4055 W Mcnab Rd Unit H112 · Pompano Beach, FL 33069

$160,000

1 bd · 1.0 ba · 633 sqft · Condo · 18 Days on market

Built 1992 Good condition $343/mo HOA · 20% of rent ↓ 6% since listing

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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 +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• DSCR +2.8/10.0
• Rent growth +2.4/5.0

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

• FIRST-FLOOR UNIT
• LAKE VIEW
• SCREENED-IN PATIO
• COMMUNITY AMENITIES
• CLUBHOUSE
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association fee includes common areas, structure maintenance, sewer, trash; Community amenities: clubhouse, community kitchen, fitness center, barbecue, picnic area, pool, tennis courts

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Utilities available: sewer, trash (included in association fee)
• Home design: 3 stories; Entry at level 1
• Construction: Block construction; Resale property
• Exterior features: Association pool; Has a view; Property attached (townhome/row configuration implied)

Interior

• Kitchen: Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First-floor entry; Tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 $1k of loan paydown is wiped out by about $5k 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 18 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $145,362 (9.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 7.8

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: -25.2%
• Equity multiple: 0.17×
• Total profit: $-37,132
• Equity at exit: $23,857

10-year hold

• IRR: -41.7%
• Equity multiple: -0.32×
• Total profit: $-58,988
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$343
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-101

Break-even live

Break-even rent $1,834

Max offer price $145,362

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-46	+0% $-101	+5% $-156	+10% $-212
Rent	-10% $-236	-5% $-169	+0% $-101	+5% $-34	+10% $34
Rate	-1.0pp $-21	-0.5pp $-60	base $-101	+0.5pp $-143	+1.0pp $-185

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: $40,000
• Closing costs: $4,800
• 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	19d	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	5d	1	0.34mi
4401 W McNab Rd #16 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	1d	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	5d	3	0.53mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	19d	2	0.53mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	23d	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	16d	1	0.64mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	10d	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	21d	3	1.45mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$1,750	$2.02	10d	4	1.46mi
5501 SW 11th St Margate, FL	1.0–2.0	1.0	719	$1,550	$2.16	23d	4	1.46mi

HOA detail condo

• Monthly dues: $343 · $4,116/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $160,000 Active 18 DOM
2. 2026-06-18
   days on market $160,000 Active 15 DOM
3. 2026-06-17
   days on market $160,000 Active 14 DOM
4. 2026-06-16
   days on market $160,000 Active 13 DOM
5. 2026-06-15
   days on market $160,000 Active 12 DOM
6. 2026-06-13
   days on market $160,000 Active 10 DOM
7. 2026-06-09
   days on market $160,000 Active 6 DOM
8. 2026-06-08
   days on market $160,000 Active 5 DOM
9. 2026-06-07
   days on market $160,000 Active 4 DOM
10. 2026-06-04
    remarks 389-char remark
11. 2026-06-04
    listed $160,000 Active 1 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: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$4,116
• − Depreciation: −$4,655
• Taxable loss: −$3,739
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $-317/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

Good 75/100 Cosmetic rehab

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-5.9% since first listed

6 events — show timeline

• 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