4055 W Mcnab Rd Unit H112 · Pompano Beach, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +13.7/30.0
- ARV discount +12.8/15.0
- 1% rule +6.9/10.0
- DSCR +4.1/10.0
- Condition / age +3.8/5.0
- Livability +3.7/5.0
- Appreciation +3.4/10.0
- Schools +2.7/10.0
- Rent growth +2.4/5.0
$140,000
4055 W Mcnab Rd Unit H112 · Pompano Beach, FL 33069
1 bd · 1.0 ba · 633 sqft · Condo
· 81 Days on market
Built 1992
$221/sqft
· 12% below area
Est $159k · 12% under
$343/mo HOA · 21% of rent
↓ 18% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
First-Floor Unit with Stunning Lake View! Spacious 1-bedroom condo featuring a beautiful screened-in patio overlooking the lake—perfect for relaxing or entertaining. Enjoy resort-style living with access to community amenities including a clubhouse, tennis courts, swimming pool, BBQ area, and more. New AC installed in 2021. Don’t miss this opportunity to own a peaceful lakeside retreat!
Key facts
- Clubhouse
- Community amenities
- Screened-in patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $140k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $9 ($111/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $140k).
- Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
- Cap rate 6.4% vs local median 3.0% 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); 587 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 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 81 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: HOA is 21% of rent.
Recommended offer
$131,600
(6.0% below list)
Questions for the listing agent
- It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.19% ✓
- Cap rate
- 6.37%
- Cash-on-cash
- 0.28%
- DSCR
- 1.01
- GRM
- 7.0
CMA / ARV
- ARV (median comp)
- $158,779
- List price
- $140,000
- Delta
- -11.83%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4381 W Mcnab Rd #20 | 0.39mi | 1/1.0 | 620 (-2%) | 2mo | $138,500 | $223 | 77 |
| 4401 W Mcnab Rd #22 | 0.40mi | 1/1.0 | 620 (-2%) | 4mo | $150,000 | $242 | 75 |
| 4541 W Mcnab Rd #17 | 0.51mi | 1/1.0 | 620 (-2%) | 0mo | $185,000 | $298 | 73 |
| 4201 W Mcnab Rd #15 | 0.21mi | 1/1.0 | 713 (+13%) | 8mo | $152,000 | $213 | 63 |
| 3020 NW 68th St | 0.61mi | 1/1.0 | 600 (-5%) | 4mo | $124,000 | $207 | 60 |
| 4441 W Mcnab Rd #22 | 0.43mi | 1/1.0 | 600 (-5%) | 26mo | $187,000 | $312 | 51 |
| 5200 NW 31st Ave #62 | 1.41mi | 1/1.0 | 702 (+11%) | 1mo | $148,000 | $211 | 46 |
| 4581 W Mcnab Rd #31 | 0.55mi | 1/1.0 | 600 (-5%) | 30mo | $160,000 | $267 | 46 |
| 301 Gardens Dr #103 | 0.88mi | 1/1.0 | 640 (+1%) | 26mo | $175,000 | $273 | 43 |
| 1227 SW 46th Ave #314 | 0.71mi | 1/1.0 | 785 (+24%) | 1mo | $198,000 | $252 | 41 |
| 119 Gardens Dr #203 | 0.74mi | 1/1.0 | 680 (+7%) | 23mo | $176,500 | $260 | 34 |
| 1225 SW 46th Ave #202 | 0.73mi | 1/1.0 | 785 (+24%) | 30mo | $204,000 | $260 | 21 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -20.3%
- Equity multiple
- 0.32×
- Total profit
- $-26,759
- Equity at exit
- $20,874
10-year hold
- IRR
- -26.6%
- Equity multiple
- -0.03×
- Total profit
- $-40,506
- Equity at exit
- $12,105
Cash invested: $39,200 (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.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33069
- Home prices YoY
- -1.1%
- Rents YoY
- -0.3%
- Active inventory
- 587
- Price-to-rent
- 7.0×
Monthly cashflow live
↻
- Estimated rent
- $1,671 high interval (Pro) →
