2731 NE 14th Street Cswy #430 · Pompano Beach, FL 33062

$159,000

1 bd · 2.0 ba · 710 sqft · Condo public records · 60 Days on market

Built 1970 $700/mo HOA · 31% of rent

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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 +15.6/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

Motivated seller! Major renovations completed, including new roofs, elevators, balconies, catwalks, and electrical systems. The 40- and 50-year building inspections are currently in the process of being completed. Assessment will be paid in full, and the association has fully funded reserves, providing added peace of mind. This 4th-floor, 1-bedroom, 1.5-bath condo offers resort-style amenities including a heated pool, fitness center, sauna, shuffleboard, clubhouse, and game room. Ideally located close to the beach, fishing pier, shopping, and new dining options—perfect for an active and social lifestyle.

Key facts

• New roofs
• Balconies
• Elevators

Tags

• NEW ROOFS
• ELEVATORS
• BALCONIES
• CATWALKS
• ELECTRICAL SYSTEMS
• HEATED POOL

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed
• HOA & community: Homeowners association with monthly fee; Association amenities include pool, game room, picnic area, storage, bike storage, laundry, parking, and security

Exterior

• Parking: Assigned covered parking; Detached carport (1 covered carport space); Asphalt parking
• Security: Closed-circuit cameras; Community security
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Condominium; Resale unit; Faces west; Building has 10 stories; Building name: Garden-Aire Village Sea Haven
• Construction: Built with block/concrete/CBS
• Exterior features: Flat roof; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $68 ($820/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Pompano Beach Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 486 students, 83% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-18 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 (-0.4%/yr); 851 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $41k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major flood risk; 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 5.9

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: -18.4%
• Equity multiple: 0.38×
• Total profit: $-27,590
• Equity at exit: $23,707

10-year hold

• IRR: -24.4%
• Equity multiple: 0.05×
• Total profit: $-42,219
• Equity at exit: $13,747

Cash invested: $44,520 (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: 851
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$834
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$66
• HOA: −$700
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $68

Break-even live

Break-even rent $2,161

Max offer price $159,000

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $113	+0% $68	+5% $23	+10% $-22
Rent	-10% $-109	-5% $-20	+0% $68	+5% $157	+10% $246
Rate	-1.0pp $148	-0.5pp $109	base $68	+0.5pp $27	+1.0pp $-15

