-to-rent: 30.1×

Monthly cashflow live

• Estimated rent: $12,074 medium
• Mortgage (P&I): −$5,716
• Tax est. 1.5%: −$1,362 /mo · $16,350/yr
• Insurance: −$454
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,536
• Net cashflow: $2,006

Break-even live

Break-even rent $9,535

Max offer price $1,090,000

Occupancy floor 78%

Sensitivity live

Price	-10% $2,759	-5% $2,382	+0% $2,006	+5% $1,629	+10% $1,252
Rent	-10% $1,052	-5% $1,529	+0% $2,006	+5% $2,483	+10% $2,960
Rate	-1.0pp $2,555	-0.5pp $2,283	base $2,006	+0.5pp $1,723	+1.0pp $1,436

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$12,072
Total (4 units)			$12,074

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: $272,500
• Closing costs: $32,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $1,090,000 Active 102 DOM
2. 2026-06-18
   days on market $1,090,000 Active 99 DOM
3. 2026-06-17
   days on market $1,090,000 Active 98 DOM
4. 2026-06-16
   days on market $1,090,000 Active 97 DOM
5. 2026-06-15
   days on market $1,090,000 Active 96 DOM
6. 2026-06-13
   days on market $1,090,000 Active 94 DOM
7. 2026-06-09
   days on market $1,090,000 Active 90 DOM
8. 2026-06-07
   days on market $1,090,000 Active 88 DOM
9. 2026-06-04
   days on market $1,090,000 Active 85 DOM
10. 2026-06-03
    days on market $1,090,000 Active 84 DOM
11. 2026-06-02
    days on market $1,090,000 Active 83 DOM
12. 2026-06-01
    days on market $1,090,000 Active 82 DOM
13. 2026-05-31
    days on market $1,090,000 Active 81 DOM
14. 2026-03-11
    listed $1,090,000 Active
15. 2026-03-09
    historical
16. 2026-03-02
    status Active
17. 2025-04-07
    listed $1,200,000 Active
18. 2024-08-23
    soldstatus $700,000 Closed 558-char remark

    Show marketing remark (558 chars)

    Duplex with a MEGA BONUS! The Layout of this Multifamily Gem consist of, 4/2, 2/1, 1/1 , turn key investment. Property has 4 meters and can be easily converted into a 4 unit building. New Roof, paint, accordion shutters. Parking spaces for all tenants. Property also comes with a coin laundry generating $500/M. Seller is selling the building next door 220 NW 12th ST as package deal, total of 7units ( potentially 8). All tenants have leases in place, Do not miss out on this great investment opportunity! Contact Listing Agents with any further questions.

19. 2024-08-12
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Duplex with a MEGA BONUS! The Layout of this Multifamily Gem consist of, 4/2, 2/1, 1/1 , turn key investment. Property has 4 meters and can be easily converted into a 4 unit building. New Roof, paint, accordion shutters. Parking spaces for all tenants. Property also comes with a coin laundry generating $500/M. Seller is selling the building next door 220 NW 12th ST as package deal, total of 7units ( potentially 8). All tenants have leases in place, Do not miss out on this great investment opportunity! Contact Listing Agents with any further questions.

20. 2024-07-26
    listed $785,000 Active 558-char remark

    Show marketing remark (558 chars)

    Duplex with a MEGA BONUS! The Layout of this Multifamily Gem consist of, 4/2, 2/1, 1/1 , turn key investment. Property has 4 meters and can be easily converted into a 4 unit building. New Roof, paint, accordion shutters. Parking spaces for all tenants. Property also comes with a coin laundry generating $500/M. Seller is selling the building next door 220 NW 12th ST as package deal, total of 7units ( potentially 8). All tenants have leases in place, Do not miss out on this great investment opportunity! Contact Listing Agents with any further questions.

21. 2016-04-16
    soldstatus $223,000 Sold
22. 2016-04-14
    status Pending
23. 2015-12-01
    price $225,000
24. 2015-10-16
    listed $249,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $144,888
• − Mortgage interest: −$61,057
• − Property taxes: −$16,350
• − Insurance: −$5,450
• − Repairs & maintenance: −$11,591
• − Management: −$11,591
• − Depreciation: −$31,709
• Taxable income: $7,140
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $22,355/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

+336.2% since first listed

11 events — show timeline

• 2026-03-11 Listed $1,090,000 MARMLS
• 2026-03-09 Listing Removed — MARMLS
• 2026-03-02 Relisted — MARMLS
• 2025-04-07 Listed $1,200,000 MARMLS
• 2024-08-23 Sold (MLS) $700,000 MARMLS
• 2024-08-12 Pending — MARMLS
• 2024-07-26 Listed $785,000 MARMLS
• 2016-04-16 Sold (MLS) $223,000 MARMLS
• 2016-04-14 Pending — MARMLS
• 2015-12-01 Price Changed $225,000 MARMLS
• 2015-10-16 Listed $249,900 MARMLS