None · Pompano Beach, FL 33069

$199,000

3 bd · 2.0 ba · 1,170 sqft · Condo · 264 Days on market

Built 1992 $673/mo HOA · 28% of rent ↓ 20% 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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

All ages are welcome! INVESTORS OPPORTUNITY !!! Spacious 3 bedroom, 2 bath condo, Washer & Dryer in unit. Located in the community of "Windward Lakes". This unit is on the second floor and has an incredibly open floor plan. The community amenities include a pool, hot tub, gym, recreation area, and playground. Washer & Dryer in unit, NO SPECIAL ASSESMENT ! ALL INVESTOR FYI : UNIT IS RENTED !!

Key facts

• Open floor plan
• Hot tub
• Community amenities

Tags

• OPEN FLOOR PLAN
• COMMUNITY AMENITIES
• POOL
• HOT TUB
• GYM
• RECREATION AREA

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee covers management, amenities, common areas, grounds maintenance, structure maintenance, roof, and water; Community pool

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Security: Complex fenced; Security guard
• Utilities: Electric service; Water included in association
• Home design: Attached property; 3 stories; Entry on second floor
• Construction: Block construction; Resale property
• Exterior features: Fence; Association pool

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling
• Interior features: Second floor entry; Other interior features
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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 soft (-0.3%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,427/mo this rent would consume 49% of the median local household income ($60k/yr) (locally 1670% 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 $1k of loan paydown is wiped out by about $6k 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 264 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 8945% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $175,120 (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 264 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.22% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 6.8

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: -26.0%
• Equity multiple: 0.15×
• Total profit: $-47,232
• Equity at exit: $29,672

10-year hold

• IRR: -50.5%
• Equity multiple: -0.39×
• Total profit: $-77,506
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$673
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-131

Break-even live

Break-even rent $2,593

Max offer price $180,093

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-62	+0% $-131	+5% $-199	+10% $-268
Rent	-10% $-322	-5% $-227	+0% $-131	+5% $-35	+10% $61
Rate	-1.0pp $-30	-0.5pp $-80	base $-131	+0.5pp $-182	+1.0pp $-235