- Mortgage (P&I)
- −$734
- Tax est. 1.5%
- −$175 /mo · $2,100/yr
- Insurance
- −$58
- HOA
- −$343
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$351
- Net cashflow
- $9
Break-even live
Break-even rent
$1,659
Max offer price
$140,000
Occupancy floor
94%
Sensitivity live
| Price | -10% $106 | -5% $58 | +0% $9 | +5% $-39 | +10% $-88 |
|---|---|---|---|---|---|
| Rent | -10% $-123 | -5% $-57 | +0% $9 | +5% $75 | +10% $141 |
| Rate | -1.0pp $80 | -0.5pp $45 | base $9 | +0.5pp $-27 | +1.0pp $-64 |
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
- $35,000
- Closing costs
- $4,200
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3985 W McNab Rd Unit A103 Pompano Beach, FL | 1.0 | 1.0 | 633 | $1,600 | $2.53 | 83d | 1 | 0.21mi |
| 4221 W McNab Rd #26 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,625 | $2.62 | 67d | 1 | 0.24mi |
| 4221 W McNab Rd #35 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,580 | $2.63 | 41d | 1 | 0.24mi |
| 4221 W McNab Rd #26 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,600 | $2.58 | 56d | 1 | 0.24mi |
| 4241 W McNab Rd #27 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,600 | $2.58 | 88d | 1 | 0.26mi |
| 4301 W McNab Rd Pompano Beach, FL | 3.0 | 1.0–2.0 | 815 | $1,765 | $2.17 | 11d | 1 | 0.30mi |
| 4281 W McNab Rd Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 831 | $1,669 | $2.01 | 120d | 2 | 0.30mi |
| 4361 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,600 | $2.67 | 45d | 1 | 0.34mi |
| 4361 W McNab Rd #13 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,650 | $2.75 | 98d | 1 | 0.34mi |
| 4361 W McNab Rd #13 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,650 | $2.75 | 99d | 1 | 0.34mi |
| 4401 W McNab Rd #30 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,650 | $2.66 | 120d | 1 | 0.38mi |
| 4401 W McNab Rd Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 800 | $1,500 | $1.88 | 11d | 2 | 0.38mi |
| 4481 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 535 | $1,512 | $2.83 | 10d | 2 | 0.44mi |
| 4481 W McNab Rd #19 Pompano Beach, FL | 1.0 | 1.0 | 470 | $1,550 | $3.30 | 2d | 1 | 0.44mi |
| 4481 W McNab Rd #37 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,650 | $2.75 | 120d | 1 | 0.44mi |
| 4481 W McNab Rd #37 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,550 | $2.58 | 27d | 1 | 0.44mi |
| 4521 W McNab Rd #16 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,600 | $2.58 | 6d | 1 | 0.46mi |
| 4521 W McNab Rd #30 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,700 | $2.74 | 117d | 1 | 0.46mi |
| 4521 W McNab Rd #30 Pompano Beach, FL | 1.0 | 1.0 | 620 | $1,700 | $2.74 | 97d | 1 | 0.46mi |
| 8601 W McNab Rd Pompano Beach, FL | — | 1.0 | 598 | $1,836 | $3.07 | 67d | 1 | 0.52mi |
| 8601 W McNab Rd Pompano Beach, FL | — | 1.0 | 598 | $1,736 | $2.90 | 59d | 1 | 0.52mi |
| 4581 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 535 | $1,595 | $2.98 | 84d | 3 | 0.53mi |
| 4581 W McNab Rd Pompano Beach, FL | 1.0 | 1.0 | 535 | $1,595 | $2.98 | 112d | 2 | 0.53mi |
| 4581 W McNab Rd #20 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,490 | $2.48 | 35d | 1 | 0.53mi |
| 4581 W McNab Rd #20 Pompano Beach, FL | 1.0 | 1.0 | 600 | $1,640 | $2.73 | 116d | 1 | 0.53mi |
| 4581 W McNab Rd #12 Pompano Beach, FL | 1.0 | 1.0 | 470 | $1,625 | $3.46 | 78d | 1 | 0.53mi |
| 3050 NW 68th St Unit 1101 Fort Lauderdale, FL | 1.0 | 1.0 | 710 | $2,000 | $2.82 | 120d | 1 | 0.55mi |
