2751 Golf Blvd #2028 · Pompano Beach, FL 33064

$110,000

2 bd · 1.0 ba · 750 sqft · Condo public records · 99 Days on market

Built 1970 $245/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

this is a beautiful 2 /1 condo all updated 3 years a ago this condo very clean it don't need nothing bring your clothes and bathing suit and this condo come fully furnish , near restaurants , 2 miles from the beach close to all highways Saw grass express way all blvd, i-95 and Federal highway you have a gorgeous beach and restaurants nears by and you're over looking the golf course a small part 3 from your balcony and it is free with beautiful natural light very bright, bring all offer seller is motivated to sell can advertise on the internet

Key facts

• Near beach
• Near restaurants
• Close to highways

Tags

• OVERLOOKING GOLF COURSE
• NEAR RESTAURANTS
• NEAR BEACH
• CLOSE TO HIGHWAYS

Property features AI

Finance

• Other: Living area listed as 750 (sq. ft. omitted per instructions)
• Financial info: Pets allowed (cats OK); Senior community
• HOA & community: Association with $245 monthly fee; Association amenities: Billiard room, Clubhouse, Fitness center, Parking, Pool, Courtesy bus; Association fee covers: Maintenance (grounds), Trash, Water, Golf, Hot water, Reserve funds, Roof repairs, Pool service; Land lease: Yes (monthly fee applies)

Exterior

• Parking: Assigned parking; Detached garage; 1 garage space; 1 covered space
• Security: Fire alarm; Smoke detector(s); Other security features
• Utilities: Water service included in association fees; Electric service; Sewer (standard)
• Home design: Condominium; 2-story building; Second floor entry; Resale condition
• Construction: Block/CBS construction
• Exterior features: Second-floor entry; Not waterfront; Faces west; Road frontage west of US-1

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (electric, heat pump); Central air conditioning (electric)
• Interior features: Walk-in closet(s); Furnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Palmview Elementary School (math 24% / reading 41%, grade F, #1,787 of 2,144 statewide, top 84%, 532 students, 82% FRL); Crystal Lake Middle School (math 24% / reading 38%, grade F, #462 of 571 statewide, top 81%, 1,055 students, 74% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 591 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).
• This rent runs 34% of the median local income ($71k/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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $110k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.84% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.91
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.43×
• Total profit: $13,143
• Equity at exit: $16,401

10-year hold

• IRR: 18.8%
• Equity multiple: 2.47×
• Total profit: $45,127
• Equity at exit: $9,511

Cash invested: $30,800 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$577
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$46
• HOA: −$245
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $522

Break-even live

Break-even rent $1,361

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $584	-5% $553	+0% $522	+5% $491	+10% $460
Rent	-10% $362	-5% $442	+0% $522	+5% $602	+10% $682
Rate	-1.0pp $578	-0.5pp $550	base $522	+0.5pp $494	+1.0pp $465

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	25d	1	0.03mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	25d	1	0.11mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	0.11mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	12d	1	0.17mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	25d	1	0.17mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	25d	1	0.27mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	25d	1	0.27mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	25d	1	0.28mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	25d	1	0.34mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	25d	1	0.38mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	25d	1	0.40mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.40mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	25d	1	0.41mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	25d	1	0.47mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	25d	1	0.50mi
3281 E Golf Blvd #4 Pompano Beach, FL	2.0	1.5	1020	$2,200	$2.16	25d	1	0.52mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	25d	1	0.56mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	3d	16	0.61mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	25d	1	0.71mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.73mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	25d	1	0.73mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	25d	1	0.78mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,500	$2.80	22d	1	0.79mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	25d	1	1.02mi
1101 NE 23rd Pl Unit 1 Pompano Beach, FL	3.0	2.0	1117	$3,000	$2.69	25d	1	1.09mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	25d	1	1.11mi
2797 NE 12th Ave Pompano Beach, FL	2.0	1.0	817	$2,740	$3.35	8d	1	1.13mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	1.15mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	15d	1	1.15mi
2933 NE 12th Ter Pompano Beach, FL	2.0	1.0	824	$2,700	$3.28	25d	1	1.18mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	25d	1	1.18mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	1.19mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	25d	1	1.19mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	1.20mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	25d	1	1.20mi
2849 NE 13th Ave Pompano Beach, FL	3.0	2.0	972	$3,100	$3.19	25d	1	1.21mi
2849 NE 13th Ave Pompano Beach, FL	3.0	2.0	972	$3,200	$3.29	6d	1	1.21mi
2633 NE 13th Ave Unit 1 Pompano Beach, FL	2.0	1.0	650	$2,300	$3.54	21d	1	1.21mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	25d	1	1.22mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	25d	1	1.23mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Likely covers: internet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 99 DOM
2. 2026-06-17
   days on market $110,000 Active 98 DOM
3. 2026-06-16
   days on market $110,000 Active 97 DOM
4. 2026-06-15
   days on market $110,000 Active 96 DOM
5. 2026-06-13
   days on market $110,000 Active 94 DOM
6. 2026-06-09
   days on market $110,000 Active 90 DOM
7. 2026-06-07
   days on market $110,000 Active 88 DOM
8. 2026-06-04
   days on market $110,000 Active 85 DOM
9. 2026-06-03
   days on market $110,000 Active 84 DOM
10. 2026-06-02
    days on market $110,000 Active 83 DOM
11. 2026-06-01
    days on market $110,000 Active 82 DOM
12. 2026-05-31
    days on market $110,000 Active 81 DOM
13. 2026-04-21
    price $110,000
14. 2026-03-27
    price $115,000
15. 2026-03-02
    listed $118,000 Active
16. 2013-11-04
    soldstatus $48,500
17. 1999-11-02
    soldstatus $22,500
18. 1999-02-09
    soldstatus $20,000
19. 1997-01-01
    soldstatus $22,000
20. 1983-02-01
    soldstatus $42,500

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,486 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,258
• − Mortgage interest: −$6,162
• − Property taxes: −$2,486
• − Insurance: −$550
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − HOA: −$2,940
• − Depreciation: −$3,200
• Taxable income: $5,039
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $5,056/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): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+158.8% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $110,000 Beaches MLS
• 2026-03-27 Price Changed $115,000 Beaches MLS
• 2026-03-02 Listed $118,000 Beaches MLS
• 2013-11-04 Sold (Public Records) $48,500 Public Records
• 1999-11-02 Sold (Public Records) $22,500 Public Records
• 1999-02-09 Sold (Public Records) $20,000 Public Records
• 1997-01-01 Sold (Public Records) $22,000 Public Records
• 1983-02-01 Sold (Public Records) $42,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,486 · +6.4% YoY. Source: county tax records.