1340 S Ocean Blvd #1002 · Pompano Beach, FL 33062

$5,000

2 bd · 2.0 ba · 1,844 sqft · Condo public records · 1 Days on market

Built 1972

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Key facts

• Garage
• Built 1972

Property features AI

Finance

• Other: Pets allowed (size limits apply); No land lease
• HOA & community: Association with monthly fee; Association amenities include billiard room, clubhouse, fitness center; HOA fee covers insurance, sewer, common areas, elevator

Exterior

• Parking: Assigned parking; Detached carport; Attached garage; 1 garage space; 1 carport space; 2 covered spaces (total 71 parking spaces listed)
• Security: Attended lobby
• Utilities: Public water; Public sewer; Cable connected
• Home design: Condominium; Resale condition; Faces north; 23 total stories; East of US-1 frontage
• Construction: CBS construction
• Exterior features: No waterfront; Composition roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Marble flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Split bedroom layout; Custom mirrors; Furnished
• Laundry & utility: In-unit laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $5k).
• Cap rate 434.0% 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: 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: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% 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 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• At $4,623/mo this rent would consume 66% 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo; HOA is 40% of rent.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 92.47% ✓
• Cap rate: 433.95%
• Cash-on-cash: 1527.36%
• DSCR: 68.96
• GRM: 0.1

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: —
• Equity multiple: 42.52×
• Total profit: $58,132
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 69.62×
• Total profit: $96,068
• Equity at exit: $432

Cash invested: $1,400 (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: 0.1×

Monthly cashflow live

• Estimated rent: $4,623 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA est. from 4 same-building comps: −$1,836
• Vacancy / Maint / Mgmt: −$971
• Net cashflow: $1,113

Break-even live

Break-even rent $3,215

Max offer price $5,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,116	-5% $1,115	+0% $1,113	+5% $1,111	+10% $1,109
Rent	-10% $748	-5% $930	+0% $1,113	+5% $1,296	+10% $1,478
Rate	-1.0pp $1,115	-0.5pp $1,114	base $1,113	+0.5pp $1,112	+1.0pp $1,110

