3200 NE 7th Ct Unit 308c · Pompano Beach, FL 33062

$150,000

1 bd · 1.0 ba · 644 sqft · Condo public records · 99 Days on market

Built 1964 $513/mo HOA · 22% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW factor, perfect turnkey. Something special, this is an open concept unit located between the intracoastal & the ocean in Pompano Beach. Renovated 1bed/1bath on 3rd floor. Oceanside is a boutique building, well maintained. Spacious living & dining room & open kitchen w/ barstools. Bathroom w/ shower & tub. Hurricane window in the south by bedroom. Central A/C, 5 years, under 10y warranty. Tiles throughout. Fleshly painted. Furniture optional. Common laundry on every floor. Full storage. Huge, heated pool & BBQ area. Private beach access. Fun, secure and exiting area, great for residence or gateaway. Check this: boating, fishing, golfing, biking, snorkeling,

Key facts

• Hurricane window
• Full storage
• Common laundry

Tags

• OPEN CONCEPT UNIT
• HURRICANE WINDOW
• COMMON LAUNDRY
• FULL STORAGE
• HEATED POOL
• PRIVATE BEACH ACCESS

Property features AI

Finance

• Other: Waterfront: No
• Financial info: Land lease exists with monthly amount; Property has land lease
• HOA & community: Association with amenities including pool, cabana, shuffleboard court, community room, library, picnic area, car wash area, storage, trash chute; Quarterly association fee; Association fee includes grounds and structure maintenance, sewer, trash, water, common areas, elevator, legal/accounting, roof repairs, recreation facility and pool service

Exterior

• Parking: Open guest parking
• Security: Fire alarm; Smoke detectors; Other security features
• Utilities: Cable not available
• Home design: Stock cooperative; Resale unit; Third-floor entry with elevator; North-facing
• Construction: CBS construction; 3-story building
• Exterior features: Open porch; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Electric water heater; Disposal; Negotiable furniture; Drapes and rods
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (-0.4%/yr); 843 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $4k 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 99 days — a 9% lower offer ($136k) 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.
• Current owner paid $58k; list at $150k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: major flood risk; 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.55% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 5.4

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: -15.2%
• Equity multiple: 0.48×
• Total profit: $-21,718
• Equity at exit: $22,365

10-year hold

• IRR: -17.9%
• Equity multiple: 0.24×
• Total profit: $-31,959
• Equity at exit: $12,969

Cash invested: $42,000 (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: 843
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$787
• Tax from tax record: −$273 /mo · $3,274/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$513
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $141

