707 Gardens Dr #101 · Pompano Beach, FL 33069

$170,000

2 bd · 2.0 ba · 980 sqft · Condo public records · 44 Days on market

Built 1986 $415/mo HOA · 21% 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 +8.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0

Listing remarks

Corner unit with tranquil canal views in a prime location. This 2-bedroom residence features a spacious primary suite with walk-in closet, an open-concept living area filled with natural light, and a well-appointed kitchen with ample cabinetry, modern appliances, and durable laminate flooring. Full-size washer and dryer in-unit for ultimate convenience. Assigned parking directly in front of the unit for easy access. Investor-friendly — lease permitted in the first year of ownership. Resort-style community amenities include a swimming pool, tennis courts, and beautifully maintained grounds. Ideally located near shopping, dining, and major highways for effortless commuting.

Key facts

• Swimming pool
• Assigned parking
• Canal views

Tags

• CANAL VIEWS
• OPEN-CONCEPT LIVING AREA
• WELL-APPOINTED KITCHEN
• FULL-SIZE WASHER AND DRYER
• ASSIGNED PARKING
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Monthly HOA fee of $415; HOA covers grounds and structure maintenance, sewer, trash, common areas, and pool service; Community amenities include basketball court, clubhouse, parking, pool, and security; Pets allowed (with number and size limits)

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security patrol
• Utilities: Cable not available
• Home design: Condominium; 2-story building; First floor entry; Faces northwest; Resale condition
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Waterfront: Yes (no specific waterfront features listed); West of US-1 road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (15.8% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $143k (15.8% 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: Cypress Elementary School (math 26% / reading 30%, grade F, #1,951 of 2,144 statewide, top 91%, 740 students, 80% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% FRL); Blanche Ely High School (math 7% / reading 29%, grade F, #570 of 667 statewide, top 86%, 1,906 students, 75% FRL) — zoned schools average 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

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 44 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $170k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $143,064 (15.8% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 7.2

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: -27.7%
• Equity multiple: 0.10×
• Total profit: $-42,680
• Equity at exit: $25,348

10-year hold

• IRR: -56.5%
• Equity multiple: -0.48×
• Total profit: $-70,547
• Equity at exit: $14,698

Cash invested: $47,600 (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: 438
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$891
• Tax from tax record: −$333 /mo · $3,998/yr
• Insurance: −$71
• HOA: −$415
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-152

