1501 NW 3rd Way · Pompano Beach, FL 33060

$349,900

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 53 Days on market

Built 1954 6,806 sqft lot Est $561k · 38% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a diamond in the rough—a hidden gem in a spectacular location—offering the opportunity to transform it into the home of your dreams; it represents a fantastic project to undertake. The property sustained fire damage affecting no more than 25–30% of the structure; a complete roof replacement is not required, as the damaged section can be repaired. Impact-resistant doors and windows were installed throughout the property in 2025. The fascia has been repaired, the home's exterior has been painted, and the lawn is mowed regularly in compliance with city requirements. The seller is highly motivated to close the transaction as soon as possible.

Key facts

• 6,806 sq ft lot
• Parking
• Built 1954

Property features AI

Exterior

• Parking: Covered driveway parking; Has a 1-space carport
• Utilities: Public water
• Home design: Single-story; Faces southwest; Property listed as fixer
• Construction: Block construction; Effective year built
• Exterior features: No notable exterior features listed; Lot is less than a quarter acre

Interior

• Bedrooms: Bedroom located on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished; Bedroom on main level; First-floor entry; Florida room; Other room(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/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 $329k (6.0% below list).
• Recommended offer: $329k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 rising (+2.1%/yr); 339 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,288/mo this rent would consume 61% 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 53 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $328,757 (6.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $560,714
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1460 NW 3rd Ter	0.03mi	4/2.5 (+1)	1,634 (-4%)	4mo	$350,000	$214	82
1121 NW 4th Ave	0.29mi	4/3.0 (+1)	1,618 (-4%)	15mo	$535,000	$331	57
631 NW 18 Ct	0.65mi	4/2.0 (+1)	1,739 (+3%)	4mo	$616,000	$354	56
1538 NW 7th Ln	0.47mi	4/2.0 (+1)	1,809 (+7%)	10mo	$530,000	$293	54

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-29,733
• Equity at exit: $52,171

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $554
• Equity at exit: $30,253

Cash invested: $97,972 (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: 339
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,288 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $471

Break-even live

Break-even rent $2,692

Max offer price $349,900

Occupancy floor 81%

Sensitivity live

Price	-10% $669	-5% $570	+0% $471	+5% $372	+10% $273
Rent	-10% $211	-5% $341	+0% $471	+5% $601	+10% $730
Rate	-1.0pp $647	-0.5pp $560	base $471	+0.5pp $380	+1.0pp $288

