None · Pompano Beach, FL 33062

$185,000

1 bd · 1.0 ba · 650 sqft · Condo · 89 Days on market

Built 1970 $385/mo HOA · 17% 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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.4/10.0
• 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

NO 50 YRS INSPECTION ASSESSMENT! * THIS GEM IS WITH-IN WALKING DISTANCE TO THE BEACH. Did you want to do AIR BNB or call it a vacation home? THIS YOUR PLACE! Reach out to me for more info. Near Great Restaurants, Shops & the new Pompano Fishing Pier Area. Feel the vibe of being on a vacation every day. Close to the beach, shopping, dining & the new Oceanfront Promenade! Also close to Publix, Whole Foods, Pompano City Center, Golf course, Gyms, water taxi, activities & much more! ''New'' Pompano FREE Ride service provides to residents! Come make this darling your started home; a mini getaway hideout or even a lifetime income.

Key facts

• Close to the beach
• Near shops
• Close to shopping

Tags

• WALKING DISTANCE TO THE BEACH
• NEAR GREAT RESTAURANTS
• NEAR SHOPS
• NEW POMPANO FISHING PIER AREA
• CLOSE TO THE BEACH
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Directions: Off of 14th Street Causeway East; property is on the north side of the 14th Street Causeway
• Financial info: No land lease
• HOA & community: Association present; monthly HOA fee approximately $385; HOA includes insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, reserve funds, recreation facility, pool service, and trash chute; Community amenities include a pool and other shared facilities

Exterior

• Parking: Open detached parking with 1 open space
• Security: Fire alarm; Key card entry
• Utilities: Water: included in association (see HOA); Sewer: included in association (see HOA); Electric: serves heating and cooling
• Home design: Condominium; Resale; 8-story building; Living area approximately 650
• Construction: CBS construction
• Exterior features: No waterfront; waterfront features none

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Accessible elevator installed; Fire alarm; Key card entry; Unfurnished
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (-0.4%/yr); 851 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 33% of the median local income ($84k/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 $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 89 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.23% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 6.8

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-27,716
• Equity at exit: $27,584

10-year hold

• IRR: -15.6%
• Equity multiple: 0.27×
• Total profit: $-37,673
• Equity at exit: $15,995

Cash invested: $51,800 (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 33062

• Rents YoY: -0.4%
• Active inventory: 851
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$385
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $136

Break-even live

Break-even rent $2,106

Max offer price $185,000

Occupancy floor 89%

Sensitivity live

Price	-10% $264	-5% $200	+0% $136	+5% $72	+10% $8
Rent	-10% $-44	-5% $46	+0% $136	+5% $226	+10% $316
Rate	-1.0pp $229	-0.5pp $183	base $136	+0.5pp $88	+1.0pp $39

