809 Putter Pl · Pompano Beach, FL 33069

$89,999

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 81 Days on market

Built 2003 $996/mo HOA · 40% 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 +29.8/30.0
• 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
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

MOTIVATED SELLER!! OFFERING CLOSING COST CONCESSION. This 2003, 40-ft double wide mobile home is located in the vibrant 55+ community of Golf View Estates, where residents enjoy resort-style amenities including two swimming pools, hot tub, sun deck, covered patio seating, private clubhouse, fitness center, men’s and women’s saunas, and shuffleboard, along with regular social gatherings and special events. The home features 2 bedrooms, 2 bathrooms, and a spacious Florida Room. The open floor plan offers a seamless flow between living, dining, and kitchen areas, enhanced by luxury vinyl plank flooring, central A/C, and abundant natural light. Additional features include a washer a

Key facts

• Two swimming pools
• Fitness center
• Private clubhouse

Tags

• RESORT STYLE AMENITIES
• TWO SWIMMING POOLS
• PRIVATE CLUBHOUSE
• FITNESS CENTER
• MEN'S AND WOMEN'S SAUNAS
• SHUFFLEBOARD

Property features AI

Finance

• Financial info: Pets allowed with size limits; Is a senior community
• HOA & community: Has association with monthly fee; Association amenities: Clubhouse, Fitness Center, Pool; Association fee covers grounds maintenance and trash

Exterior

• Parking: Carport (2 spaces); 2 covered spaces; Driveway parking; Guest parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One story; First floor entry; Faces east
• Construction: Resale condition
• Exterior features: Screened porch; Porch; Shed(s); Not waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Kitchen island
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Wall/window unit(s)
• Interior features: Kitchen island; Stacked bedroom layout; Furnished; Blinds, drapes and rods on windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Charles Drew Elementary School (math 33% / reading 28%, grade F, #1,862 of 2,144 statewide, top 88%, 433 students, 86% 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 78% FRL vs 51% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% 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); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,466/mo this rent would consume 50% of the median local household income ($60k/yr) (locally 1670% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 40% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $84,599 (6.0% below list)

Questions for the listing agent

1. 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?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.74% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 3.0

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: -11.4%
• Equity multiple: 0.61×
• Total profit: $-9,718
• Equity at exit: $13,419

10-year hold

• IRR: -25.5%
• Equity multiple: 0.26×
• Total profit: $-18,761
• Equity at exit: $7,781

Cash invested: $25,200 (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 33069

• Home prices YoY: -1.1%
• Rents YoY: -0.3%
• Active inventory: 445
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$996
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $178

Break-even live

Break-even rent $2,241

Max offer price $89,999

Occupancy floor 88%

Sensitivity live

Price	-10% $240	-5% $209	+0% $178	+5% $147	+10% $116
Rent	-10% $-17	-5% $81	+0% $178	+5% $276	+10% $373
Rate	-1.0pp $224	-0.5pp $201	base $178	+0.5pp $155	+1.0pp $131

