3271 Fairway Dr · Pompano Beach, FL 33069

$165,000

3 bd · 2.0 ba · 1,640 sqft · Manufactured · 500 Days on market

Built 1986 ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

PRICE REDUCED!!! DON'T MISS THE OPPORTUNITY TO LIVE IN A MANUFACTURED HOME THAT IS RENOVATED TO INCLUDE NEW FLOORING ON KITCHEN BATHROOMS AND 3 BEDROOMS, ALL SHEETROCK WALLS, BATH'S, KITCHEN WITH GRANITE COUNTER TOP, LOTS OF CABINETS, NEW APPLIANCES AND NEW CENTRAL. GOLF VIEW ESTATES IS A 55+ COMMUNITY THAT FEATURES A REFRESHING, LARGE, SWIMING POOL, A WARM JACUZI, A SUN DECK WITH A PATIO AND TABLES. IT ALSO HAS A LUXURIOUS CLUBHOUSE THAT IS TAILOR-MADE FOR LARGE FUN-FILLED SOCIALS OR A QUIET GAME OF BINGO OR POOL. PERFECT FOR RETIREES. LOT RENTAL $945 INCLUDING WATER AND ALL AMMENITIES.

Key facts

• New floors
• Lots of cabinets
• Granite counter top

Tags

• COMPLETELY RENOVATED
• NEW FLOORS
• GRANITE COUNTER TOP
• LOTS OF CABINETS
• NEW APPLIANCES
• LARGE SWIMMING POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed, number and size limits)
• HOA & community: Senior community; Community clubhouse; Fitness center; Pool; Spa/hot tub; Shuffleboard court; Bocce ball; Pickleball court(s); Community room; Manager on site; Association maintains grounds, trash service, water and common areas

Exterior

• Parking: Attached carport; Covered parking; 2-car garage; 2 covered spaces
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Manufactured home; Single-story; Faces northwest; Resale condition
• Construction: Aluminum siding; Modular construction; Metal/manufactured roof
• Exterior features: Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

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 ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: Charles Drew Elementary School (math 33% / reading 28%, grade F, #1,862 of 2,144 statewide, top 88%, 433 students, 86% FRL); Crystal Lake Middle School (math 24% / reading 38%, grade F, #462 of 571 statewide, top 81%, 1,055 students, 74% 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 78% FRL vs 51% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 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 (-0.3%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 500 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 500 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.84% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.52%
• DSCR: 2.45
• GRM: 4.5

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: 19.2%
• Equity multiple: 1.75×
• Total profit: $34,592
• Equity at exit: $24,602

10-year hold

• IRR: 25.2%
• Equity multiple: 2.87×
• Total profit: $86,608
• Equity at exit: $14,266

Cash invested: $46,200 (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 33069

• Home prices YoY: -1.1%
• Rents YoY: -0.3%
• Active inventory: 438
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,028 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $1,100

