3985 W Mcnab Rd Unit A111 · Pompano Beach, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +12.7/30.0
- ARV discount +12.2/15.0
- 1% rule +6.7/10.0
- DSCR +3.8/10.0
- Livability +3.7/5.0
- Appreciation +3.4/10.0
- Schools +2.7/10.0
- Rent growth +2.4/5.0
- Condition / age +2.2/5.0
$142,000
3985 W Mcnab Rd Unit A111 · Pompano Beach, FL 33069
1 bd · 1.0 ba · 633 sqft · Condo
· 198 Days on market
Built 1992
$224/sqft
· 10% below area
Est $158k · 10% under
$343/mo HOA · 21% of rent
↓ 26% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
NICE SIZE CONDO IN A BEAUTIFUL COMMUNITY AND NEIGHBORHOOD. WASHER & DRYER IN UNIT. ISLAND IN THE KITCHEN. WOOD FLOORING. NEXT TO I-95. FIRST FLOOR, VERY PRIVATE LOCATION, AMENITIES INCLUDE GYM, TENNIS COURT & GREAT POOL. FLOORING IS LAMINATED AND TILED. HVAC HAS BEEN REPLACED 2 YEARS AGO. TENANT OCCUPIED UNTIL 01/31/2027. TENANT PAYS $1500.00 PER MONTH.
Key facts
- Tennis court
- Gym
- Great pool
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $142k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $-15 ($-185/yr) — negative.
- To cash-flow at today's rent, offer at most $140k (1.6% below list).
- Meets the 1% rule at list price ($2k rent vs $142k).
- Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
- Cap rate 6.2% vs local median 2.9% 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 soft (-0.3%/yr); 642 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 33% 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 $982 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 198 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
- 3 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: HOA is 21% of rent.
Recommended offer
$124,960
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.17% ✓
- Cap rate
- 6.16%
- Cash-on-cash
- -0.47%
- DSCR
- 0.98
- GRM
- 7.1
CMA / ARV
- ARV (median comp)
- $158,489
- List price
- $142,000
- Delta
- -10.40%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4381 W Mcnab Rd #20 | 0.58mi | 1/1.0 | 620 (-2%) | 3mo | $138,500 | $223 | 67 |
| 4401 W Mcnab Rd #22 | 0.59mi | 1/1.0 | 620 (-2%) | 5mo | $150,000 | $242 | 65 |
| 4541 W Mcnab Rd #17 | 0.70mi | 1/1.0 | 620 (-2%) | 2mo | $185,000 | $298 | 63 |
| 4201 W Mcnab Rd #15 | 0.39mi | 1/1.0 | 713 (+13%) | 9mo | $152,000 | $213 | 53 |
| 3020 NW 68th St | 0.77mi | 1/1.0 | 600 (-5%) | 6mo | $124,000 | $207 | 52 |
| 5200 NW 31st Ave #62 | 1.48mi | 1/1.0 | 702 (+11%) | 2mo | $148,000 | $211 | 45 |
| 301 Gardens Dr #103 | 1.06mi | 1/1.0 | 640 (+1%) | 27mo | $175,000 | $273 | 43 |
| 4441 W Mcnab Rd #22 | 0.62mi | 1/1.0 | 600 (-5%) | 27mo | $187,000 | $312 | 42 |
| 1227 SW 46th Ave #314 | 0.88mi | 1/1.0 | 785 (+24%) | 2mo | $198,000 | $252 | 38 |
| 4581 W Mcnab Rd #31 | 0.74mi | 1/1.0 | 600 (-5%) | 31mo | $160,000 | $267 | 37 |
| 119 Gardens Dr #203 | 0.92mi | 1/1.0 | 680 (+7%) | 25mo | $176,500 | $260 | 33 |
| 1225 SW 46th Ave #202 | 0.89mi | 1/1.0 | 785 (+24%) | 31mo | $204,000 | $260 | 20 |
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
- -21.6%
- Equity multiple
- 0.28×
- Total profit
- $-28,612
- Equity at exit
- $21,173
10-year hold
- IRR
- -30.0%
- Equity multiple
- -0.11×
- Total profit
- $-43,987
- Equity at exit
- $12,278
Cash invested: $39,760 (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.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33069
- Home prices YoY
- -1.1%
- Rents YoY
- -0.3%
- Active inventory
- 642
- Price-to-rent
- 7.1×
Monthly cashflow live
↻
- Estimated rent
- $1,657 high interval (Pro) →
- Mortgage (P&I)
- −$745
- Tax est. 1.5%
- −$178 /mo · $2,130/yr
- Insurance
- −$59
- HOA
- −$343
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$348
- Net cashflow
- $-15
Break-even live
Break-even rent
$1,676
Max offer price
$139,768
Occupancy floor
96%
Sensitivity live
| Price | -10% $83 | -5% $34 | +0% $-15 | +5% $-64 | +10% $-114 |
|---|---|---|---|---|---|
