1050 E Sample Rd #208 · Pompano Beach, FL 33064

$115,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 28 Days on market

Built 1964 $144/mo HOA · 8% 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 +29.5/30.0
• 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

Welcome to this 1 bedroom/1 bathroom condo located in the well-maintened Haven House Condominium in Pompano Beach. This unit is a great fixer upper opportunity for buyers looking for future rental income or a primary residence to remodel. While condo association does not allow rentals during the first year of ownership, sellers offer one year of condo fees to the buyers as a credit. The condo offers a comfortable layout and is situated in a convenient location close to beaches, shopping, dining, and major roadways. Haven House is a desirable community known for its peaceful atmosphere and prime Pompano Beach location. Whether you're planning ahead for an investment property or securing a fu

Key facts

• Convenient location
• Peaceful atmosphere
• Prime location

Tags

• HAVEN HOUSE CONDOMINIUM
• POMPANO BEACH
• FIXER UPPER OPPORTUNITY
• CONVENIENT LOCATION
• PEACEFUL ATMOSPHERE
• PRIME LOCATION

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $144; Association covers ground and structure maintenance and parking; Community clubhouse, laundry facilities, and elevators

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Electric cooling
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Open porch

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling
• Interior features: Bedroom on main level; Ceramic tile flooring
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: schools D+, 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.
• Market conditions: Rents rising (+1.8%/yr); 591 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) 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.
• Current owner paid $22k; list at $115k implies a 423% gain — meaningful room to come down on a strong offer.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 5.6

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $5,468
• Equity at exit: $17,147

10-year hold

• IRR: 12.7%
• Equity multiple: 1.94×
• Total profit: $30,329
• Equity at exit: $9,943

Cash invested: $32,200 (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.

Methodology + full state rankings →

ZIP-level market 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 591
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$603
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$48
• HOA: −$144
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $410

Break-even live

Break-even rent $1,204

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	24d	1	0.08mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	14d	1	0.11mi
1480 E Sample Rd Pompano Beach, FL	1.0	1.0	640	$1,550	$2.42	14d	2	0.33mi
1480 E Sample Rd #207 Pompano Beach, FL	1.0	1.0	640	$1,600	$2.50	24d	1	0.33mi
1330 NE 41st Dr #2 Pompano Beach, FL	1.0	1.0	400	$1,750	$4.38	10d	1	0.57mi
1671 NE 33rd St Apt 1 Pompano Beach, FL	1.0	1.0	750	$1,650	$2.20	24d	1	0.58mi
1671 NE 33rd St Unit 3 Pompano Beach, FL	2.0	2.0	750	$2,200	$2.93	24d	1	0.58mi
1751 NE 31st St Pompano Beach, FL	1.0	1.0	642	$1,595	$2.48	14d	1	0.71mi
1512 NE 28th St Pompano Beach, FL	2.0	1.0	624	$2,500	$4.01	24d	1	0.73mi
2900 NE 17th Ave Pompano Beach, FL	1.0	1.0	650	$1,745	$2.68	11d	1	0.74mi
2633 NE 13th Ave Unit 1 Pompano Beach, FL	2.0	1.0	650	$2,300	$3.54	20d	1	0.79mi
1901 NE 29th St #2 Lighthouse Point, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.87mi
3700 NE 22nd Ave Unit 3720-11 Lighthouse Point, FL	1.0	1.0	650	$1,825	$2.81	24d	1	0.98mi
2120 NE 41st St Unit C Lighthouse Point, FL	1.0	1.0	650	$1,675	$2.58	24d	1	1.01mi
2115 NE 42nd Ct Unit 206N Lighthouse Point, FL	1.0	1.0	560	$1,600	$2.86	24d	1	1.11mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	1.17mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	14d	1	1.17mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,110	$2.18	1d	9	1.19mi
341 NW 35th Ct Unit 1 Pompano Beach, FL	—	1.0	655	$1,300	$1.98	24d	1	1.22mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,650	$1.99	24d	1	1.23mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	1.26mi
2234 NE 27th St Lighthouse Point, FL	1.0	1.0	500	$2,250	$4.50	24d	1	1.28mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	21d	1	1.28mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$1,982	$2.81	2d	16	1.29mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	14d	1	1.32mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	1.37mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	14d	4	1.44mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	1.48mi

HOA detail condo

• Monthly dues: $144 · $1,728/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-13
   statusdays on market $115,000 Pending 28 DOM
2. 2026-06-09
   days on market $115,000 Active 26 DOM
3. 2026-06-08
   days on market $115,000 Active 25 DOM
4. 2026-06-07
   days on market $115,000 Active 24 DOM
5. 2026-06-04
   days on market $115,000 Active 21 DOM
6. 2026-06-03
   days on market $115,000 Active 20 DOM
7. 2026-06-02
   days on market $115,000 Active 19 DOM
8. 2026-06-01
   days on market $115,000 Active 18 DOM
9. 2026-05-31
   days on market $115,000 Active 17 DOM
10. 2026-05-14
    listed $115,000 Active
11. 2026-01-21
    status Pending
12. 2026-01-20
    historical
13. 2025-12-19
    listed $115,000 Active
14. 1998-07-23
    soldstatus $22,000
15. 1965-12-01
    soldstatus $8,300

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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: $20,674
• − Mortgage interest: −$6,442
• − Property taxes: −$1,871
• − Insurance: −$575
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$1,728
• − Depreciation: −$3,345
• Taxable income: $3,405
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $4,104/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

+1285.5% since first listed

6 events — show timeline

• 2026-05-14 Listed $115,000 MARMLS
• 2026-01-21 Pending — MARMLS
• 2026-01-20 Listing Removed — MARMLS
• 2025-12-19 Listed $115,000 MARMLS
• 1998-07-23 Sold (Public Records) $22,000 Public Records
• 1965-12-01 Sold (Public Records) $8,300 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,871 · +9.2% YoY. Source: county tax records.