1781 NW 6th Ter · Pompano Beach, FL 33060

$345,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 20 Days on market

Built 1961 6,017 sqft lot Est $310k · 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 +15.6/30.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,017 sq ft lot
• 4 parking spots
• Built 1961

Property features AI

Finance

• Financial info: No land lease; Pets allowed with no restrictions

Exterior

• Parking: Driveway parking with 4 open spaces (total 4 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family home, one story; Faces east; Resale condition
• Construction: CBS construction; Shingle roof
• Exterior features: Sidewalks; City street frontage; Not waterfront

Interior

• Bedrooms: Four bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms on the main level
• Interior features: Split bedroom layout
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $305k (11.7% below list).
• Recommended offer: $305k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Palmview Elementary School (math 24% / reading 41%, grade F, #1,787 of 2,144 statewide, top 84%, 532 students, 82% FRL); Crystal Lake Middle School (math 24% / reading 38%, grade F, #462 of 571 statewide, top 81%, 1,055 students, 74% FRL); Blanche Ely High School (math 7% / reading 29%, grade F, #570 of 667 statewide, top 86%, 1,906 students, 75% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 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 (+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).
• At $3,046/mo this rent would consume 56% 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 $2k of loan paydown is wiped out by about $10k 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 20 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

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 $304,608 (11.7% 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: 0.88% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $310,300
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 NW 16th St	0.27mi	4/2.0 (+1)	1,357 (-6%)	13mo	$455,000	$335	61
320 NW 24th Ct	0.62mi	2/1.0 (-1)	1,395 (-4%)	6mo	$295,000	$211	51
1460 NW 3rd Ter	0.61mi	4/2.5 (+1)	1,634 (+13%)	4mo	$350,000	$214	40

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-49,453
• Equity at exit: $51,441

10-year hold

• IRR: -7.1%
• Equity multiple: 0.56×
• Total profit: $-42,170
• Equity at exit: $29,829

Cash invested: $96,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,046 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$310 /mo · $3,716/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $144