| Rent | -10% $-146 | -5% $-81 | +0% $-15 | +5% $50 | +10% $115 |
| Rate | -1.0pp $56 | -0.5pp $21 | base $-15 | +0.5pp $-52 | +1.0pp $-90 |
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
- $35,500
- Closing costs
- $4,260
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3985 W McNab Rd Unit A103 Pompano Beach, FL | 1.0 | 1.0 | 633 | $1,600 | $2.53 | 128d | 1 | 0.02mi |
| 4221 W McNab Rd #26 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,600 | $2.58 | 102d | 1 | 0.43mi |
| 4221 W McNab Rd #26 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,625 | $2.62 | 113d | 1 | 0.43mi |
| 4221 W McNab Rd #35 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,580 | $2.63 | 86d | 1 | 0.43mi |
| 4241 W McNab Rd #27 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,600 | $2.58 | 134d | 1 | 0.45mi |
| 4281 W McNab Rd Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 831 | $1,669 | $2.01 | 165d | 2 | 0.48mi |
| 4301 W McNab Rd Pompano Beach, FL | 3.0 | 1.0–2.0 | 815 | $1,555 | $1.91 | 10d | 1 | 0.48mi |
| 4361 W McNab Rd Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 874 | $1,600 | $1.83 | 3d | 2 | 0.52mi |
| 4361 W McNab Rd #13 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,650 | $2.75 | 143d | 1 | 0.52mi |
| 4361 W McNab Rd #13 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,650 | $2.75 | 145d | 1 | 0.52mi |
| 4401 W McNab Rd #30 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,650 | $2.66 | 165d | 1 | 0.57mi |
| 4401 W McNab Rd Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 800 | $1,500 | $1.88 | 57d | 2 | 0.57mi |
| 4481 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 535 | $1,512 | $2.83 | 55d | 2 | 0.63mi |
| 4481 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 535 | $1,475 | $2.76 | 18d | 2 | 0.63mi |
| 4481 W McNab Rd #19 Pompano Beach, FL | 1.0 | 1.0 | 470 | $1,500 | $3.19 | 19d | 1 | 0.63mi |
| 4481 W McNab Rd #37 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,550 | $2.58 | 73d | 1 | 0.63mi |
| 4481 W McNab Rd #36 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,450 | $2.42 | 7d | 1 | 0.63mi |
| 4481 W McNab Rd #37 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,650 | $2.75 | 165d | 1 | 0.63mi |
| 4521 W McNab Rd #16 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,600 | $2.58 | 51d | 1 | 0.65mi |
| 4521 W McNab Rd #30 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,700 | $2.74 | 143d | 1 | 0.65mi |
| 4521 W McNab Rd #30 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,700 | $2.74 | 163d | 1 | 0.65mi |
| 4521 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,600 | $2.58 | 36d | 1 | 0.65mi |
| 4541 W McNab Rd Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 800 | $1,700 | $2.12 | 36d | 3 | 0.67mi |
| 8601 W McNab Rd Pompano Beach, FL | — | 1.0 | 598 | $1,736 | $2.90 | 104d | 1 | 0.71mi |
| 4581 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 535 | $1,595 | $2.98 | 157d | 2 | 0.71mi |
| 4581 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 535 | $1,595 | $2.98 | 129d | 3 | 0.71mi |
| 4581 W McNab Rd #20 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,590 | $2.65 | 3d | 1 | 0.72mi |
| 4581 W McNab Rd #12 Pompano Beach, FL | 1.0 | 1.0 | 470 | $1,625 | $3.46 | 124d | 1 | 0.72mi |
| 4581 W McNab Rd #20 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,690 | $2.82 | 10d | 1 | 0.72mi |
| 4581 W McNab Rd #20 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,590 | $2.65 | 6d | 1 | 0.72mi |
| 3050 NW 68th St Unit 1101 Fort Lauderdale, FL | 1.0 | 1.0 | 710 | $2,000 | $2.82 | 165d | 1 | 0.72mi |
| 107 Gardens Dr #205 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,700 | $2.50 | 119d | 1 | 0.80mi |
| 109 Gardens Dr #104 Pompano Beach, FL | 1.0 | 1.0 | 640 | $1,800 | $2.81 | 10d | 1 | 0.82mi |
| 109 Gardens Dr #202 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,800 | $2.65 | 154d | 1 | 0.82mi |
| 109 Gardens Dr #202 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,800 | $2.65 | 148d | 1 | 0.82mi |