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
981 NW 4th Ave Pompano Beach, FL	4.0	2.0	1520	$3,234	$2.13	26d	1	0.37mi
981 NW 4th Ave Pompano Beach, FL	4.0	2.0	1530	$3,997	$2.61	26d	1	0.37mi
880 NW 3rd Way Unit 880 Pompano Beach, FL	3.0	2.5	1597	$3,600	$2.25	26d	1	0.43mi
880 NW 3rd Way Unit 880 Pompano Beach, FL	3.0	2.5	1597	$3,600	$2.25	9d	1	0.43mi
844 NW 3rd Way Unit 844 Pompano Beach, FL	3.0	2.5	1621	$3,500	$2.16	26d	1	0.46mi
844 NW 3rd Way Unit 844 Pompano Beach, FL	3.0	2.5	1621	$3,500	$2.16	12d	1	0.46mi
861 NW 6th Ave Pompano Beach, FL	4.0	2.0	1528	$3,652	$2.39	26d	1	0.48mi
861 NW 6th Ave Unit 1 Pompano Beach, FL	4.0	2.0	1528	$3,652	$2.39	0d	1	0.48mi
816 NW 3rd Ter Unit 818 Pompano Beach, FL	3.0	2.5	1597	$3,350	$2.10	7d	1	0.48mi
816 NW 3rd Ter Unit 818 Pompano Beach, FL	3.0	2.5	1597	$3,350	$2.10	26d	1	0.48mi
774 NW 16th Pl Pompano Beach, FL	3.0	2.0	1446	$3,000	$2.07	26d	1	0.49mi
1670 NE 1st Ave Pompano Beach, FL	3.0	2.0	1200	$3,300	$2.75	26d	1	0.52mi
920 NW 8th Ave Unit 3 Pompano Beach, FL	2.0	1.5	1150	$1,900	$1.65	13d	1	0.53mi
720 NW 6th Ave Unit 5 Pompano Beach, FL	2.0	1.0	2026	$1,900	$0.94	26d	1	0.54mi
704 NW 3rd Ave Pompano Beach, FL	3.0	1.0	1156	$2,600	$2.25	26d	1	0.55mi
1731 NE 1st Ave Pompano Beach, FL	4.0	2.0	1848	$3,500	$1.89	26d	1	0.57mi
1881 NW 5th Ter Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	9d	1	0.61mi
1881 NW 5th Ter Unit 1881 Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	26d	1	0.61mi
612 NW 6th Ave Pompano Beach, FL	4.0	2.0	1750	$3,700	$2.11	7d	1	0.61mi
10 NW 19th St Pompano Beach, FL	4.0	2.0	1215	$2,990	$2.46	26d	1	0.62mi
171 NW 19th St Pompano Beach, FL	3.0	2.0	1215	$3,250	$2.67	26d	1	0.63mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	16d	1	0.71mi
1921 NE 2nd Ave Pompano Beach, FL	3.0	2.0	1261	$2,960	$2.35	23d	1	0.72mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	0d	47	0.89mi
939 NW 3rd St Unit 939 Pompano Beach, FL	3.0	2.5	1597	$3,300	$2.07	26d	1	0.90mi
939 NW 3rd St Unit 939 Pompano Beach, FL	3.0	2.5	1597	$3,100	$1.94	0d	1	0.90mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	16d	1	0.94mi
909 NE 7th St Pompano Beach, FL	3.0	2.0	1152	$5,000	$4.34	5d	1	1.01mi
909 NE 7th St Pompano Beach, FL	3.0	2.0	1152	$5,000	$4.34	26d	1	1.01mi
425 NE 1st St Pompano Beach, FL	4.0	3.5	1864	$3,900	$2.09	5d	1	1.03mi
425 NE 1st St Pompano Beach, FL	4.0	3.5	1864	$3,900	$2.09	22d	1	1.03mi
425 NE 1st St Pompano Beach, FL	4.0	3.5	1864	$3,700	$1.98	3d	1	1.03mi
310 Leisure Blvd Pompano Beach, FL	2.0	2.0	1331	$2,250	$1.69	26d	1	1.06mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	15d	1	1.07mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	16d	1	1.07mi
218 SW 1st Ct Pompano Beach, FL	2.0	2.0	1912	$2,100	$1.10	26d	1	1.11mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$4,345	$4.27	0d	17	1.15mi
613 NW 15th Ave Unit 1-E Pompano Beach, FL	2.0	1.0	2246	$1,750	$0.78	26d	1	1.16mi
1204 NE 7th St Pompano Beach, FL	3.0	2.0	1747	$6,200	$3.55	26d	1	1.17mi
111 SE 7th Ave Pompano Beach, FL	4.0	3.5	2161	$3,900	$1.80	26d	1	1.28mi

Listing history 23 events

1. 2026-06-21
   days on market $349,900 Active 53 DOM
2. 2026-06-18
   days on market $349,900 Active 50 DOM
3. 2026-06-17
   days on market $349,900 Active 49 DOM
4. 2026-06-16
   days on market $349,900 Active 48 DOM
5. 2026-06-15
   days on market $349,900 Active 47 DOM
6. 2026-06-13
   days on market $349,900 Active 45 DOM
7. 2026-06-09
   days on market $349,900 Active 41 DOM
8. 2026-06-08
   days on market $349,900 Active 40 DOM
9. 2026-06-07
   days on market $349,900 Active 39 DOM
10. 2026-06-04
    remarks 654-char remark
11. 2026-06-04
    statusdays on market $349,900 Active 36 DOM
12. 2026-06-03
    days on market $349,900 Active Under Contract 35 DOM
13. 2026-06-02
    days on market $349,900 Active Under Contract 34 DOM
14. 2026-06-01
    days on market $349,900 Active Under Contract 33 DOM
15. 2026-05-31
    days on market $349,900 Active Under Contract 32 DOM
16. 2026-05-15
    status Active
17. 2026-05-08
    historical Active Under Contract
18. 2026-04-29
    listed $349,900 Active
19. 2025-08-05
    historical
20. 2025-06-24
    listed $350,000 Active
21. 2025-01-21
    historical
22. 2024-11-25
    listed $350,000 Active
23. 2024-07-01
    soldstatus $350,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$1,155/yr (+$96/mo · 66.1%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,451
• − Mortgage interest: −$19,600
• − Property taxes: −$1,749
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,156
• − Management: −$3,156
• − Depreciation: −$10,179
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $5,682/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

-0.0% since first listed

8 events — show timeline

• 2026-05-15 Relisted — MARMLS
• 2026-05-08 Contingent — MARMLS
• 2026-04-29 Listed $349,900 MARMLS
• 2025-08-05 Listing Removed — MARMLS
• 2025-06-24 Listed $350,000 MARMLS
• 2025-01-21 Listing Removed — MARMLS
• 2024-11-25 Listed $350,000 MARMLS
• 2024-07-01 Sold (Public Records) $350,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,749 · +1.2% YoY. Source: county tax records.