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	26d	1	0.06mi
3201 NE 14th Street Cswy #406 Pompano Beach, FL	1.0	1.0	650	$1,900	$2.92	17d	1	0.30mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	26d	1	0.31mi
3220 NE 15th St Unit 2 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	26d	1	0.31mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,888	$3.37	13d	2	0.32mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,762	$3.15	26d	2	0.32mi
3230 NE 13th St Pompano Beach, FL	1.0	1.0	546	$3,450	$6.31	10d	2	0.32mi
3208 Canal Dr Unit 4 Pompano Beach, FL	1.0	1.0	540	$1,950	$3.61	26d	1	0.33mi
3210 Canal Dr Unit 6 Pompano Beach, FL	1.0	1.0	540	$1,960	$3.63	26d	1	0.33mi
3210 Canal Dr Unit 8 Pompano Beach, FL	1.0	1.0	540	$2,095	$3.88	26d	1	0.33mi
3210 Canal Dr Apt 7 Pompano Beach, FL	1.0	1.0	540	$1,970	$3.65	26d	1	0.33mi
3210 Canal Dr Unit 5 Pompano Beach, FL	1.0	1.0	540	$1,995	$3.69	26d	1	0.33mi
3240 NE 16th St #3 Pompano Beach, FL	1.0	1.0	478	$1,750	$3.66	26d	1	0.37mi
3240 NE 16th St #7 Pompano Beach, FL	1.0	1.0	478	$1,700	$3.56	26d	1	0.37mi
906 N Riverside Dr Unit 1504065P Pompano Beach, FL	—	1.0	527	$2,758	$5.23	19d	1	0.39mi
906 N Riverside Dr Unit 1503945P Pompano Beach, FL	—	1.0	527	$2,686	$5.10	22d	1	0.39mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	17d	1	0.39mi
3205 NE 9th St Unit 1503950P Pompano Beach, FL	—	1.0	376	$2,700	$7.18	1d	1	0.40mi
3207 Marine Dr Unit A Pompano Beach, FL	1.0	1.0	700	$2,100	$3.00	26d	1	0.41mi
3204 NE 9th St Unit 1503989P Pompano Beach, FL	2.0	1.0	440	$2,916	$6.62	5d	2	0.42mi
3208 NE 9th St Unit 1504009P Pompano Beach, FL	—	1.0	376	$3,004	$7.99	24d	1	0.43mi
3220 NE 10th St #5 Pompano Beach, FL	1.0	1.0	560	$1,700	$3.04	26d	1	0.44mi
3212 NE 9th St Unit A104 Pompano Beach, FL	1.0	1.0	630	$2,300	$3.65	26d	1	0.44mi
2301 NE 16th St Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.44mi
1610 N Ocean Blvd #603 Pompano Beach, FL	1.0	1.0	740	$3,000	$4.05	26d	1	0.50mi
3212 NE 7th Pl #10 Pompano Beach, FL	1.0	1.0	508	$1,850	$3.64	17d	1	0.59mi
1101 NE 23rd Ter Pompano Beach, FL	1.0	1.0	500	$1,600	$3.20	13d	1	0.64mi
1101 NE 23rd Ter Unit 4 Pompano Beach, FL	1.0	1.0	500	$1,550	$3.10	13d	1	0.64mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	26d	1	0.66mi
531 N Ocean Blvd #1203 Pompano Beach, FL	1.0	1.0	700	$2,600	$3.71	26d	1	0.76mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$4,100	$5.90	24d	2	0.79mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$5,100	$7.34	26d	2	0.79mi
3203 NE 5th St Unit 1 Pompano Beach, FL	—	1.0	400	$2,200	$5.50	26d	1	0.79mi
525 N Ocean Blvd #616 Pompano Beach, FL	1.0	1.0	700	$3,500	$5.00	26d	1	0.79mi
525 N Ocean Blvd #1916 Pompano Beach, FL	1.0	1.0	700	$2,200	$3.14	17d	1	0.79mi
2508 Bay Dr #112 Pompano Beach, FL	1.0	1.0	636	$2,200	$3.46	26d	1	0.82mi
2234 NE 27th St Lighthouse Point, FL	1.0	1.0	500	$2,250	$4.50	26d	1	0.90mi
601 N Federal Hwy Pompano Beach, FL	—	1.0	681	$2,100	$3.08	26d	1	1.13mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$2,800	$2.63	7d	7	1.14mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$3,200	$3.00	26d	6	1.14mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: electricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-13
   status Pending
2. 2026-04-21
   status Active
3. 2026-04-21
   price $159,000
4. 2026-04-20
   historical
5. 2026-03-12
   listed $200,000 Active
6. 2026-03-06
   historical
7. 2025-12-17
   price $140,000
8. 2025-10-20
   listed $179,000 Active
9. 2025-10-17
   historical
10. 2025-10-06
    listed $189,000 Active
11. 2021-09-30
    listed $196,000 Active
12. 2021-07-26
    historical
13. 2021-06-08
    listed $230,000 Active
14. 2017-03-20
    soldstatus $135,000
15. 2008-03-04
    soldstatus $125,000
16. 2002-03-29
    soldstatus $88,500
17. 1972-03-01
    soldstatus $30,533

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$32/yr (+$3/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,973
• − Mortgage interest: −$8,906
• − Property taxes: −$1,287
• − Insurance: −$795
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$8,400
• − Depreciation: −$4,625
• Taxable loss: −$1,357
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $1,146/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

+420.7% since first listed

17 events — show timeline

• 2026-05-13 Pending — Beaches MLS
• 2026-04-21 Relisted — Beaches MLS
• 2026-04-21 Price Changed $159,000 Beaches MLS
• 2026-04-20 Listing Removed — Beaches MLS
• 2026-03-12 Listed $200,000 Beaches MLS
• 2026-03-06 Listing Removed — Beaches MLS
• 2025-12-17 Price Changed $140,000 Beaches MLS
• 2025-10-20 Listed $179,000 Beaches MLS
• 2025-10-17 Listing Removed — MARMLS
• 2025-10-06 Listed $189,000 MARMLS
• 2021-09-30 Listed $196,000 MARMLS
• 2021-07-26 Listing Removed — MARMLS
• 2021-06-08 Listed $230,000 MARMLS
• 2017-03-20 Sold (Public Records) $135,000 Public Records
• 2008-03-04 Sold (Public Records) $125,000 Public Records
• 2002-03-29 Sold (Public Records) $88,500 Public Records
• 1972-03-01 Sold (Public Records) $30,533 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,287 · +5.7% YoY. Source: county tax records.