4055 W Mcnab Rd Unit H309 · Pompano Beach, FL 33069

$135,000

1 bd · 1.0 ba · 633 sqft · Condo · 16 Days on market

Built 1992 Fair condition $534/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 +8.5/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks

Investor-Friendly Top Floor Condo in Prime Pompano Beach Location! Don't miss this fantastic opportunity to own a charming 1-bedroom, 1-bathroom top-floor condo offering beautiful open views from its private screened patio. This bright and inviting unit features the convenience of an in-unit washer and dryer, along with additional storage space, making it stand out from the competition. The condo would benefit from a light cosmetic refresh, giving buyers the perfect opportunity to personalize the space while adding immediate value. For investors, this property is especially attractive as the association allows rentals immediately after your closing, providing the potential for instant re

Key facts

• Community amenities
• Top floor condo
• Heated swimming pool

Tags

• TOP FLOOR CONDO
• PRIVATE SCREENED PATIO
• IN-UNIT WASHER AND DRYER
• ADDITIONAL STORAGE SPACE
• COMMUNITY AMENITIES
• HEATED SWIMMING POOL

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, and tennis courts; Association fee covers amenities, common areas, ground maintenance, structure maintenance, and trash

Exterior

• Parking: One parking space
• Security: Complex fenced
• Home design: Attached property; 3 stories; Entry on third level
• Construction: Block construction; Resale
• Exterior features: Balcony; Fence; Open balcony/patio

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Microwave; Refrigerator; Washer
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (12.8% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $118k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: 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); 445 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 ($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 $933 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 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $117,724 (12.8% below list)

Questions for the listing agent

1. 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?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.26% ✓
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 6.6

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: -28.1%
• Equity multiple: 0.10×
• Total profit: $-34,125
• Equity at exit: $20,129

10-year hold

• IRR: -62.0%
• Equity multiple: -0.52×
• Total profit: $-57,388
• Equity at exit: $11,672

Cash invested: $37,800 (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: 445
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$534
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-119

Break-even live

Break-even rent $1,857

Max offer price $117,724

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-73	+0% $-119	+5% $-166	+10% $-213
Rent	-10% $-254	-5% $-187	+0% $-119	+5% $-52	+10% $15
Rate	-1.0pp $-51	-0.5pp $-85	base $-119	+0.5pp $-154	+1.0pp $-190

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,699	$2.05	26d	1	0.11mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,762	$2.16	18d	2	0.30mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$1,669	$2.01	26d	2	0.30mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	6d	1	0.34mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	4d	1	0.34mi
4401 W McNab Rd #16 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	0d	1	0.38mi
4401 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	26d	1	0.38mi
4481 W McNab Rd #37 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	26d	1	0.44mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	24d	1	0.46mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	4d	1	0.46mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,600	$2.99	4d	3	0.53mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	18d	2	0.53mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	22d	1	0.53mi
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	26d	1	0.55mi
107 Gardens Dr #205 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	4d	1	0.61mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	15d	1	0.64mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	9d	1	0.64mi
508 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	4d	1	0.84mi
303 Gardens Dr #206 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	19d	1	0.86mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$1,750	$1.96	20d	3	1.45mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$1,750	$2.02	9d	4	1.46mi
5501 SW 11th St Margate, FL	1.0–2.0	1.0	719	$1,550	$2.16	22d	4	1.46mi

HOA detail condo

• Monthly dues: $534 · $6,408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $135,000 Active 16 DOM
2. 2026-06-18
   days on market $135,000 Active 13 DOM
3. 2026-06-17
   days on market $135,000 Active 12 DOM
4. 2026-06-16
   days on market $135,000 Active 11 DOM
5. 2026-06-15
   days on market $135,000 Active 10 DOM
6. 2026-06-13
   days on market $135,000 Active 8 DOM
7. 2026-06-09
   days on market $135,000 Active 4 DOM
8. 2026-06-08
   days on market $135,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $135,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,469
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$6,408
• − Depreciation: −$3,927
• Taxable loss: −$3,403
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $-616/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 · 14 photos

Fair 45/100 Cosmetic rehab

This top-floor condo in Pompano Beach requires a cosmetic refresh, including painting and updating countertops and backsplash, to improve its resale value.

Repairs flagged

• Minor Kitchen countertops — The countertops appear to be in good condition, but could be replaced for a fresh look.
• Minor Bathroom backsplash — The backsplash appears dated and could be replaced for a more modern look.
• Minor Paint on interior walls — The paint on the interior walls appears slightly worn and could be refreshed.

Value-add opportunities

• Resale Painting interior walls — Refreshing the paint can make the interior look fresh and appealing to potential buyers.
• Resale Replacing kitchen countertops — New countertops can improve the kitchen's functionality and aesthetic appeal.
• Resale Replacing bathroom backsplash — A modern backsplash can enhance the bathroom's appearance and make it more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops appear to be in good condition, but could be replaced for a fresh look.	Minor	$500–3,000
Bathroom backsplash · The backsplash appears dated and could be replaced for a more modern look.	Minor	$500–3,000
Paint on interior walls · The paint on the interior walls appears slightly worn and could be refreshed.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Painting interior walls — Refreshing the paint can make the interior look fresh and appealing to potential buyers. ↑
• Resale Replacing kitchen countertops — New countertops can improve the kitchen's functionality and aesthetic appeal. ↑
• Resale Replacing bathroom backsplash — A modern backsplash can enhance the bathroom's appearance and make it more appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-03 Listed $135,000 MARMLS