Break-even live

Break-even rent $2,864

Max offer price $345,000

Occupancy floor 90%

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1881 NW 5th Ter Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	7d	1	0.11mi
1881 NW 5th Ter Unit 1881 Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	24d	1	0.11mi
774 NW 16th Pl Pompano Beach, FL	3.0	2.0	1446	$3,000	$2.07	24d	1	0.17mi
171 NW 19th St Pompano Beach, FL	3.0	2.0	1215	$3,250	$2.67	24d	1	0.50mi
10 NW 19th St Pompano Beach, FL	4.0	2.0	1215	$2,990	$2.46	24d	1	0.61mi
1731 NE 1st Ave Pompano Beach, FL	4.0	2.0	1848	$3,500	$1.89	24d	1	0.66mi
310 Leisure Blvd Pompano Beach, FL	2.0	2.0	1331	$2,250	$1.69	24d	1	0.66mi
1670 NE 1st Ave Pompano Beach, FL	3.0	2.0	1200	$3,300	$2.75	24d	1	0.70mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	24d	1	0.70mi
1921 NE 2nd Ave Pompano Beach, FL	3.0	2.0	1261	$2,960	$2.35	22d	1	0.73mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	14d	1	0.78mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	15d	1	0.78mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	24d	1	0.78mi
981 NW 4th Ave Pompano Beach, FL	4.0	2.0	1530	$3,997	$2.61	24d	1	0.87mi
981 NW 4th Ave Pompano Beach, FL	4.0	2.0	1520	$3,234	$2.13	24d	1	0.87mi
920 NW 8th Ave Unit 3 Pompano Beach, FL	2.0	1.5	1150	$1,900	$1.65	11d	1	0.90mi
861 NW 6th Ave Pompano Beach, FL	4.0	2.0	1528	$3,652	$2.39	24d	1	0.94mi
880 NW 3rd Way Unit 880 Pompano Beach, FL	3.0	2.5	1597	$3,600	$2.25	7d	1	0.95mi
880 NW 3rd Way Unit 880 Pompano Beach, FL	3.0	2.5	1597	$3,600	$2.25	24d	1	0.95mi
841 NW 5th Ave Unit 1 Pompano Beach, FL	2.0	1.0	1000	$1,500	$1.50	24d	1	0.97mi
100 NW 27th St Unit 100 Pompano Beach, FL	2.0	2.0	1394	$2,749	$1.97	24d	1	0.97mi
100 NW 27th St Pompano Beach, FL	2.0	2.0	1394	$2,500	$1.79	24d	1	0.97mi
844 NW 3rd Way Unit 844 Pompano Beach, FL	3.0	2.5	1621	$3,500	$2.16	10d	1	0.99mi
844 NW 3rd Way Unit 844 Pompano Beach, FL	3.0	2.5	1621	$3,500	$2.16	24d	1	0.99mi
816 NW 3rd Ter Unit 818 Pompano Beach, FL	3.0	2.5	1597	$3,350	$2.10	24d	1	1.03mi
816 NW 3rd Ter Unit 818 Pompano Beach, FL	3.0	2.5	1597	$3,350	$2.10	5d	1	1.03mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	24d	1	1.03mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	24d	1	1.04mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	24d	1	1.08mi
612 NW 6th Ave Pompano Beach, FL	4.0	2.0	1750	$3,700	$2.11	5d	1	1.09mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	24d	3	1.09mi
704 NW 3rd Ave Pompano Beach, FL	3.0	1.0	1156	$2,600	$2.25	24d	1	1.10mi
229 NE 26th Ct Pompano Beach, FL	3.0	2.0	1145	$3,000	$2.62	22d	1	1.12mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	24d	1	1.16mi
110 NE 30th St Pompano Beach, FL	3.0	2.0	1418	$4,400	$3.10	24d	1	1.19mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	24d	1	1.24mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	15d	1	1.27mi
939 NW 3rd St Unit 939 Pompano Beach, FL	3.0	2.5	1597	$3,300	$2.07	24d	1	1.27mi
3329 NW 11th Ave Unit 3329 Pompano Beach, FL	3.0	2.5	1420	$2,800	$1.97	24d	1	1.33mi
3345 NW 11th Ave Unit 3345 Pompano Beach, FL	3.0	2.5	1538	$2,850	$1.85	24d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $345,000 Active 20 DOM
2. 2026-06-17
   days on market $345,000 Active 19 DOM
3. 2026-06-16
   days on market $345,000 Active 18 DOM
4. 2026-06-15
   days on market $345,000 Active 17 DOM
5. 2026-06-13
   days on market $345,000 Active 15 DOM
6. 2026-06-09
   days on market $345,000 Active 11 DOM
7. 2026-06-08
   days on market $345,000 Active 10 DOM
8. 2026-06-07
   days on market $345,000 Active 9 DOM
9. 2026-06-04
   days on market $345,000 Active 6 DOM
10. 2026-06-03
    days on market $345,000 Active 5 DOM
11. 2026-06-02
    days on market $345,000 Active 4 DOM
12. 2026-06-01
    days on market $345,000 Active 3 DOM
13. 2026-05-31
    days on market $345,000 Active 2 DOM
14. 2026-05-26
    listed $345,000 Active

ⓘ 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: $3,716 · $310/mo
• Projected year-2 tax: $3,716 · $310/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,553
• − Mortgage interest: −$19,325
• − Property taxes: −$3,716
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,924
• − Management: −$2,924
• − Depreciation: −$10,036
• Taxable loss: −$4,099
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $2,709/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

1 event — show timeline

• 2026-05-26 Listed $345,000 Beaches MLS

Property tax history

+19.3%/yr

Latest (2025): $3,716 · +170.4% YoY. Source: county tax records.