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 NW 30th Ave Pompano Beach, FL	3.0	2.5	1428	$3,087	$2.16	0d	8	0.26mi
3392 NW 5th St Pompano Beach, FL	3.0	2.5	1446	$3,550	$2.46	4d	1	0.26mi
635 NW 30th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	4d	1	0.34mi
374 NW 31st Ave Pompano Beach, FL	3.0	1.0	1066	$2,600	$2.44	25d	1	0.38mi
2900 NW 8th St Pompano Beach, FL	3.0	2.0	1144	$2,600	$2.27	25d	1	0.43mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,577	$2.39	25d	35	0.43mi
100 NW 33rd Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1078	$2,705	$2.51	2d	20	0.43mi
3505 W Atlantic Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	879	$2,420	$2.75	3d	15	0.45mi
355 NW 30th Ter Pompano Beach, FL	3.0	3.0	1355	$3,275	$2.42	12d	1	0.46mi
355 NW 30th Ave Unit 0601 Pompano Beach, FL	3.0	2.5	1348	$3,275	$2.43	25d	1	0.46mi
305 NW 30th Ave Unit 305 Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	25d	1	0.48mi
1212 Bahama Bnd Coconut Creek, FL	2.0	2.0	938	$2,000	$2.13	25d	1	0.49mi
3360 NW 1st St Pompano Beach, FL	1.0	1.0	787	$2,230	$2.83	25d	1	0.49mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,595	$2.34	3d	1	0.49mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,693	$2.43	15d	1	0.49mi
1501 Cayman Way Unit C4 Coconut Creek, FL	2.0	2.0	1225	$1,850	$1.51	25d	1	0.50mi
1207 Bahama Bnd Unit E2 Coconut Creek, FL	1.0	1.5	819	$1,950	$2.38	25d	1	0.53mi
3850 NW 11th St Coconut Creek, FL	2.0	2.0	1403	$1,750	$1.25	21d	1	0.53mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	0d	2	0.57mi
1203 Bahama Bnd Coconut Creek, FL	2.0–3.0	2.0	1005	$1,950	$1.94	18d	2	0.57mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	8d	1	0.57mi
2713 NW 6th St Pompano Beach, FL	3.0	2.0	1283	$3,250	$2.53	25d	1	0.57mi
2726 NW 4th Ct Pompano Beach, FL	3.0	2.0	840	$2,600	$3.10	8d	1	0.60mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,750	$2.16	13d	2	0.62mi
1102 Bahama Bnd Coconut Creek, FL	1.0–2.0	1.0–2.0	812	$1,900	$2.34	25d	2	0.62mi
480 NW 27th Ave Pompano Beach, FL	2.0	2.5	1260	$2,800	$2.22	25d	1	0.64mi
1305 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$2,999	$2.22	25d	1	0.66mi
1313 NW 27th Ave Pompano Beach, FL	3.0	2.5	1348	$3,200	$2.37	25d	1	0.67mi
2720 NW 2nd St Pompano Beach, FL	3.0	2.0	1210	$2,700	$2.23	25d	1	0.67mi
3090 N Course Dr #601 Pompano Beach, FL	3.0	2.0	1500	$2,500	$1.67	25d	1	0.68mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	8d	1	0.68mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.68mi
1605 Abaco Dr Coconut Creek, FL	2.0	2.0	1362	$2,200	$1.61	25d	2	0.68mi
4401 Martinique Ct Unit B2 Coconut Creek, FL	2.0	2.0	1156	$2,750	$2.38	25d	1	0.68mi
4801 Martinique Pl Unit B2 Coconut Creek, FL	1.0	2.0	962	$1,500	$1.56	25d	1	0.69mi
2707 Nassau Bnd Unit H2 Coconut Creek, FL	2.0	2.0	1119	$2,050	$1.83	25d	1	0.70mi
4602 Martinique Way Unit H2 Coconut Creek, FL	2.0	2.0	1119	$1,750	$1.56	25d	1	0.72mi
4301 Martinique Cir Unit K1 Coconut Creek, FL	2.0	2.0	1156	$2,000	$1.73	25d	1	0.72mi
3091 N Course Dr #705 Pompano Beach, FL	2.0	2.0	1064	$2,000	$1.88	25d	1	0.72mi
3091 N Course Dr #303 Pompano Beach, FL	2.0	2.0	1064	$2,100	$1.97	5d	1	0.72mi

HOA detail

• Monthly dues: $996 · $11,952/yr
• Likely covers: poolgym

Listing history 2 events

1. 2026-05-31
   days on market $89,999 Active 81 DOM
2. 2025-07-28
   listed $89,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $29,593
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$2,274
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − HOA: −$11,952
• − Depreciation: −$2,618
• Taxable income: $1,622
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $1,749/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

1 event — show timeline

• 2025-07-28 Listed $89,999 Beaches MLS