| 114 Gardens Dr #104 Pompano Beach, FL | 1.0 | 1.0 | 640 | $1,699 | $2.65 | 109d | 1 | 0.85mi |
| 3190 NW 66th Dr #1 Fort Lauderdale, FL | 1.0 | 1.0 | 600 | $1,800 | $3.00 | 10d | 1 | 0.99mi |
| 3190 NW 66th Dr #1 Fort Lauderdale, FL | 1.0 | 1.0 | 600 | $1,800 | $3.00 | 24d | 1 | 0.99mi |
| 508 Gardens Dr #202 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,750 | $2.57 | 130d | 1 | 1.03mi |
| 303 Gardens Dr #206 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,650 | $2.43 | 134d | 1 | 1.04mi |
Property features AI
Finance
- Other
- Pets allowed with restrictions or possible conditions
- HOA & community
- Monthly association fee of $343Association covers common areas and structural maintenanceCommunity amenities include a clubhouse and fitness center
Exterior
- Parking
- One parking space
- Utilities
- Cable available
- Home design
- Attached property3 storiesEntry level 1
- Construction
- Block constructionResale property
- Exterior features
- BalconyScreened balcony
Interior
- Kitchen
- DishwasherElectric rangeRefrigerator
- Flooring
- Ceramic tileHardwoodWood
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- First-floor entryBedroom on main levelUnfurnished
- Laundry & utility
- Electric water heater
HOA detail $343/mo · $4,116/yr condo
- Likely covers
- poolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $142,000 Active 198 DOM
-
2026-11-07days on market $142,000 Active 197 DOM
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2026-11-07days on market $142,000 Active 196 DOM
-
2026-11-05days on market $142,000 Active 195 DOM
-
2026-11-04days on market $142,000 Active 194 DOM
-
2026-11-02days on market $142,000 Active 192 DOM
-
2026-11-01days on market $142,000 Active 191 DOM
-
2026-10-31days on market $142,000 Active 190 DOM
-
2026-10-30days on market $142,000 Active 189 DOM
-
2026-10-29days on market $142,000 Active 188 DOM
-
2026-10-28days on market $142,000 Active 187 DOM
-
2026-10-27days on market $142,000 Active 186 DOM
-
2026-10-26days on market $142,000 Active 185 DOM
-
2026-10-26days on market $142,000 Active 184 DOM
-
2026-10-24days on market $142,000 Active 183 DOM
-
2026-10-23days on market $142,000 Active 182 DOM
-
2026-10-22days on market $142,000 Active 181 DOM
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2026-10-21days on market $142,000 Active 180 DOM
-
2026-10-20days on market $142,000 Active 179 DOM
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2026-10-19days on market $142,000 Active 178 DOM
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2026-10-18days on market $142,000 Active 177 DOM
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2026-10-17days on market $142,000 Active 176 DOM
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2026-10-16days on market $142,000 Active 175 DOM
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2026-10-15days on market $142,000 Active 174 DOM
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2026-10-14days on market $142,000 Active 173 DOM
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2026-10-13days on market $142,000 Active 172 DOM
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2026-10-12days on market $142,000 Active 171 DOM
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2026-10-11days on market $142,000 Active 170 DOM
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2026-10-10days on market $142,000 Active 169 DOM
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2026-10-09days on market $142,000 Active 168 DOM
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2026-10-08days on market $142,000 Active 167 DOM
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2026-10-07days on market $142,000 Active 166 DOM
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2026-10-06days on market $142,000 Active 165 DOM
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2026-10-05days on market $142,000 Active 164 DOM