Break-even live

Break-even rent $2,154

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 NE 7th Pl #10 Pompano Beach, FL	1.0	1.0	508	$1,850	$3.64	15d	1	0.06mi
3208 NE 9th St Unit 1504009P Pompano Beach, FL	—	1.0	376	$3,004	$7.99	22d	1	0.13mi
3204 NE 9th St Unit 1503989P Pompano Beach, FL	2.0	1.0	440	$2,916	$6.62	3d	2	0.13mi
3212 NE 9th St Unit A104 Pompano Beach, FL	1.0	1.0	630	$2,300	$3.65	24d	1	0.13mi
3205 NE 9th St Unit 1503950P Pompano Beach, FL	—	1.0	376	$2,899	$7.71	16d	1	0.15mi
906 N Riverside Dr Unit 1504065P Pompano Beach, FL	—	1.0	527	$2,758	$5.23	17d	1	0.16mi
906 N Riverside Dr Unit 1503945P Pompano Beach, FL	—	1.0	527	$2,686	$5.10	20d	1	0.16mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	15d	1	0.16mi
3220 NE 10th St #5 Pompano Beach, FL	1.0	1.0	560	$1,700	$3.04	24d	1	0.17mi
531 N Ocean Blvd #1203 Pompano Beach, FL	1.0	1.0	700	$2,600	$3.71	24d	1	0.24mi
525 N Ocean Blvd #616 Pompano Beach, FL	1.0	1.0	700	$3,500	$5.00	24d	1	0.27mi
525 N Ocean Blvd #1916 Pompano Beach, FL	1.0	1.0	700	$2,200	$3.14	15d	1	0.27mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,888	$3.37	11d	2	0.27mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,762	$3.15	24d	2	0.27mi
3203 NE 5th St Unit 1 Pompano Beach, FL	—	1.0	400	$2,200	$5.50	24d	1	0.31mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$4,100	$5.90	22d	2	0.34mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$5,100	$7.34	24d	2	0.34mi
3230 NE 13th St Pompano Beach, FL	1.0	1.0	546	$3,450	$6.31	8d	2	0.35mi
400 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.5–2.0	919	$2,400	$2.61	20d	4	0.41mi
3201 NE 14th Street Cswy #406 Pompano Beach, FL	1.0	1.0	650	$1,900	$2.92	15d	1	0.46mi
3220 NE 15th St Unit 2 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	24d	1	0.48mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	24d	1	0.48mi
3240 NE 16th St #3 Pompano Beach, FL	1.0	1.0	478	$1,750	$3.66	24d	1	0.56mi
3240 NE 16th St #7 Pompano Beach, FL	1.0	1.0	478	$1,700	$3.56	24d	1	0.56mi
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	24d	1	0.59mi
3210 Canal Dr Unit 6 Pompano Beach, FL	1.0	1.0	540	$1,960	$3.63	24d	1	0.61mi
3210 Canal Dr Unit 8 Pompano Beach, FL	1.0	1.0	540	$2,095	$3.88	24d	1	0.61mi
3210 Canal Dr Unit 5 Pompano Beach, FL	1.0	1.0	540	$1,995	$3.69	24d	1	0.61mi
3210 Canal Dr Apt 7 Pompano Beach, FL	1.0	1.0	540	$1,970	$3.65	24d	1	0.61mi
3208 Canal Dr Unit 4 Pompano Beach, FL	1.0	1.0	540	$1,950	$3.61	24d	1	0.61mi
1610 N Ocean Blvd #603 Pompano Beach, FL	1.0	1.0	740	$3,000	$4.05	24d	1	0.63mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$3,200	$3.00	24d	6	0.64mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$2,800	$2.63	5d	7	0.64mi
3207 Marine Dr Unit A Pompano Beach, FL	1.0	1.0	700	$2,100	$3.00	24d	1	0.71mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	24d	1	0.73mi
1101 NE 23rd Ter Pompano Beach, FL	1.0	1.0	500	$1,600	$3.20	11d	1	0.73mi
1101 NE 23rd Ter Unit 4 Pompano Beach, FL	1.0	1.0	500	$1,550	$3.10	11d	1	0.73mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$1,975	$2.98	11d	2	0.86mi
101 Briny Ave #806 Pompano Beach, FL	1.0	1.0	672	$2,500	$3.72	5d	1	0.89mi
101 Briny Ave #1005 Pompano Beach, FL	1.0	1.0	672	$3,000	$4.46	24d	1	0.89mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 99 DOM
2. 2026-06-17
   days on market $150,000 Active 98 DOM
3. 2026-06-16
   days on market $150,000 Active 97 DOM
4. 2026-06-15
   days on market $150,000 Active 96 DOM
5. 2026-06-13
   days on market $150,000 Active 94 DOM
6. 2026-06-09
   days on market $150,000 Active 90 DOM
7. 2026-06-07
   days on market $150,000 Active 88 DOM
8. 2026-06-04
   days on market $150,000 Active 85 DOM
9. 2026-06-03
   days on market $150,000 Active 84 DOM
10. 2026-06-02
    days on market $150,000 Active 83 DOM
11. 2026-06-01
    days on market $150,000 Active 82 DOM
12. 2026-05-31
    days on market $150,000 Active 81 DOM
13. 2026-04-15
    price $150,000
14. 2025-10-30
    listed $155,000 Active
15. 2025-10-21
    historical
16. 2025-09-05
    listed $175,000 Active
17. 2024-04-09
    price $173,000
18. 2024-04-06
    price $175,000
19. 2024-03-27
    price $178,000
20. 2008-12-17
    soldstatus $58,500

ⓘ 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: $3,274 · $273/mo
• Projected year-2 tax: $3,274 · $273/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 7/10 Severe FEMA zone X (unshaded) · 94% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,985
• − Mortgage interest: −$8,402
• − Property taxes: −$3,274
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − HOA: −$6,156
• − Depreciation: −$4,364
• Taxable loss: −$235
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,748/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

+156.4% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $150,000 Beaches MLS
• 2025-10-30 Listed $155,000 Beaches MLS
• 2025-10-21 Listing Removed — Beaches MLS
• 2025-09-05 Listed $175,000 Beaches MLS
• 2024-04-09 Price Changed $173,000 FSBO.com
• 2024-04-06 Price Changed $175,000 FSBO.com
• 2024-03-27 Price Changed $178,000 FSBO.com
• 2008-12-17 Sold (MLS) $58,500 MARMLS

Property tax history

+5.9%/yr

Latest (2025): $3,274 · -2.7% YoY. Source: county tax records.