2560 NE 11th St · Pompano Beach, FL 33062

$675,000

3 bd · 3.0 ba · 2,160 sqft · SingleFamily public records · 76 Days on market

Built 2006 4,688 sqft lot Est $1004k · 33% 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 +13.5/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Built 2006
• Listed 75 days

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached 2-car garage (total 4 parking spaces, 2 covered)
• Security: Security system
• Utilities: Public water; Public sewer and private sewer options; Water connected
• Home design: Townhouse; 2 stories; Accessible central living area; Faces north
• Construction: CBS construction; Shingle roof
• Exterior features: Open porch; Porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Main level bedrooms not indicated
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closets; Closet cabinetry; French doors; Unfurnished
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $25 ($305/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 $532k (21.1% below list).
• Recommended offer: $532k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Pompano Beach Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 486 students, 83% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% 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 29% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 851 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,323/mo this rent would consume 76% of the median local household income ($84k/yr) (locally 1298% 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 $5k of loan paydown is wiped out by about $20k 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 76 days — a 6% lower offer ($634k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $345k; list at $675k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $532,287 (21.1% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $1,004,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 NE 27th Ave	0.36mi	3/3.0	1,981 (-8%)	3mo	$619,000	$312	67
1650 NE 27th Ave	0.66mi	4/3.0 (+1)	2,132 (-1%)	2mo	$1,125,000	$528	60
2751 NE 7th St	0.44mi	2/2.0 (-1)	1,926 (-11%)	19mo	$895,000	$465	37

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: -19.2%
• Equity multiple: 0.35×
• Total profit: $-123,576
• Equity at exit: $100,645

10-year hold

• IRR: -18.6%
• Equity multiple: 0.12×
• Total profit: $-166,692
• Equity at exit: $58,362

Cash invested: $189,000 (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 33062

• Rents YoY: -0.4%
• Active inventory: 851
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $5,323 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$359 /mo · $4,303/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,118
• Net cashflow: $25

Break-even live

Break-even rent $5,291

Max offer price $675,000

Occupancy floor 95%

Sensitivity live

Price	-10% $408	-5% $216	+0% $25	+5% $-166	+10% $-357
Rent	-10% $-395	-5% $-185	+0% $25	+5% $236	+10% $446
Rate	-1.0pp $365	-0.5pp $197	base $25	+0.5pp $-149	+1.0pp $-327

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 NE 26th Ave Unit 1016 Pompano Beach, FL	3.0	2.0	1624	$10,500	$6.47	26d	1	0.04mi
1151 NE 26th Ave Pompano Beach, FL	2.0	2.0	2291	$2,650	$1.16	26d	1	0.10mi
954 NE 26th Ave Pompano Beach, FL	2.0	2.0	1566	$3,500	$2.23	17d	1	0.10mi
1120 NE 24th Ave Unit 2 Pompano Beach, FL	2.0	1.0	2948	$2,800	$0.95	26d	1	0.11mi
925 NE 26th Ave Unit 925 Pompano Beach, FL	3.0	2.5	1822	$4,800	$2.63	22d	1	0.17mi
925 NE 25th Ave Pompano Beach, FL	3.0	2.0	1642	$5,000	$3.05	26d	1	0.17mi
925 NE 25th Ave Pompano Beach, FL	3.0	2.0	1642	$5,000	$3.05	17d	1	0.17mi
1211 NE 27th Ave Pompano Beach, FL	2.0	2.0	1438	$2,900	$2.02	26d	1	0.23mi
2601 NE 8th Ct Pompano Beach, FL	3.0	2.0	1647	$5,800	$3.52	26d	1	0.27mi
1240 NE 27th Ter Pompano Beach, FL	4.0	4.0	2412	$20,000	$8.29	26d	1	0.30mi
2770 NE 8th Ct Pompano Beach, FL	3.0	2.0	1777	$7,000	$3.94	5d	1	0.34mi
2770 NE 8th Ct Pompano Beach, FL	3.0	2.0	1777	$6,800	$3.83	26d	1	0.34mi
708 NE 24th Ave Pompano Beach, FL	3.0	2.0	1435	$3,595	$2.51	24d	1	0.37mi
2445 NE 14th St Unit 5-509 Pompano Beach, FL	3.0	3.5	1728	$3,500	$2.03	26d	1	0.48mi
433 NE 24th Ave Unit 1541798P Pompano Beach, FL	4.0	3.0	1862	$6,243	$3.35	5d	1	0.50mi
2612 NE 5th St Pompano Beach, FL	3.0	2.5	1799	$8,000	$4.45	26d	1	0.54mi
3208 NE 8th Ct Unit 1 Pompano Beach, FL	2.0	2.0	1552	$2,300	$1.48	26d	1	0.55mi
505 N Ocean Blvd Pompano Beach, FL	2.0	2.0	1500	$5,000	$3.33	26d	1	0.64mi
299 N Riverside Dr #1006 Pompano Beach, FL	2.0	2.0	1400	$2,600	$1.86	7d	1	0.65mi
299 N Riverside Dr #604 Pompano Beach, FL	2.0	2.0	1400	$3,000	$2.14	0d	1	0.65mi
730 N Ocean Blvd #1201 Pompano Beach, FL	2.0	2.5	1760	$9,800	$5.57	26d	1	0.66mi
2811 NE 16th St Pompano Beach, FL	3.0	2.0	1794	$5,250	$2.93	16d	1	0.69mi
2752 NE 3rd St Pompano Beach, FL	3.0	2.0	2077	$7,000	$3.37	26d	1	0.71mi
900 N Ocean Blvd Unit MPH04 Pompano Beach, FL	3.0	3.5	2500	$20,000	$8.00	26d	1	0.71mi
900 N Ocean Blvd Pompano Beach, FL	1.0–3.0	1.5–3.5	1834	$18,500	$10.09	6d	6	0.72mi
231 NE 20th Ave Pompano Beach, FL	3.0	2.0	1650	$2,950	$1.79	26d	1	0.74mi
275 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1117	$3,655	$3.27	0d	8	0.74mi
1116 N Ocean Blvd #1102 Pompano Beach, FL	2.0	2.5	1923	$15,000	$7.80	26d	1	0.75mi
1116 N Ocean Blvd #1606 Pompano Beach, FL	3.0	3.5	2593	$18,000	$6.94	26d	1	0.75mi
1116 N Ocean Blvd #304 Pompano Beach, FL	3.0	3.5	2293	$17,500	$7.63	26d	1	0.75mi
2691 NE 18th St Pompano Beach, FL	3.0	2.0	1509	$4,800	$3.18	26d	1	0.77mi
1367 N Ocean Blvd Pompano Beach, FL	4.0	3.5	2092	$8,500	$4.06	26d	1	0.79mi
1371 N Ocean Blvd Pompano Beach, FL	4.0	3.5	2092	$7,000	$3.35	26d	1	0.81mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$4,300	$4.04	26d	6	0.82mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$4,300	$4.04	6d	7	0.82mi
111 N Pompano Beach Blvd Pompano Beach, FL	2.0	2.0	1368	$2,898	$2.12	26d	2	0.85mi
1717 N Riverside Dr Pompano Beach, FL	4.0	3.0	1842	$6,300	$3.42	26d	1	0.88mi
1 N Ocean Blvd #1004 Pompano Beach, FL	2.0	2.5	1967	$8,000	$4.07	26d	1	0.91mi
1 N Ocean Blvd #1214 Pompano Beach, FL	2.0	2.0	1470	$7,500	$5.10	26d	1	0.91mi
1 N Ocean Blvd #1411 Pompano Beach, FL	2.0	2.0	1442	$5,900	$4.09	26d	1	0.91mi

