931 SE 9th Ave #15 · Pompano Beach, FL 33060

$199,000

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 325 Days on market

Built 1966 $548/mo HOA · 19% 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 +22.6/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! Don't miss out on this cozy waterfront 2 bedroom 1 bath co-op that is move in ready with a motivated seller!! This charming unit offers oversized living spaces AND bedrooms! Located MINUTES from the ocean! Perfect for a primary residence or a home away from home! Walk or bike to nearby shops and restaurants! Available fully furnished!!

Key facts

• Waterfront views
• Enclosed balcony
• Updated kitchen

Tags

• WATERFRONT VIEWS
• BOAT DOCKAGE
• UPDATED KITCHEN
• HIGH IMPACT WINDOWS
• LUXURY VINYL FLOORING
• ENCLOSED BALCONY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $548; Association amenities include pool and laundry; Association covers management, common areas, structure maintenance, parking, sewer, trash and water

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available
• Home design: 2-story attached property; Entry located on second level
• Construction: Block construction
• Exterior features: Heated community pool; Waterfront with fixed bridge and ocean access; Has a view; Attached property (townhome/attached unit); Entry on level 2

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Bedroom on main level; Vinyl flooring
• Laundry & utility: Electric water heater; Community laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+2.1%/yr); 338 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).
• At $2,929/mo this rent would consume 54% of the median local household income ($65k/yr) (locally 2870% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 325 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $46k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $199k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.47% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-12,808
• Equity at exit: $29,672

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $7,969
• Equity at exit: $17,206

Cash invested: $55,720 (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 33060

• Home prices YoY: -23.6%
• Rents YoY: 2.1%
• Active inventory: 338
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,929 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$301 /mo · $3,608/yr
• Insurance: −$83
• HOA: −$548
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $339

Break-even live

Break-even rent $2,500

Max offer price $199,000

Occupancy floor 83%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	4d	1	0.10mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	24d	1	0.17mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	4d	3	0.25mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	15d	6	0.25mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	24d	6	0.25mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	24d	1	0.33mi
391 SE 15th Ave Pompano Beach, FL	3.0	2.0	1332	$5,000	$3.75	24d	1	0.51mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	17d	1	0.53mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	15d	1	0.54mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	15d	1	0.55mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	0.55mi
1971 SE 5th Ct Unit 303E Pompano Beach, FL	2.0	2.0	960	$2,400	$2.50	22d	1	0.55mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.56mi
1971 SE 5th Ct Pompano Beach, FL	2.0	2.0	960	$2,050	$2.14	24d	2	0.56mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	24d	1	0.59mi
1839 SE 4th St Pompano Beach, FL	2.0	2.5	1222	$3,800	$3.11	8d	1	0.59mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	24d	1	0.60mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	22d	1	0.60mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	24d	1	0.60mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	1d	1	0.62mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	24d	1	0.62mi
2333 SE 5th St #2333 Pompano Beach, FL	3.0	2.5	1440	$3,200	$2.22	24d	1	0.62mi
320 SE 11th Ave Pompano Beach, FL	3.0	2.0	1350	$2,250	$1.67	24d	1	0.63mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	0.67mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	0.69mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,694	$2.47	2d	17	0.70mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	17d	1	0.71mi
160 SE 15th Ave Pompano Beach, FL	3.0	2.0	1500	$3,900	$2.60	20d	1	0.71mi
160 SE 15th Ave Pompano Beach, FL	2.0	1.0	1200	$2,800	$2.33	19d	1	0.71mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	5d	1	0.72mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	24d	2	0.72mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	0.72mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	8d	1	0.78mi
1201 S Riverside Dr #106 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	24d	1	0.78mi
8 SE 19th Ave #11 Pompano Beach, FL	2.0	1.0	842	$1,795	$2.13	24d	1	0.78mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	12d	2	0.80mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	2d	16	0.81mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$3,716	$3.16	2d	40	0.82mi
751 Pine Dr #104 Pompano Beach, FL	3.0	2.0	1200	$2,400	$2.00	5d	1	0.84mi
751 Pine Dr #101 Pompano Beach, FL	3.0	2.0	1200	$2,600	$2.17	24d	1	0.84mi