| 107 Gardens Dr #205 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,700 | $2.50 | 74d | 1 | 0.61mi |
| 109 Gardens Dr #202 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,800 | $2.65 | 103d | 1 | 0.64mi |
| 109 Gardens Dr #104 Pompano Beach, FL | 1.0 | 1.0 | 640 | $1,850 | $2.89 | 41d | 1 | 0.64mi |
| 109 Gardens Dr #202 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,800 | $2.65 | 109d | 1 | 0.64mi |
| 114 Gardens Dr #104 Pompano Beach, FL | 1.0 | 1.0 | 640 | $1,699 | $2.65 | 63d | 1 | 0.66mi |
| 508 Gardens Dr #202 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,750 | $2.57 | 84d | 1 | 0.84mi |
| 303 Gardens Dr #206 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,650 | $2.43 | 88d | 1 | 0.86mi |
| 303 Gardens Dr #206 Pompano Beach, FL | 1.0 | 1.0 | 680 | $1,800 | $2.65 | 113d | 1 | 0.86mi |
| 2401 NW 52nd St Tamarac, FL | 1.0 | 1.0 | 735 | $1,600 | $2.18 | 35d | 1 | 1.36mi |
| 5600 SW 12th St North Lauderdale, FL | 1.0–3.0 | 1.0–2.0 | 892 | $1,750 | $1.96 | 114d | 3 | 1.45mi |
| 5200 NW 31st Ave Fort Lauderdale, FL | 1.0–2.0 | 1.0–2.5 | 867 | $1,600 | $1.85 | 0d | 8 | 1.46mi |
| 5200 NW 31st Ave Fort Lauderdale, FL | 1.0–2.0 | 1.0–2.5 | 867 | $1,700 | $1.96 | 6d | 7 | 1.46mi |
| 5200 NW 31st Ave Fort Lauderdale, FL | 1.0–2.0 | 1.0–2.5 | 867 | $1,700 | $1.96 | 37d | 7 | 1.46mi |
Property features AI
Finance
- Financial info
- Pets allowed
- HOA & community
- Monthly association feeAssociation fee includes common areas, structure maintenance, sewer, trashCommunity amenities: clubhouse, community kitchen, fitness center, barbecue, picnic area, pool, tennis courts
Exterior
- Parking
- Assigned parkingGuest parking
- Utilities
- Utilities available: sewer, trash (included in association fee)
- Home design
- 3 storiesEntry at level 1
- Construction
- Block constructionResale property
- Exterior features
- Association poolHas a viewProperty attached (townhome/row configuration implied)
Interior
- Kitchen
- Electric rangeDisposalMicrowaveRefrigerator
- Bedrooms
- Bedroom located on the main level
- Flooring
- Tile
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Bedroom on main levelFirst-floor entryTile flooring
HOA detail $343/mo · $4,116/yr condo
- Likely covers
- pool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-23days on market $140,000 Active 81 DOM
-
2026-08-22days on market $140,000 Active 80 DOM
-
2026-08-21days on market $140,000 Active 79 DOM
-
2026-08-20days on market $140,000 Active 78 DOM
-
2026-08-19days on market $140,000 Active 77 DOM
-
2026-08-18days on market $140,000 Active 76 DOM
-
2026-08-17days on market $140,000 Active 75 DOM
-
2026-08-16days on market $140,000 Active 74 DOM
-
2026-08-15days on market $140,000 Active 73 DOM
-
2026-08-14days on market $140,000 Active 72 DOM
-
2026-08-13days on market $140,000 Active 71 DOM
-
2026-08-12days on market $140,000 Active 70 DOM
-
2026-08-11days on market $140,000 Active 69 DOM
-
2026-08-10days on market $140,000 Active 68 DOM
-
2026-08-09days on market $140,000 Active 67 DOM
-
2026-08-08days on market $140,000 Active 66 DOM
-
2026-08-06days on market $140,000 Active 64 DOM
-
2026-08-05days on market $140,000 Active 63 DOM
-
2026-08-03days on market $140,000 Active 61 DOM
-
2026-07-31days on market $140,000 Active 58 DOM
-
2026-07-28days on market $140,000 Active 55 DOM
-