Listing history 25 events

1. 2026-06-21
   days on market $675,000 Active 76 DOM
2. 2026-06-18
   days on market $675,000 Active 73 DOM
3. 2026-06-17
   days on market $675,000 Active 72 DOM
4. 2026-06-16
   days on market $675,000 Active 71 DOM
5. 2026-06-15
   days on market $675,000 Active 70 DOM
6. 2026-06-13
   days on market $675,000 Active 68 DOM
7. 2026-06-09
   days on market $675,000 Active 64 DOM
8. 2026-06-08
   days on market $675,000 Active 63 DOM
9. 2026-06-07
   days on market $675,000 Active 62 DOM
10. 2026-06-04
    days on market $675,000 Active 59 DOM
11. 2026-06-03
    days on market $675,000 Active 58 DOM
12. 2026-06-02
    days on market $675,000 Active 57 DOM
13. 2026-06-01
    days on market $675,000 Active 56 DOM
14. 2026-05-31
    days on market $675,000 Active 55 DOM
15. 2026-05-10
    price $675,000
16. 2026-04-03
    listed $689,000 Active
17. 2026-02-24
    historical $4,250
18. 2026-01-17
    price $699,000
19. 2025-12-11
    price $4,250
20. 2025-12-04
    listed $5,000
21. 2025-12-03
    historical $5,000
22. 2025-12-03
    listed $5,000
23. 2025-11-06
    price $725,000
24. 2025-09-03
    price $749,000
25. 2008-07-28
    soldstatus $345,000

ⓘ 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: $4,303 · $359/mo
• Projected year-2 tax: $5,602 · $467/mo
• Expected delta: +$1,299/yr (+$108/mo · 30.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% 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: $63,874
• − Mortgage interest: −$37,810
• − Property taxes: −$4,303
• − Insurance: −$3,375
• − Repairs & maintenance: −$5,110
• − Management: −$5,110
• − Depreciation: −$19,636
• Taxable loss: −$11,471
• Est. tax savings @ 24.0%: +$2,753
• After-tax cash flow: $3,058/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): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

+95.7% since first listed

11 events — show timeline

• 2026-05-10 Price Changed $675,000 Beaches MLS
• 2026-04-03 Listed $689,000 Beaches MLS
• 2026-02-24 Rental Removed $4,250 GFLMLS
• 2026-01-17 Price Changed $699,000 Beaches MLS
• 2025-12-11 Price Changed $4,250 GFLMLS
• 2025-12-04 Listed for Rent $5,000 GFLMLS
• 2025-12-03 Rental Removed $5,000 RMLSFL
• 2025-12-03 Listed for Rent $5,000 RMLSFL
• 2025-11-06 Price Changed $725,000 Beaches MLS
• 2025-09-03 Price Changed $749,000 Beaches MLS
• 2008-07-28 Sold (Public Records) $345,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $4,303 · +3.7% YoY. Source: county tax records.