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1615	$4,800	$2.97	6d	2	0.03mi
1361 S Ocean Blvd #210 Pompano Beach, FL	2.0	2.0	1375	$3,950	$2.87	25d	1	0.14mi
1200 Hibiscus Ave Pompano Beach, FL	2.0	2.0	1317	$3,600	$2.73	25d	3	0.15mi
1370 S Ocean Blvd #603 Pompano Beach, FL	2.0	2.0	1600	$4,000	$2.50	25d	1	0.16mi
1370 S Ocean Blvd #1403 Pompano Beach, FL	2.0	2.0	1600	$4,200	$2.62	25d	1	0.16mi
1370 S Ocean Blvd #902 Pompano Beach, FL	2.0	2.0	1630	$5,000	$3.07	25d	1	0.16mi
1370 S Ocean Blvd #903 Pompano Beach, FL	2.0	2.0	1600	$3,995	$2.50	25d	1	0.16mi
1330 W Terra Mar Dr Pompano Beach, FL	3.0	2.0	2160	$7,500	$3.47	25d	1	0.18mi
3220 SE 11th St Unit A Pompano Beach, FL	2.0	2.0	1500	$2,950	$1.97	11d	1	0.22mi
3220 SE 11th St Unit A Pompano Beach, FL	2.0	2.0	1500	$2,950	$1.97	25d	1	0.22mi
3230 Aqua Vista Dr Pompano Beach, FL	3.0	2.0	1953	$5,000	$2.56	25d	1	0.24mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1270	$4,250	$3.35	22d	3	0.26mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1440	$4,725	$3.28	25d	2	0.26mi
1010 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1270	$4,725	$3.72	19d	2	0.26mi
1390 S Ocean Blvd Pompano Beach, FL	2.0	2.5–3.0	1970	$6,000	$3.05	15d	2	0.26mi
1000 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1450	$2,975	$2.05	8d	3	0.30mi
1000 S Ocean Blvd Pompano Beach, FL	1.0–2.0	2.0	1450	$3,200	$2.21	12d	4	0.30mi
1000 S Ocean Blvd Unit PHF Pompano Beach, FL	2.0	2.0	1400	$2,950	$2.11	25d	1	0.30mi
3221 Seaward Dr Pompano Beach, FL	3.0	2.5	1595	$9,900	$6.21	25d	1	0.33mi
3211 Seaward Dr Pompano Beach, FL	3.0	3.0	1870	$6,500	$3.48	25d	1	0.34mi
801 Briny Ave #1501 Pompano Beach, FL	2.0	2.5	2529	$8,000	$3.16	25d	1	0.35mi
797 S Riverside Dr Pompano Beach, FL	2.0	2.5	1328	$3,800	$2.86	2d	1	0.39mi
3240 Spanish River Dr Pompano Beach, FL	3.0	2.5	1987	$6,500	$3.27	15d	1	0.41mi
3240 Spanish River Dr Pompano Beach, FL	3.0	2.5	1987	$8,000	$4.03	15d	1	0.41mi
512 S Ocean Blvd Pompano Beach, FL	2.0	2.5	1464	$3,650	$2.49	6d	1	0.46mi
510 S Ocean Blvd Pompano Beach, FL	2.0	2.5	1464	$3,500	$2.39	25d	1	0.46mi
517 S Riverside Dr Pompano Beach, FL	3.0	2.0	1951	$8,500	$4.36	25d	1	0.49mi
513 S Riverside Dr Pompano Beach, FL	3.0	2.0	2094	$11,000	$5.25	3d	1	0.50mi
401 Briny Ave #315 Pompano Beach, FL	2.0	2.0	1250	$4,000	$3.20	25d	1	0.52mi
401 Briny Ave #315 Pompano Beach, FL	2.0	2.0	1250	$3,600	$2.88	18d	1	0.52mi
2685 SE 6th St Pompano Beach, FL	3.0	2.0	1505	$5,500	$3.65	11d	1	0.52mi
2375 SE 8th St Pompano Beach, FL	3.0	3.0	2302	$9,500	$4.13	4d	1	0.55mi
1470 S Ocean Blvd Pompano Beach, FL	2.0	2.0	1250	$4,000	$3.20	25d	3	0.57mi
2750 SE 4th St Pompano Beach, FL	3.0	2.0	1678	$6,500	$3.87	25d	1	0.58mi
2433 SE 10th St Pompano Beach, FL	3.0	2.0	1664	$7,500	$4.51	25d	1	0.65mi
1530 S Ocean Blvd #203 Pompano Beach, FL	2.0	2.0	1250	$7,000	$5.60	8d	1	0.68mi
2275 SE 7th St Unit 2275 Pompano Beach, FL	3.0	3.5	1898	$6,200	$3.27	4d	1	0.69mi
2275 SE 7th St Pompano Beach, FL	3.0	3.5	1898	$6,200	$3.27	25d	1	0.69mi
1600 S Ocean Blvd Pompano Beach, FL	2.0–3.0	3.5–4.5	2572	$7,500	$2.92	2d	2	0.71mi
2333 SE 5th St #2333 Pompano Beach, FL	3.0	2.5	1440	$3,200	$2.22	25d	1	0.72mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-06-10
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone VE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $55,481
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$8,053
• − Repairs & maintenance: −$4,438
• − Management: −$4,438
• − HOA: −$22,032
• − Depreciation: −$145
• Taxable income: $16,018
• Est. tax owed @ 24.0%: −$3,844
• After-tax cash flow: $9,511/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

-97.7% since first listed

7 events — show timeline

• 2026-06-09 Listed $5,000 Beaches MLS
• 2022-02-01 Sold (Public Records) $760,000 Public Records
• 2016-04-27 Sold (Public Records) $720,000 Public Records
• 2010-03-19 Sold (Public Records) $715,000 Public Records
• 2003-01-23 Sold (Public Records) $420,000 Public Records
• 1994-01-20 Sold (Public Records) $265,000 Public Records
• 1981-11-01 Sold (Public Records) $215,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $14,812 · +2.6% YoY. Source: county tax records.