2501 W Golf Blvd #128 · Pompano Beach, FL 33064

$92,000

2 bd · 1.0 ba · 705 sqft · Condo public records · 54 Days on market

Built 1970 $383/mo HOA · 22% of rent

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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
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL!! LEISUREVILLE A 55+ GOLF COMMUNITY! PETS WELCOME!! RARELY AVAILABLE, FIRST FLOOR 2 BEDROOM WITH JACK AND JILL BATHROOM. TILED/WOOD FLOORING AND CEILING FANS THROUGHOUT. LARGE PATIO WITH TRANQUIL GARDEN VIEWS TO ENJOY YOUR MORNING COFFEE AND ADDED LIVING SPACE. EASY ACCESS AND VISUAL OF YOUR PRIVATE PARKING SPACE FROM YOUR UNIT! LAUNDRY, MAILROOM AND STEPS TO BREATHTAKING POND WITH FOUNTAINS FOR YOUR ENJOYMENT. UNBEATABLE VALUE WITH NO LAND LEASE!!! 40 YEAR MILESTONE COMPLETE! LOW HOA FEE! ROOF REPLACED IN 2018. COMMUNITY HIGHLIGHTS INCLUDE RESORT STYLE HEATED POOLS, CLUBHOUSE, BBQ AREA AND FREE 9 HOLE GOLF COURSE FOR ALL THE RESIDENTS! A FULL CALENDER OF SOCIAL ACTIVITIES

Key facts

• Minutes to beach
• Breathtaking pond
• $383 HOA

Tags

• PRIVATE PARKING SPACE
• BREATHTAKING POND
• RESORT STYLE HEATED POOLS
• WELL-MAINTAINED GROUNDS
• MINUTES TO BEACH

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association covers management, amenities, common areas, insurance, laundry, grounds maintenance, pool(s), recreation facilities, sewer, trash and water; Community amenities: clubhouse, golf course, laundry facilities, barbecue, picnic area, pool; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Water included in association fees; Sewer included in association fees; Trash included in association fees
• Home design: 2-story building; Property faces south; Entry on level 1; Attached property
• Construction: Block construction; Resale property
• Exterior features: Glass-enclosed patio/porch; Patio; Porch; Located on a golf course

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Entrance foyer; First-floor entry; High ceilings; Combined living and dining area; Tub with shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: schools D+, 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.
• Market conditions: Rents rising (+1.8%/yr); 591 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k 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 54 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (13%) 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; HOA is 22% of rent.
• 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 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.91% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.45%
• DSCR: 1.91
• GRM: 4.4

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,489
• Equity at exit: $13,717

10-year hold

• IRR: 9.5%
• Equity multiple: 1.67×
• Total profit: $17,349
• Equity at exit: $7,954

Cash invested: $25,760 (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.

Methodology + full state rankings →

ZIP-level market 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$482
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$38
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$383
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $287

Break-even live

Break-even rent $1,397

Max offer price $92,000

Occupancy floor 79%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	24d	1	0.02mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	0.27mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	0.44mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	0.61mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.61mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	2d	16	0.75mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.79mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.84mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	24d	1	0.98mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	24d	1	1.05mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	1.18mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	24d	1	1.24mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	24d	1	1.39mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	15d	1	1.39mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	1.44mi

HOA detail condo

• Monthly dues: $383 · $4,596/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $92,000 Active 54 DOM
2. 2026-06-17
   days on market $92,000 Active 53 DOM
3. 2026-06-16
   days on market $92,000 Active 52 DOM
4. 2026-06-15
   days on market $92,000 Active 51 DOM
5. 2026-06-13
   days on market $92,000 Active 49 DOM
6. 2026-06-09
   days on market $92,000 Active 45 DOM
7. 2026-06-08
   days on market $92,000 Active 44 DOM
8. 2026-06-07
   pricedays on market $92,000 Active 43 DOM
9. 2026-06-04
   days on market $106,000 Active 40 DOM
10. 2026-06-03
    days on market $106,000 Active 39 DOM
11. 2026-06-02
    days on market $106,000 Active 38 DOM
12. 2026-06-01
    days on market $106,000 Active 37 DOM
13. 2026-05-31
    days on market $106,000 Active 36 DOM
14. 2026-04-25
    listed $106,000 Active
15. 2026-04-21
    historical
16. 2026-04-08
    price $108,000
17. 2026-03-20
    price $112,000
18. 2026-02-02
    price $115,000
19. 2026-01-02
    price $119,000
20. 2025-10-29
    listed $124,000 Active
21. 2019-05-09
    soldstatus $83,000
22. 1997-07-23
    soldstatus $30,500
23. 1991-04-18
    soldstatus $31,500
24. 1984-04-01
    soldstatus $27,500

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$192/yr (+$16/mo · 33.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥106°F today · 10 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: $21,119
• − Mortgage interest: −$5,153
• − Property taxes: −$572
• − Insurance: −$2,284
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$4,596
• − Depreciation: −$2,676
• Taxable income: $2,458
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $2,852/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

+285.5% since first listed

11 events — show timeline

• 2026-04-25 Listed $106,000 MARMLS
• 2026-04-21 Listing Removed — MARMLS
• 2026-04-08 Price Changed $108,000 MARMLS
• 2026-03-20 Price Changed $112,000 MARMLS
• 2026-02-02 Price Changed $115,000 MARMLS
• 2026-01-02 Price Changed $119,000 MARMLS
• 2025-10-29 Listed $124,000 MARMLS
• 2019-05-09 Sold (Public Records) $83,000 Public Records
• 1997-07-23 Sold (Public Records) $30,500 Public Records
• 1991-04-18 Sold (Public Records) $31,500 Public Records
• 1984-04-01 Sold (Public Records) $27,500 Public Records

Property tax history

+12.4%/yr

Latest (2025): $572 · +7.3% YoY. Source: county tax records.