1021 NE 24th Ave #4 · Pompano Beach, FL 33062

$219,000

2 bd · 1.0 ba · 763 sqft · Condo public records · 102 Days on market

Built 1968 $320/mo HOA · 14% 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL PRICED 2 BEDROOM CONDO, EAST OF US1, CLOSE TO SHOPPING, PARK, GOLF COURSE. FIRST FLOOR LOCATION, COMMUNITY POOL. NO RENTAL RESTRICTIONS, CAN RENT IMMEDIATELY. INTERIOR TILED THRU-OUT.

Key facts

• $320 HOA
• 4 parking spots
• Community pool

Tags

• NEWLY RENOVATED ELEVATOR
• BRAND NEW WASHER AND DRYERS
• IMPACT WINDOWS AND DOORS
• FRESH CONCRETE RESTORATION

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• Financial info: No land lease
• HOA & community: HOA with monthly fee; Association amenities include pool and maintenance; HOA fee: $320 per month; HOA fee covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, and pool service

Exterior

• Parking: Assigned parking for 4 vehicles
• Security: Closed-circuit cameras; Fire alarm
• Utilities: Has cooling (wall/window units)
• Home design: Condominium; Resale condition; 3-story building; Entry level: 1; East of US-1 frontage
• Construction: Block construction
• Exterior features: First-floor and third-floor entries; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Wall/window air conditioning units
• Interior features: Walk-in closets; Closed-circuit camera system; Fire alarm

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-7 ($-89/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $199k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 (-0.4%/yr); 851 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $7k 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 102 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago 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 $126k; list at $219k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $199,290 (9.0% 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 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.04% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 8.0

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-42,443
• Equity at exit: $32,654

10-year hold

• IRR: -24.9%
• Equity multiple: -0.02×
• Total profit: $-62,572
• Equity at exit: $18,935

Cash invested: $61,320 (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 33062

• Rents YoY: -0.4%
• Active inventory: 851
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$254 /mo · $3,045/yr
• Insurance: −$91
• HOA: −$320
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-7

Break-even live

Break-even rent $2,295

Max offer price $217,684

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $55	+0% $-7	+5% $-69	+10% $-131
Rent	-10% $-188	-5% $-98	+0% $-7	+5% $83	+10% $173
Rate	-1.0pp $103	-0.5pp $48	base $-7	+0.5pp $-64	+1.0pp $-122

