3985 W Mcnab Rd Unit A302 · Pompano Beach, FL 33069

$159,000

1 bd · 1.0 ba · 633 sqft · Condo · 124 Days on market

Built 1991 $343/mo HOA · 20% of rent ↓ 5% since listing

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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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Very nice 1 bed 1 bath in Windward Lakes, unit has been cleaned repainted and is ready for move in. Condo offers many amenities such as gym, pool, playground, etc. Close to shopping centers, restaurants, and major highways. Washer and dryer in the unit. UNIT IS TENANT OCCUPIED TILL 10.31.26 PAYING $1550 MONTHLY UNIT SOLD AS IS WITH LEASE!!! READ BROKER REMARKS!!! READ BROKER REMARKS!!

Key facts

• Shopping centers
• Gym
• Pool

Tags

• GYM
• POOL
• PLAYGROUND
• SHOPPING CENTERS
• RESTAURANTS
• MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $343; Association fee includes amenities; Community clubhouse; On-site fitness center

Exterior

• Parking: One designated parking space
• Security: Fenced complex (community-level security feature)
• Home design: 3-story building; Third-floor entry; Attached property
• Construction: Block construction; Year built: unknown
• Exterior features: Complex is fenced

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Bedroom(s) with non-standard room type listed as 'Other'
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Third-floor entry; Additional unspecified interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (8.4% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 soft (-0.3%/yr); 445 active listings in the ZIP; 19 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).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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 124 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 7.8

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-36,412
• Equity at exit: $23,707

10-year hold

• IRR: -40.3%
• Equity multiple: -0.30×
• Total profit: $-57,662
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$343
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-92

Break-even live

Break-even rent $1,825

Max offer price $145,646

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-37	+0% $-92	+5% $-147	+10% $-202
Rent	-10% $-227	-5% $-160	+0% $-92	+5% $-25	+10% $43
Rate	-1.0pp $-12	-0.5pp $-52	base $-92	+0.5pp $-133	+1.0pp $-175

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,699	$2.05	26d	1	0.07mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$1,669	$2.01	26d	2	0.48mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,762	$2.16	18d	2	0.48mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	5d	1	0.52mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	4d	1	0.52mi
4401 W McNab Rd #16 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	0d	1	0.57mi
4401 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	26d	1	0.57mi
4481 W McNab Rd #37 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	26d	1	0.63mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	23d	1	0.65mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	4d	1	0.65mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,600	$2.99	4d	3	0.71mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	18d	2	0.71mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	22d	1	0.72mi
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	26d	1	0.72mi
107 Gardens Dr #205 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	3d	1	0.80mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	9d	1	0.82mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	15d	1	0.82mi
508 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	3d	1	1.03mi
303 Gardens Dr #206 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	19d	1	1.04mi

HOA detail condo

• Monthly dues: $343 · $4,116/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $159,000 Active 124 DOM
2. 2026-06-18
   days on market $159,000 Active 121 DOM
3. 2026-06-17
   days on market $159,000 Active 120 DOM
4. 2026-06-16
   days on market $159,000 Active 119 DOM
5. 2026-06-15
   days on market $159,000 Active 118 DOM
6. 2026-06-13
   days on market $159,000 Active 116 DOM
7. 2026-06-09
   days on market $159,000 Active 112 DOM
8. 2026-06-07
   days on market $159,000 Active 110 DOM
9. 2026-06-04
   days on market $159,000 Active 107 DOM
10. 2026-06-03
    days on market $159,000 Active 106 DOM
11. 2026-06-02
    days on market $159,000 Active 105 DOM
12. 2026-06-01
    days on market $159,000 Active 104 DOM
13. 2026-05-31
    days on market $159,000 Active 103 DOM
14. 2026-02-17
    historical
15. 2026-02-17
    listed $159,000 Active
16. 2026-02-16
    price $159,000
17. 2025-03-31
    price $167,000
18. 2025-03-31
    price $157,000
19. 2025-02-17
    listed $167,000 Active

ⓘ 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: $20,499
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − HOA: −$4,116
• − Depreciation: −$4,625
• Taxable loss: −$3,609
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $-241/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

-4.8% since first listed

6 events — show timeline

• 2026-02-17 Listed $159,000 MARMLS
• 2026-02-17 Listing Removed — MARMLS
• 2026-02-16 Price Changed $159,000 MARMLS
• 2025-03-31 Price Changed $167,000 MARMLS
• 2025-03-31 Price Changed $157,000 MARMLS
• 2025-02-17 Listed $167,000 MARMLS