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 N Riverside Dr Unit 1503945P Pompano Beach, FL	—	1.0	527	$2,686	$5.10	22d	1	0.22mi
906 N Riverside Dr Unit 1504065P Pompano Beach, FL	—	1.0	527	$2,758	$5.23	18d	1	0.22mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	17d	1	0.22mi
3205 NE 9th St Unit 1503950P Pompano Beach, FL	—	1.0	376	$2,700	$7.18	1d	1	0.24mi
3204 NE 9th St Unit 1503989P Pompano Beach, FL	2.0	1.0	440	$2,916	$6.62	5d	2	0.24mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,762	$3.15	26d	2	0.25mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,888	$3.37	12d	2	0.25mi
3208 NE 9th St Unit 1504009P Pompano Beach, FL	—	1.0	376	$3,004	$7.99	24d	1	0.26mi
3212 NE 9th St Unit A104 Pompano Beach, FL	1.0	1.0	630	$2,300	$3.65	26d	1	0.27mi
3220 NE 10th St #5 Pompano Beach, FL	1.0	1.0	560	$1,700	$3.04	26d	1	0.30mi
3230 NE 13th St Pompano Beach, FL	1.0	1.0	546	$3,450	$6.31	9d	2	0.32mi
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	26d	1	0.33mi
3212 NE 7th Pl #10 Pompano Beach, FL	1.0	1.0	508	$1,850	$3.64	17d	1	0.36mi
3201 NE 14th Street Cswy #406 Pompano Beach, FL	1.0	1.0	650	$1,900	$2.92	17d	1	0.39mi
3220 NE 15th St Unit 2 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	26d	1	0.41mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	26d	1	0.41mi
3240 NE 16th St #3 Pompano Beach, FL	1.0	1.0	478	$1,750	$3.66	26d	1	0.50mi
3240 NE 16th St #7 Pompano Beach, FL	1.0	1.0	478	$1,700	$3.56	26d	1	0.50mi
3208 Canal Dr Unit 4 Pompano Beach, FL	1.0	1.0	540	$1,950	$3.61	26d	1	0.50mi
1101 NE 23rd Ter Pompano Beach, FL	1.0	1.0	500	$1,600	$3.20	13d	1	0.50mi
1101 NE 23rd Ter Unit 4 Pompano Beach, FL	1.0	1.0	500	$1,550	$3.10	13d	1	0.50mi
3210 Canal Dr Unit 6 Pompano Beach, FL	1.0	1.0	540	$1,960	$3.63	26d	1	0.50mi
3210 Canal Dr Unit 8 Pompano Beach, FL	1.0	1.0	540	$2,095	$3.88	26d	1	0.50mi
3210 Canal Dr Unit 5 Pompano Beach, FL	1.0	1.0	540	$1,995	$3.69	26d	1	0.50mi
3210 Canal Dr Apt 7 Pompano Beach, FL	1.0	1.0	540	$1,970	$3.65	26d	1	0.50mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	26d	1	0.51mi
531 N Ocean Blvd #1203 Pompano Beach, FL	1.0	1.0	700	$2,600	$3.71	26d	1	0.51mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$5,100	$7.34	26d	2	0.51mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$4,100	$5.90	24d	2	0.51mi
3203 NE 5th St Unit 1 Pompano Beach, FL	—	1.0	400	$2,200	$5.50	26d	1	0.52mi
525 N Ocean Blvd #1916 Pompano Beach, FL	1.0	1.0	700	$2,200	$3.14	17d	1	0.54mi
525 N Ocean Blvd #616 Pompano Beach, FL	1.0	1.0	700	$3,500	$5.00	26d	1	0.54mi
2301 NE 16th St Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.59mi
400 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.5–2.0	919	$2,400	$2.61	22d	4	0.61mi
3207 Marine Dr Unit A Pompano Beach, FL	1.0	1.0	700	$2,100	$3.00	26d	1	0.61mi
1610 N Ocean Blvd #603 Pompano Beach, FL	1.0	1.0	740	$3,000	$4.05	26d	1	0.62mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$3,200	$3.00	26d	6	0.87mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$2,800	$2.63	6d	7	0.87mi
601 N Federal Hwy Pompano Beach, FL	—	1.0	681	$2,100	$3.08	26d	1	0.91mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$1,975	$2.98	13d	2	0.96mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-08
   days on market $185,000 Active 89 DOM
2. 2026-06-07
   days on market $185,000 Active 88 DOM
3. 2026-06-04
   days on market $185,000 Active 85 DOM
4. 2026-06-03
   days on market $185,000 Active 84 DOM
5. 2026-06-02
   days on market $185,000 Active 83 DOM
6. 2026-06-01
   days on market $185,000 Active 82 DOM
7. 2026-05-31
   days on market $185,000 Active 81 DOM
8. 2025-12-16
   listed $185,000 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,335
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$4,620
• − Depreciation: −$5,382
• Taxable loss: −$1,103
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,898/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

1 event — show timeline

• 2025-12-16 Listed $185,000 Beaches MLS