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2026-10-04days on market $142,000 Active 163 DOM
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2026-10-03days on market $142,000 Active 162 DOM
-
2026-10-02days on market $142,000 Active 161 DOM
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2026-09-29days on market $142,000 Active 158 DOM
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2026-09-27days on market $142,000 Active 156 DOM
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2026-09-23days on market $142,000 Active 152 DOM
-
2026-09-22days on market $142,000 Active 151 DOM
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2026-09-21days on market $142,000 Active 150 DOM
-
2026-09-20days on market $142,000 Active 149 DOM
-
2026-09-18days on market $142,000 Active 147 DOM
-
2026-09-17days on market $142,000 Active 146 DOM
-
2026-09-16days on market $142,000 Active 145 DOM
-
2026-09-15days on market $142,000 Active 144 DOM
-
2026-09-14days on market $142,000 Active 143 DOM
-
2026-09-13days on market $142,000 Active 142 DOM
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2026-09-12days on market $142,000 Active 141 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $19,882
- − Mortgage interest
- −$7,954
- − Property taxes
- −$2,130
- − Insurance
- −$710
- − Repairs & maintenance
- −$1,591
- − Management
- −$1,591
- − HOA
- −$4,116
- − Depreciation
- −$4,131
- Taxable loss
- −$2,340
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$562
- After-tax cash flow
- $377/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.
Condition & rehab AI · 13 photos
45/100
Cosmetic rehab
Est. rehab $3,165–$9,495 screening
The property is in fair condition with minor repairs needed in the kitchen and bathrooms. Painting the interior walls and upgrading the kitchen countertops can significantly increase its value.
Repairs flagged
- Minor Kitchen cabinets — The cabinets appear to be in good condition with no visible damage.
- Minor Bathroom fixtures — The fixtures appear to be in good condition with no visible damage.
- Minor Kitchen countertops — The countertops appear to be in good condition with no visible damage.
- Minor Bathroom walls — The walls appear to be in good condition with no visible damage.
Value-add opportunities
- Both Painting interior walls — Painting the interior walls can significantly improve the appearance and value of the property. ↑
- Both Upgrading kitchen countertops — Upgrading the kitchen countertops can improve the functionality and aesthetic appeal of the kitchen. ↑
- Both Landscaping improvements — Improving the landscaping can enhance the curb appeal and overall aesthetic of the property. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 27/100
Zoned Schools
Elementary
Cypress Elementary School
F
FL #1,951/2,144
Nat'l #28,175/41,679
Middle
Pompano Beach Middle School
F
FL #421/571
Nat'l #7,581/14,009
High
Blanche Ely High School
F
FL #570/667
Nat'l #14,759/17,239
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
B
Composite livability gradescore 74/100
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 · 2,207,033 people
- City population
- 155,861
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 29,145
- Household income
- $59,683
- Rent vs Own
- Severe rent burden
- 12% of renters
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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-25.5% since first listed9 events — show timeline
- 2026-04-24 Listed $149,000 MARMLS
- 2026-04-10 Listing Removed — MARMLS
- 2026-02-14 Price Changed $149,000 MARMLS
- 2025-08-18 Price Changed $159,000 MARMLS
- 2025-02-19 Price Changed $165,000 MARMLS
- 2025-01-22 Rental Removed $1,500 MARMLS
- 2025-01-11 Listed for Rent $1,500 MARMLS
- 2024-06-08 Price Changed $189,900 MARMLS
- 2024-04-18 Listed $200,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…