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4035 W McNab Rd Pompano Beach, FL	2.0–3.0	1.5–2.0	1102	$2,325	$2.11	1d	2	0.02mi
4035 W McNab Rd Unit 203F Pompano Beach, FL	3.0	2.0	1170	$2,325	$1.99	22d	1	0.03mi
4015 W McNab Rd Pompano Beach, FL	3.0	2.0	1170	$2,225	$1.90	9d	2	0.05mi
4015 W McNab Rd Unit D212 1 Pompano Beach, FL	3.0	2.0	1170	$2,150	$1.84	17d	1	0.05mi
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,925	$2.32	26d	1	0.05mi
4025 W McNab Rd Pompano Beach, FL	2.0–3.0	1.0–2.0	1127	$2,300	$2.04	7d	3	0.06mi
4191 Cypress Reach Ct #206 Pompano Beach, FL	2.0	2.0	1357	$2,300	$1.69	26d	1	0.20mi
4201 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,830	$2.00	17d	1	0.25mi
6830 NW 23rd Ter Fort Lauderdale, FL	2.0	2.0	1338	$4,250	$3.18	26d	1	0.28mi
4241 W McNab Rd #24 Pompano Beach, FL	2.0	2.0	1148	$1,850	$1.61	9d	1	0.32mi
4241 W McNab Rd Pompano Beach, FL	2.0	2.0	1148	$2,400	$2.09	24d	1	0.33mi
4261 W McNab Rd #15 Pompano Beach, FL	2.0	2.0	1148	$1,900	$1.66	19d	1	0.35mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$2,100	$2.53	26d	2	0.36mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,895	$2.33	18d	2	0.36mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	16d	1	0.36mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	9d	1	0.36mi
4321 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,900	$2.08	9d	1	0.39mi
907 Cypress Ter #203 Pompano Beach, FL	3.0	2.0	1500	$2,600	$1.73	26d	1	0.40mi
4341 W McNab Rd Pompano Beach, FL	2.0	1.0–2.0	974	$1,875	$1.93	1d	3	0.40mi
901 W Cypress Ln #201 Pompano Beach, FL	3.0	2.0	1444	$2,500	$1.73	26d	1	0.41mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	16d	1	0.43mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	14d	1	0.43mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	22d	1	0.46mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	5d	1	0.46mi
4017 N Cypress Dr #102 Pompano Beach, FL	3.0	2.0	1500	$3,350	$2.23	26d	1	0.46mi
4421 W McNab Rd #26 Pompano Beach, FL	3.0	2.0	1160	$2,100	$1.81	26d	1	0.47mi
4441 W McNab Rd #32 Pompano Beach, FL	2.0	2.0	980	$1,900	$1.94	6d	1	0.47mi
6984 NW 30th Ave Fort Lauderdale, FL	2.0	2.0	1258	$2,800	$2.23	26d	1	0.53mi
4541 W McNab Rd Pompano Beach, FL	2.0	2.0	980	$2,075	$2.12	26d	2	0.55mi
4561 W McNab Rd #21 Pompano Beach, FL	2.0	1.0	800	$1,895	$2.37	26d	1	0.57mi
4030 W Palm Aire Dr #505 Pompano Beach, FL	2.0	2.0	1216	$2,300	$1.89	1d	1	0.57mi
3033 NW 68th St Unit 12E Fort Lauderdale, FL	3.0	1.5	1170	$2,300	$1.97	14d	1	0.63mi
3035 NW 68th St Unit 12D Fort Lauderdale, FL	4.0	1.0	1000	$2,950	$2.95	5d	1	0.63mi
3035 NW 68th St Unit 12D Fort Lauderdale, FL	4.0	1.0	1000	$3,200	$3.20	16d	1	0.63mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1331	$2,575	$1.93	5d	2	0.66mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	2.0–3.0	2.0	1331	$2,800	$2.10	26d	3	0.66mi
4015 W Palm Aire Dr #205 Pompano Beach, FL	2.0	2.0	1216	$2,650	$2.18	26d	1	0.68mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	26d	1	0.69mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	6d	1	0.69mi
1263 SW 46th Ave #2109 Pompano Beach, FL	2.0	1.0	903	$2,000	$2.21	17d	1	0.70mi

HOA detail condo

• Monthly dues: $673 · $8,076/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $199,000 Active 264 DOM
2. 2026-06-18
   days on market $199,000 Active 261 DOM
3. 2026-06-17
   days on market $199,000 Active 260 DOM
4. 2026-06-16
   days on market $199,000 Active 259 DOM
5. 2026-06-15
   days on market $199,000 Active 258 DOM
6. 2026-06-13
   days on market $199,000 Active 256 DOM
7. 2026-06-09
   days on market $199,000 Active 252 DOM
8. 2026-06-07
   days on market $199,000 Active 250 DOM
9. 2026-06-04
   days on market $199,000 Active 247 DOM
10. 2026-06-03
    days on market $199,000 Active 246 DOM
11. 2026-06-02
    days on market $199,000 Active 245 DOM
12. 2026-06-01
    days on market $199,000 Active 244 DOM
13. 2026-05-31
    days on market $199,000 Active 243 DOM
14. 2026-04-15
    price $199,000
15. 2026-02-03
    historical $2,000
16. 2026-01-23
    price $2,000
17. 2026-01-22
    listed $2,200
18. 2026-01-08
    price $210,000
19. 2025-10-22
    price $220,000
20. 2025-09-30
    listed $240,000 Active
21. 2025-04-16
    historical
22. 2024-08-01
    listed $250,000 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: $29,128
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − HOA: −$8,076
• − Depreciation: −$5,789
• Taxable loss: −$4,525
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $-482/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

-20.4% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $199,000 MARMLS
• 2026-02-03 Rental Removed $2,000 MARMLS
• 2026-01-23 Price Changed $2,000 MARMLS
• 2026-01-22 Listed for Rent $2,200 MARMLS
• 2026-01-08 Price Changed $210,000 MARMLS
• 2025-10-22 Price Changed $220,000 MARMLS
• 2025-09-30 Listed $240,000 MARMLS
• 2025-04-16 Listing Removed — MARMLS
• 2024-08-01 Listed $250,000 MARMLS