2731 NW 1st Ct · Pompano Beach, FL 33069

$200,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 8 Days on market

Built 1963 6,201 sqft lot Est $302k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• 1% rule +5.9/10.0
• 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

Sale of property subject to successful short sale.

Key facts

• 6,201 sq ft lot
• Built 1963
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (11.9% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (11.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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 soft (-0.3%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• 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 $176,198 (11.9% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.09% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $301,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2122 NW 5th St	0.57mi	3/2.0 (+1)	876 (+10%)	4mo	$330,000	$377	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.15×
• Total profit: $-47,447
• Equity at exit: $29,821

10-year hold

• IRR: -45.5%
• Equity multiple: -0.36×
• Total profit: $-76,258
• Equity at exit: $17,292

Cash invested: $56,000 (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: 438
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$734 /mo · $8,810/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-141

Break-even live

Break-even rent $2,362

Max offer price $176,198

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2726 NW 4th Ct Pompano Beach, FL	3.0	2.0	840	$2,600	$3.10	7d	1	0.16mi
2829 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1020	$1,950	$1.91	20d	1	0.26mi
2809 N Course Dr #205 Pompano Beach, FL	1.0	1.0	735	$1,700	$2.31	24d	1	0.32mi
374 NW 31st Ave Pompano Beach, FL	3.0	1.0	1066	$2,600	$2.44	24d	1	0.36mi
2801 N Course Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	991	$2,325	$2.35	24d	12	0.37mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,100	$1.88	20d	1	0.38mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	4d	1	0.38mi
2408 NW 8th St Pompano Beach, FL	2.0	1.0	728	$2,300	$3.16	24d	1	0.48mi
3091 N Course Dr #303 Pompano Beach, FL	2.0	2.0	1064	$2,100	$1.97	4d	1	0.49mi
3091 N Course Dr #705 Pompano Beach, FL	2.0	2.0	1064	$2,000	$1.88	24d	1	0.49mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.55mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	7d	1	0.55mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,705	$2.51	1d	20	0.57mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,577	$2.39	24d	35	0.57mi
2940 N Course Dr Pompano Beach, FL	1.0	1.0	1100	$1,050	$0.95	24d	1	0.58mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	11d	1	0.58mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.58mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	24d	1	0.58mi
2751 N Palm Aire Dr #402 Pompano Beach, FL	2.0	2.0	1064	$2,300	$2.16	24d	1	0.59mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.64mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	5d	1	0.68mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	11d	1	0.68mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,595	$2.34	2d	1	0.72mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,693	$2.43	14d	1	0.72mi
3360 NW 1st St Pompano Beach, FL	1.0	1.0	787	$2,230	$2.83	24d	1	0.72mi
2850 N Palm Aire Dr Pompano Beach, FL	1.0	1.5	850	$2,000	$2.35	24d	1	0.74mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$1,800	$1.38	22d	3	0.76mi
2900 N Palm Aire Dr #206 Pompano Beach, FL	1.0	1.0	860	$1,650	$1.92	24d	1	0.79mi
2900 N Palm Aire Dr #405 Pompano Beach, FL	1.0	1.0	860	$1,625	$1.89	17d	1	0.79mi
2500 SW 7th St Pompano Beach, FL	3.0	1.0–3.0	1216	$4,097	$3.37	3d	45	0.79mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$2,420	$2.75	2d	15	0.81mi
990 Powerline Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	833	$2,388	$2.87	1d	14	0.81mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	17d	1	0.89mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	15d	1	0.89mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	20d	1	0.89mi
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.89mi
2671 S Course Dr #206 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.89mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	7d	1	0.89mi
2671 S Course Dr #806 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	15d	1	0.89mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	24d	1	0.89mi

Listing history 2 events

1. 2025-11-25
   status Pending
2. 2025-11-17
   listed $200,000 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: $8,810 · $734/mo
• Projected year-2 tax: $8,810 · $734/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 · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,210
• − Mortgage interest: −$11,203
• − Property taxes: −$8,810
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$5,818
• Taxable loss: −$4,815
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $-534/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

2 events — show timeline

• 2025-11-25 Pending — MARMLS
• 2025-11-17 Listed $200,000 MARMLS

Property tax history

+26.3%/yr

Latest (2025): $8,810 · +127.5% YoY. Source: county tax records.