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 NE 24th Ave #12 Pompano Beach, FL	2.0	1.0	763	$1,700	$2.23	26d	1	0.01mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	26d	1	0.05mi
2400 NE 10th St #204 Pompano Beach, FL	2.0	2.0	904	$2,000	$2.21	13d	1	0.09mi
1100 NE 25th Ave Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	26d	1	0.10mi
2350 NE 14th Street Cswy Pompano Beach, FL	2.0	2.0	1080	$1,950	$1.81	26d	1	0.40mi
601 N Federal Hwy Pompano Beach, FL	1.0	1.0	962	$2,550	$2.65	9d	1	0.49mi
2589 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	4d	1	0.51mi
2521 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	9d	1	0.53mi
1340 NE 28th Ave #242 Pompano Beach, FL	2.0	2.0	1065	$2,800	$2.63	24d	1	0.55mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	13d	2	0.55mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	12d	2	0.55mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1065	$2,450	$2.30	26d	2	0.55mi
2879 NE 15th St Pompano Beach, FL	2.0	2.5	1018	$2,650	$2.60	5d	1	0.55mi
2683 NE 15th St #2683 Pompano Beach, FL	2.0	2.0	1008	$2,800	$2.78	24d	1	0.56mi
2855 NE 15th St #2855 Pompano Beach, FL	2.0	2.5	1008	$2,700	$2.68	20d	1	0.57mi
2845 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,450	$2.43	26d	1	0.58mi
2731 NE 14th St Unit 812 Pompano Beach, FL	2.0	2.0	980	$2,250	$2.30	22d	1	0.59mi
2850 NE 14th Street Cswy Unit 308b Pompano Beach, FL	2.0	2.0	835	$2,200	$2.63	26d	1	0.59mi
2850 NE 14th Street Cswy Unit 210B Pompano Beach, FL	2.0	2.0	894	$1,900	$2.13	26d	1	0.59mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$4,100	$5.90	24d	2	0.60mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$5,100	$7.34	26d	2	0.60mi
2412 NE 4th St Pompano Beach, FL	2.0	1.0	1000	$2,600	$2.60	26d	1	0.60mi
2731 NE 14th Street Cswy #205 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.61mi
2731 NE 14th Street Cswy #103 Pompano Beach, FL	2.0	2.0	980	$2,195	$2.24	26d	1	0.61mi
2301 NE 16th St Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.62mi
208 N Federal Hwy Pompano Beach, FL	2.0	1.0–2.0	740	$3,374	$4.56	0d	29	0.64mi
999 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	975	$2,700	$2.77	15d	2	0.64mi
3201 NE 8th St #206 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	14d	1	0.65mi
2731 NE 14th Street Cswy #421 Pompano Beach, FL	2.0	2.0	980	$2,400	$2.45	26d	1	0.66mi
2900 NE 14th Street Cswy #514 Pompano Beach, FL	1.0	1.5	982	$2,200	$2.24	16d	1	0.66mi
3213 Colony Club Rd Unit 4-E Pompano Beach, FL	2.0	2.0	948	$2,490	$2.63	26d	1	0.67mi
906 N Riverside Dr Unit 1503946P Pompano Beach, FL	1.0	1.0	764	$3,034	$3.97	0d	1	0.67mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	16d	1	0.67mi
400 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.5–2.0	919	$2,800	$3.05	21d	4	0.68mi
275 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1117	$3,155	$2.82	0d	8	0.69mi
3220 NE 7th St Unit 2 Pompano Beach, FL	1.0	1.0	850	$2,150	$2.53	26d	1	0.69mi
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	26d	1	0.70mi
3220 NE 7th Pl Unit 3 Pompano Beach, FL	1.0	1.0	850	$2,150	$2.53	26d	1	0.71mi
3212 NE 9th St Unit A104 Pompano Beach, FL	1.0	1.0	630	$2,300	$3.65	26d	1	0.71mi
531 N Ocean Blvd #1203 Pompano Beach, FL	1.0	1.0	700	$2,600	$3.71	26d	1	0.73mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $219,000 Active 102 DOM
2. 2026-06-18
   days on market $219,000 Active 99 DOM
3. 2026-06-17
   days on market $219,000 Active 98 DOM
4. 2026-06-16
   days on market $219,000 Active 97 DOM
5. 2026-06-15
   days on market $219,000 Active 96 DOM
6. 2026-06-13
   days on market $219,000 Active 94 DOM
7. 2026-06-09
   days on market $219,000 Active 90 DOM
8. 2026-06-07
   days on market $219,000 Active 88 DOM
9. 2026-06-04
   days on market $219,000 Active 85 DOM
10. 2026-06-03
    days on market $219,000 Active 84 DOM
11. 2026-06-02
    days on market $219,000 Active 83 DOM
12. 2026-06-01
    days on market $219,000 Active 82 DOM
13. 2026-05-31
    days on market $219,000 Active 81 DOM
14. 2024-01-17
    listed $219,000 Active
15. 2022-04-15
    soldstatus $125,900
16. 2014-11-13
    historical
17. 2014-08-05
    price $100,000
18. 2014-05-27
    listed $105,000 Active
19. 2010-04-09
    soldstatus $39,700 188-char remark

    Show marketing remark (188 chars)

    WELL PRICED 2 BEDROOM CONDO, EAST OF US1, CLOSE TO SHOPPING, PARK, GOLF COURSE. FIRST FLOOR LOCATION, COMMUNITY POOL. NO RENTAL RESTRICTIONS, CAN RENT IMMEDIATELY. INTERIOR TILED THRU-OUT.

20. 2010-03-21
    historical 188-char remark

    Show marketing remark (188 chars)

    WELL PRICED 2 BEDROOM CONDO, EAST OF US1, CLOSE TO SHOPPING, PARK, GOLF COURSE. FIRST FLOOR LOCATION, COMMUNITY POOL. NO RENTAL RESTRICTIONS, CAN RENT IMMEDIATELY. INTERIOR TILED THRU-OUT.

21. 2010-03-01
    listed $37,900 188-char remark

    Show marketing remark (188 chars)

    WELL PRICED 2 BEDROOM CONDO, EAST OF US1, CLOSE TO SHOPPING, PARK, GOLF COURSE. FIRST FLOOR LOCATION, COMMUNITY POOL. NO RENTAL RESTRICTIONS, CAN RENT IMMEDIATELY. INTERIOR TILED THRU-OUT.

22. 2007-07-25
    soldstatus $172,000
23. 1988-07-01
    soldstatus $30,000

ⓘ 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: $3,045 · $254/mo
• Projected year-2 tax: $3,045 · $254/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: $27,433
• − Mortgage interest: −$12,267
• − Property taxes: −$3,045
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − HOA: −$3,840
• − Depreciation: −$6,371
• Taxable loss: −$3,575
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $768/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): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

+630.0% since first listed

10 events — show timeline

• 2024-01-17 Listed $219,000 Beaches MLS
• 2022-04-15 Sold (Public Records) $125,900 Public Records
• 2014-11-13 Listing Removed — MARMLS
• 2014-08-05 Price Changed $100,000 MARMLS
• 2014-05-27 Listed $105,000 MARMLS
• 2010-04-09 Sold (MLS) $39,700 Beaches MLS
• 2010-03-21 Listing Removed — Beaches MLS
• 2010-03-01 Listed $37,900 Beaches MLS
• 2007-07-25 Sold (Public Records) $172,000 Public Records
• 1988-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,045 · +3.1% YoY. Source: county tax records.