2026-07-26days on market $140,000 Active 53 DOM
-
2026-07-24days on market $140,000 Active 51 DOM
-
2026-07-23days on market $140,000 Active 50 DOM
-
2026-07-22days on market $140,000 Active 49 DOM
-
2026-07-21days on market $140,000 Active 48 DOM
-
2026-07-20days on market $140,000 Active 47 DOM
-
2026-07-18days on market $140,000 Active 44 DOM
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2026-07-16days on market $140,000 Active 43 DOM
-
2026-07-15days on market $140,000 Active 42 DOM
-
2026-07-14days on market $140,000 Active 41 DOM
-
2026-07-13days on market $140,000 Active 40 DOM
-
2026-07-13days on market $140,000 Active 39 DOM
-
2026-07-11days on market $140,000 Active 38 DOM
-
2026-07-10days on market $140,000 Active 37 DOM
-
2026-07-09days on market $140,000 Active 36 DOM
-
2026-07-07days on market $140,000 Active 34 DOM
-
2026-07-06days on market $140,000 Active 33 DOM
-
2026-07-06days on market $140,000 Active 32 DOM
-
2026-07-05days on market $140,000 Active 31 DOM
-
2026-07-04price $140,000 Active 30 DOM
-
2026-07-03days on market $160,000 Active 30 DOM
-
2026-07-02days on market $160,000 Active 29 DOM
-
2026-07-01days on market $160,000 Active 28 DOM
-
2026-06-30days on market $160,000 Active 27 DOM
-
2026-06-29days on market $160,000 Active 26 DOM
-
2026-06-28days on market $160,000 Active 25 DOM
-
2026-06-27days on market $160,000 Active 24 DOM
-
2026-06-26days on market $160,000 Active 23 DOM
-
2026-06-24days on market $160,000 Active 21 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,046
- − Mortgage interest
- −$7,842
- − Property taxes
- −$2,100
- − Insurance
- −$700
- − Repairs & maintenance
- −$1,604
- − Management
- −$1,604
- − HOA
- −$4,116
- − Depreciation
- −$4,073
- Taxable loss
- −$1,992
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$478
- After-tax cash flow
- $589/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 · 1 photo
75/100
Cosmetic rehab
Est. rehab $3,165–$9,495 screening
This move-in-ready 1-bedroom condo features a beautiful lake view and resort-style amenities. Minor updates to exterior and interior could further enhance its value.
Value-add opportunities
- Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment ↑
- Both New flooring in kitchen and bathroom — Improves functionality and aesthetics ↑
- Both New window treatments — Enhances curb appeal and interior aesthetics ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 27/100
Zoned Schools
Elementary
Cypress Elementary School
F
FL #1,951/2,144
Nat'l #28,175/41,679
Middle
Pompano Beach Middle School
F
FL #421/571
Nat'l #7,581/14,009
High
Blanche Ely High School
F
FL #570/667
Nat'l #14,759/17,239
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
B
Composite livability gradescore 74/100
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 · 2,207,033 people
- City population
- 155,861
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 29,145
- Household income
- $59,683
- Rent vs Own
- Severe rent burden
- 12% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-17.6% since first listed7 events — show timeline
- 2026-07-03 Price Changed $140,000 MARMLS
- 2026-06-02 Listed $160,000 MARMLS
- 2026-04-14 Listing Removed — MARMLS
- 2026-01-21 Price Changed $160,000 MARMLS
- 2025-11-20 Price Changed $165,500 MARMLS
- 2025-07-16 Price Changed $167,500 MARMLS
- 2025-06-12 Listed $170,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…