HOA detail condo

• Monthly dues: $548 · $6,576/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-03-19
   price $199,000
4. 2025-12-02
   price $220,000
5. 2025-06-30
   listed $245,000 Active
6. 2025-06-08
   historical
7. 2024-12-30
   price $266,000
8. 2024-12-30
   status Active
9. 2024-11-03
   price $278,000
10. 2024-10-01
    price $299,000
11. 2024-07-29
    listed $315,000 Active
12. 2020-08-21
    soldstatus $120,000 Closed 368-char remark

    Show marketing remark (368 chars)

    LOCATION, LOCATION, LOCATION! Don't miss out on this cozy waterfront 2 bedroom 1 bath co-op that is move in ready with a motivated seller!! This charming unit offers oversized living spaces AND bedrooms! Located MINUTES from the ocean! Perfect for a primary residence or a home away from home! Walk or bike to nearby shops and restaurants! Available fully furnished!!

13. 2020-07-23
    status Pending 368-char remark

    Show marketing remark (368 chars)

    LOCATION, LOCATION, LOCATION! Don't miss out on this cozy waterfront 2 bedroom 1 bath co-op that is move in ready with a motivated seller!! This charming unit offers oversized living spaces AND bedrooms! Located MINUTES from the ocean! Perfect for a primary residence or a home away from home! Walk or bike to nearby shops and restaurants! Available fully furnished!!

14. 2020-06-02
    price $115,000 368-char remark

    Show marketing remark (368 chars)

    LOCATION, LOCATION, LOCATION! Don't miss out on this cozy waterfront 2 bedroom 1 bath co-op that is move in ready with a motivated seller!! This charming unit offers oversized living spaces AND bedrooms! Located MINUTES from the ocean! Perfect for a primary residence or a home away from home! Walk or bike to nearby shops and restaurants! Available fully furnished!!

15. 2020-04-29
    listed $120,000 Active 368-char remark

    Show marketing remark (368 chars)

    LOCATION, LOCATION, LOCATION! Don't miss out on this cozy waterfront 2 bedroom 1 bath co-op that is move in ready with a motivated seller!! This charming unit offers oversized living spaces AND bedrooms! Located MINUTES from the ocean! Perfect for a primary residence or a home away from home! Walk or bike to nearby shops and restaurants! Available fully furnished!!

16. 2018-04-02
    historical
17. 2017-11-28
    price $135,000
18. 2017-10-12
    listed $145,000 Active
19. 2017-09-30
    historical
20. 2017-04-14
    price $160,000
21. 2017-04-01
    listed $180,000 Active

ⓘ 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: $3,608 · $301/mo
• Projected year-2 tax: $3,608 · $301/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,154
• − Mortgage interest: −$11,147
• − Property taxes: −$3,608
• − Insurance: −$995
• − Repairs & maintenance: −$2,812
• − Management: −$2,812
• − HOA: −$6,576
• − Depreciation: −$5,789
• Taxable income: $1,414
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,730/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): 37,233
• Household income: $64,819
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2870.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 38% White 33% Hispanic / Latino 26% Two or more races 14%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 2% Slovak 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 23% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -131.09%
• Current HPI: 425.3083
• Rent YoY: ▲ 2.12%
• 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

+10.6% since first listed

21 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-04-30 Contingent — MARMLS
• 2026-03-19 Price Changed $199,000 MARMLS
• 2025-12-02 Price Changed $220,000 MARMLS
• 2025-06-30 Listed $245,000 MARMLS
• 2025-06-08 Listing Removed — MARMLS
• 2024-12-30 Price Changed $266,000 MARMLS
• 2024-12-30 Relisted — MARMLS
• 2024-11-03 Price Changed $278,000 MARMLS
• 2024-10-01 Price Changed $299,000 MARMLS
• 2024-07-29 Listed $315,000 MARMLS
• 2020-08-21 Sold (MLS) $120,000 MARMLS
• 2020-07-23 Pending — MARMLS
• 2020-06-02 Price Changed $115,000 MARMLS
• 2020-04-29 Listed $120,000 MARMLS
• 2018-04-02 Listing Removed — MARMLS
• 2017-11-28 Price Changed $135,000 MARMLS
• 2017-10-12 Listed $145,000 MARMLS
• 2017-09-30 Listing Removed — MARMLS
• 2017-04-14 Price Changed $160,000 MARMLS
• 2017-04-01 Listed $180,000 MARMLS

Property tax history

+7.3%/yr

Latest (2025): $3,608 · +3.4% YoY. Source: county tax records.