Break-even live

Break-even rent $1,636

Max offer price $165,000

Occupancy floor 59%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 NW 30th Ave Pompano Beach, FL	3.0	2.5	1428	$3,087	$2.16	1d	7	0.17mi
635 NW 30th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	2d	1	0.21mi
2900 NW 8th St Pompano Beach, FL	3.0	2.0	1144	$2,600	$2.27	24d	1	0.26mi
374 NW 31st Ave Pompano Beach, FL	3.0	1.0	1066	$2,600	$2.44	24d	1	0.38mi
355 NW 30th Ter Pompano Beach, FL	3.0	3.0	1355	$3,275	$2.42	10d	1	0.41mi
355 NW 30th Ave Unit 0601 Pompano Beach, FL	3.0	2.5	1348	$3,275	$2.43	24d	1	0.41mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	24d	1	0.42mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	7d	1	0.42mi
2691 NW 8th St Pompano Beach, FL	4.0	2.0	1200	$2,950	$2.46	5d	1	0.43mi
305 NW 30th Ave Unit 305 Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	24d	1	0.44mi
455 NW 33rd Ln Pompano Beach, FL	3.0	3.0	1800	$3,700	$2.06	24d	1	0.44mi
3392 NW 5th St Pompano Beach, FL	3.0	2.5	1446	$3,550	$2.46	2d	1	0.45mi
1305 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	24d	1	0.47mi
1313 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$3,200	$2.37	24d	1	0.47mi
445 NW 36th Ave Pompano Beach, FL	3.0	2.5	2145	$4,250	$1.98	24d	1	0.49mi
445 NW 36th Ave Pompano Beach, FL	3.0	2.5	2145	$4,250	$1.98	7d	1	0.49mi
480 NW 27th Ave Pompano Beach, FL	2.0	2.5	1260	$2,800	$2.22	24d	1	0.50mi
1501 Cayman Way Unit C4 Coconut Creek, FL	2.0	2.0	1225	$1,850	$1.51	24d	1	0.51mi
2501 NW 8th St Unit 33069 Pompano Beach, FL	4.0	2.0	1998	$3,500	$1.75	4d	1	0.53mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$3,362	$3.12	24d	35	0.54mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$3,503	$3.25	1d	20	0.54mi
2720 NW 2nd St Pompano Beach, FL	3.0	2.0	1210	$2,700	$2.23	24d	1	0.59mi
1605 Abaco Dr Coconut Creek, FL	2.0	2.0	1362	$2,200	$1.61	24d	2	0.63mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,595	$2.34	1d	1	0.64mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,693	$2.43	13d	1	0.64mi
3850 NW 11th St Coconut Creek, FL	2.0	2.0	1403	$1,750	$1.25	20d	1	0.66mi
871 NW 23rd Ter Unit 1341349P Pompano Beach, FL	4.0	2.0	1969	$7,871	$4.00	19d	1	0.67mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	24d	1	0.69mi
4301 Martinique Cir Unit K1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	24d	1	0.69mi
4101 NW 10th St Unit 4101 Coconut Creek, FL	3.0	2.0	1772	$4,500	$2.54	24d	1	0.70mi
1601 Abaco Dr Unit F2 Coconut Creek, FL	2.0	2.0	1275	$2,099	$1.65	11d	1	0.70mi
2350 NW 12th Ct Pompano Beach, FL	4.0	3.0	1319	$4,114	$3.12	10d	1	0.73mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	24d	1	0.74mi
2321 NW 6th St Pompano Beach, FL	3.0	2.0	1404	$3,300	$2.35	24d	1	0.75mi
3090 N Course Dr #601 Pompano Beach, FL	3.0	2.0	1500	$2,500	$1.67	24d	1	0.75mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	7d	1	0.75mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.75mi
3091 N Course Dr #303 Pompano Beach, FL	2.0	2.0	1064	$2,100	$1.97	3d	1	0.77mi
3091 N Course Dr #705 Pompano Beach, FL	2.0	2.0	1064	$2,000	$1.88	24d	1	0.77mi
115 NW 36th Ave #115 Pompano Beach, FL	3.0	2.5	1730	$3,850	$2.23	5d	1	0.79mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 500 DOM
2. 2026-06-17
   days on market $165,000 Active 499 DOM
3. 2026-06-16
   days on market $165,000 Active 498 DOM
4. 2026-06-15
   days on market $165,000 Active 497 DOM
5. 2026-06-13
   days on market $165,000 Active 495 DOM
6. 2026-06-09
   days on market $165,000 Active 491 DOM
7. 2026-06-07
   days on market $165,000 Active 489 DOM
8. 2026-06-04
   days on market $165,000 Active 486 DOM
9. 2026-06-03
   days on market $165,000 Active 485 DOM
10. 2026-06-02
    days on market $165,000 Active 484 DOM
11. 2026-06-01
    days on market $165,000 Active 483 DOM
12. 2026-05-31
    days on market $165,000 Active 482 DOM
13. 2026-03-03
    price $165,000
14. 2026-03-03
    status Active
15. 2026-03-01
    historical
16. 2025-08-06
    status Active
17. 2025-08-01
    historical
18. 2025-06-16
    price $189,000
19. 2025-01-27
    listed $199,000 Active

ⓘ 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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,340
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$2,650
• − Repairs & maintenance: −$2,907
• − Management: −$2,907
• − Depreciation: −$4,800
• Taxable income: $11,359
• Est. tax owed @ 24.0%: −$2,726
• After-tax cash flow: $10,475/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): 29,145
• Household income: $59,683
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1670.0

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: 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%
• Common ancestry: Hispanic 9% Estonian 2% Romanian 2%
• Foreign-born: 33% · Canada, Jamaica
• 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-17.1% since first listed

7 events — show timeline

• 2026-03-03 Price Changed $165,000 Beaches MLS
• 2026-03-03 Relisted — Beaches MLS
• 2026-03-01 Listing Removed — Beaches MLS
• 2025-08-06 Relisted — Beaches MLS
• 2025-08-01 Listing Removed — Beaches MLS
• 2025-06-16 Price Changed $189,000 Beaches MLS
• 2025-01-27 Listed $199,000 Beaches MLS