Break-even live

Break-even rent $2,165

Max offer price $143,064

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	5d	1	0.07mi
715 Gardens Dr Pompano Beach, FL	2.0	2.0	1000	$2,150	$2.15	22d	1	0.07mi
303 Gardens Dr #206 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	17d	1	0.07mi
512 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	830	$1,900	$2.29	8d	1	0.08mi
514 Gardens Dr #101 Pompano Beach, FL	2.0	2.0	830	$2,000	$2.41	24d	1	0.10mi
717 Gardens Dr #201 Pompano Beach, FL	2.0	2.0	930	$2,100	$2.26	24d	1	0.11mi
304 Gardens Dr Pompano Beach, FL	2.0	2.0	900	$1,950	$2.17	24d	1	0.12mi
503 Gardens Dr #202 Pompano Beach, FL	2.0	1.0	880	$1,900	$2.16	24d	1	0.15mi
508 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	2d	1	0.19mi
606 Gardens Dr Pompano Beach, FL	2.0	2.0	1090	$2,200	$2.02	5d	1	0.24mi
407 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.25mi
115 Gardens Dr #202 Pompano Beach, FL	2.0	2.0	1090	$1,950	$1.79	24d	1	0.27mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	4d	1	0.32mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	24d	1	0.32mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	14d	1	0.33mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	8d	1	0.33mi
107 Gardens Dr #205 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	2d	1	0.34mi
1261 SW 46th Ave #2016 Pompano Beach, FL	1.0	1.0	785	$1,600	$2.04	13d	1	0.35mi
1253 SW 46th Ave #1608 Pompano Beach, FL	1.0	1.0	785	$1,699	$2.16	24d	1	0.36mi
1263 SW 46th Ave #2109 Pompano Beach, FL	2.0	1.0	903	$2,000	$2.21	15d	1	0.37mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	22d	1	0.38mi
1267 SW 46th Ave #2315 Pompano Beach, FL	1.0	1.0	785	$1,490	$1.90	4d	1	0.39mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	21d	1	0.41mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	17d	2	0.41mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,600	$2.99	3d	3	0.41mi
1281 SW 46th Ave #2514 Pompano Beach, FL	1.0	1.0	813	$1,650	$2.03	22d	1	0.41mi
1281 SW 46th Ave Pompano Beach, FL	1.0	1.0	813	$1,650	$2.03	24d	1	0.41mi
1245 SW 46th Ave #1204 Pompano Beach, FL	1.0	1.0	813	$1,675	$2.06	2d	1	0.43mi
1245 SW 46th Ave #1215 Pompano Beach, FL	1.0	1.0	813	$2,000	$2.46	24d	1	0.43mi
4561 W McNab Rd #21 Pompano Beach, FL	2.0	1.0	800	$1,895	$2.37	24d	1	0.43mi
1949 Cove Lake Rd North Lauderdale, FL	1.0	1.0	760	$2,045	$2.69	19d	1	0.43mi
1949 Cove Lake Rd North Lauderdale, FL	2.0	2.0	1094	$2,445	$2.23	24d	1	0.43mi
1285 SW 46th Ave #2709 Pompano Beach, FL	1.0	1.0	785	$1,600	$2.04	24d	1	0.44mi
4541 W McNab Rd Pompano Beach, FL	2.0	2.0	980	$2,075	$2.12	24d	2	0.44mi
1243 SW 46th Ave #1111 Pompano Beach, FL	1.0	1.0	813	$1,550	$1.91	3d	1	0.45mi
1243 SW 46th Ave #1111 Pompano Beach, FL	1.0	1.0	813	$1,550	$1.91	4d	1	0.45mi
1227 SW 46th Ave #303 Pompano Beach, FL	1.0	1.0	785	$1,550	$1.97	24d	1	0.46mi
1200 SW 52nd Ave North Lauderdale, FL	3.0	2.0	1027	$2,100	$2.04	24d	1	0.46mi
1231 SW 46th Ave #505 Pompano Beach, FL	1.0	1.0	813	$1,700	$2.09	8d	1	0.47mi
1241 SW 46th Ave #1006 Pompano Beach, FL	2.0	2.0	1073	$1,900	$1.77	24d	1	0.47mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: landscapingpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   status Active
3. 2026-05-11
   price $170,000
4. 2026-04-21
   status Pending
5. 2026-03-16
   price $205,000
6. 2026-02-26
   listed $215,000 Active
7. 2000-06-09
   soldstatus $68,000
8. 1987-02-01
   soldstatus $64,000

ⓘ 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: $3,998 · $333/mo
• Projected year-2 tax: $3,998 · $333/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 1/10 Low FEMA zone X (shaded) · 0% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,666
• − Mortgage interest: −$9,523
• − Property taxes: −$3,998
• − Insurance: −$850
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$4,980
• − Depreciation: −$4,945
• Taxable loss: −$4,417
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $-770/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): 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

+165.6% since first listed

8 events — show timeline

• 2026-05-14 Pending — Beaches MLS
• 2026-05-11 Relisted — Beaches MLS
• 2026-05-11 Price Changed $170,000 Beaches MLS
• 2026-04-21 Pending — Beaches MLS
• 2026-03-16 Price Changed $205,000 Beaches MLS
• 2026-02-26 Listed $215,000 Beaches MLS
• 2000-06-09 Sold (Public Records) $68,000 Public Records
• 1987-02-01 Sold (Public Records) $64,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $3,998 · +3.2% YoY. Source: county tax records.