2701 E Golf Blvd #2017 · Pompano Beach, FL 33064

$155,000

2 bd · 2.0 ba · 825 sqft · Condo public records · 27 Days on market

Built 1969 $463/mo HOA · 23% of rent

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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 +16.9/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR UNIT, THE BEST IN COMPLEX, FREE GOLF COURSE FOR OWNERS, NEW HURRICANE IMPACT GLASS, NEW ROOF, NEW DOORS, TWO CLUBHOUSES W POOL AND SAUNA +55, THE LISTING PRICE IS NEGOTIABLE.

Key facts

• Sw view
• Premium tile
• New ss appliances

Tags

• UPGRADED
• SW VIEW
• COMMUNITY POOLS
• PREMIUM TILE
• PREMIUM KITCHEN CABINETS
• NEW SS APPLIANCES

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; breed restrictions may apply)
• HOA & community: Association: Leisureville Fairway Eleven Inc (and Leisureville Community Association Inc); HOA fee collected quarterly ($600); Second association fee collected monthly; Association maintains grounds, structure, roof repairs, pest control, trash, sewer, water, common areas and recreation facilities; Community amenities include clubhouse, golf course, parking, pool (heated), sauna, shuffleboard, bocce ball, storage; Senior community

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water and sewer connected
• Home design: Condominium; Two-story building with second-floor entry; Facing east; Resale property
• Construction: Block construction; Concrete, mixed, and tile roofing with wood truss/rafter; Built as part of Leisureville Fairway Eleven
• Exterior features: Located on a golf course; Asphalt road frontage; Public maintained road; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Kitchen island; Walk-in closets; ENERGY STAR qualified windows; Storm windows; Shutters
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Palmview Elementary School (math 24% / reading 41%, grade F, #1,787 of 2,144 statewide, top 84%, 532 students, 82% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 591 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $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 27 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.31% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-20,792
• Equity at exit: $23,111

10-year hold

• IRR: -7.2%
• Equity multiple: 0.57×
• Total profit: $-18,579
• Equity at exit: $13,402

Cash invested: $43,400 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$813
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$65
• HOA: −$463
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $103

Break-even live

Break-even rent $1,907

Max offer price $155,000

Occupancy floor 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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	24d	1	0.02mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	0.02mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	11d	1	0.08mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	24d	1	0.08mi
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	24d	1	0.09mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	24d	1	0.18mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	24d	1	0.29mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	0.30mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	24d	1	0.37mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	24d	1	0.40mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	24d	1	0.42mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.45mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	0.45mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	24d	1	0.46mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	24d	1	0.58mi
3281 E Golf Blvd #4 Pompano Beach, FL	2.0	1.5	1020	$2,200	$2.16	24d	1	0.60mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	24d	1	0.62mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	2d	16	0.65mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	24d	1	0.68mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.75mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.77mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,500	$2.80	22d	1	0.84mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	24d	1	0.87mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	1.04mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	24d	1	1.11mi
1101 NE 23rd Pl Unit 1 Pompano Beach, FL	3.0	2.0	1117	$3,000	$2.69	24d	1	1.13mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	1.16mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	24d	1	1.19mi
2797 NE 12th Ave Pompano Beach, FL	2.0	1.0	817	$2,740	$3.35	8d	1	1.20mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	1.20mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	24d	1	1.20mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	1.21mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	24d	1	1.21mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	24d	2	1.21mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	24d	1	1.22mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	24d	1	1.23mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	15d	1	1.24mi
3550 Blue Lake Dr Pompano Beach, FL	1.0	1.5	850	$1,850	$2.18	24d	1	1.24mi
2933 NE 12th Ter Pompano Beach, FL	2.0	1.0	824	$2,700	$3.28	24d	1	1.25mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	1.26mi

HOA detail condo

• Monthly dues: $463 · $5,556/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-02
   listed $155,000 Active
2. 2026-04-30
   historical
3. 2026-04-04
   price $155,000
4. 2026-01-16
   listed $170,000 Active
5. 2022-03-21
   soldstatus $120,000
6. 2019-06-05
   soldstatus $84,000
7. 2016-03-18
   soldstatus $74,000 Sold 186-char remark

   Show marketing remark (186 chars)

   SPECTACULAR UNIT, THE BEST IN COMPLEX, FREE GOLF COURSE FOR OWNERS, NEW HURRICANE IMPACT GLASS, NEW ROOF, NEW DOORS, TWO CLUBHOUSES W POOL AND SAUNA +55, THE LISTING PRICE IS NEGOTIABLE.

8. 2016-03-04
   soldstatus $74,000
9. 2016-01-22
   status Pending 186-char remark

   Show marketing remark (186 chars)

   SPECTACULAR UNIT, THE BEST IN COMPLEX, FREE GOLF COURSE FOR OWNERS, NEW HURRICANE IMPACT GLASS, NEW ROOF, NEW DOORS, TWO CLUBHOUSES W POOL AND SAUNA +55, THE LISTING PRICE IS NEGOTIABLE.

10. 2015-12-05
    price $78,000 186-char remark

    Show marketing remark (186 chars)

    SPECTACULAR UNIT, THE BEST IN COMPLEX, FREE GOLF COURSE FOR OWNERS, NEW HURRICANE IMPACT GLASS, NEW ROOF, NEW DOORS, TWO CLUBHOUSES W POOL AND SAUNA +55, THE LISTING PRICE IS NEGOTIABLE.

11. 2015-09-17
    price $79,900 186-char remark

    Show marketing remark (186 chars)

    SPECTACULAR UNIT, THE BEST IN COMPLEX, FREE GOLF COURSE FOR OWNERS, NEW HURRICANE IMPACT GLASS, NEW ROOF, NEW DOORS, TWO CLUBHOUSES W POOL AND SAUNA +55, THE LISTING PRICE IS NEGOTIABLE.

12. 2015-09-10
    listed $80,000 Active 186-char remark

    Show marketing remark (186 chars)

    SPECTACULAR UNIT, THE BEST IN COMPLEX, FREE GOLF COURSE FOR OWNERS, NEW HURRICANE IMPACT GLASS, NEW ROOF, NEW DOORS, TWO CLUBHOUSES W POOL AND SAUNA +55, THE LISTING PRICE IS NEGOTIABLE.

13. 2015-08-11
    historical
14. 2014-11-02
    price $85,000
15. 2014-08-11
    listed $78,000 Active
16. 2013-11-13
    soldstatus $69,000
17. 2012-06-06
    soldstatus $49,900
18. 1998-04-14
    soldstatus $40,500
19. 1996-04-02
    soldstatus $38,000
20. 1993-04-23
    soldstatus $116
21. 1992-06-03
    soldstatus $34,000

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $1,996 · $166/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,452
• − Mortgage interest: −$8,682
• − Property taxes: −$1,996
• − Insurance: −$775
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$5,556
• − Depreciation: −$4,509
• Taxable loss: −$979
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $1,471/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): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+355.9% since first listed

21 events — show timeline

• 2026-05-02 Listed $155,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-04 Price Changed $155,000 Beaches MLS
• 2026-01-16 Listed $170,000 Beaches MLS
• 2022-03-21 Sold (Public Records) $120,000 Public Records
• 2019-06-05 Sold (Public Records) $84,000 Public Records
• 2016-03-18 Sold (MLS) $74,000 MARMLS
• 2016-03-04 Sold (Public Records) $74,000 Public Records
• 2016-01-22 Pending — MARMLS
• 2015-12-05 Price Changed $78,000 MARMLS
• 2015-09-17 Price Changed $79,900 MARMLS
• 2015-09-10 Listed $80,000 MARMLS
• 2015-08-11 Listing Removed — MARMLS
• 2014-11-02 Price Changed $85,000 MARMLS
• 2014-08-11 Listed $78,000 MARMLS
• 2013-11-13 Sold (Public Records) $69,000 Public Records
• 2012-06-06 Sold (MLS) $49,900 MARMLS
• 1998-04-14 Sold (Public Records) $40,500 Public Records
• 1996-04-02 Sold (Public Records) $38,000 Public Records
• 1993-04-23 Sold (Public Records) $116 Public Records
• 1992-06-03 Sold (Public Records) $34,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,996 · +4.2% YoY. Source: county tax records.