777 S Federal Hwy Unit 218g · Pompano Beach, FL 33062

$198,000

2 bd · 2.0 ba · 1,035 sqft · Condo public records · 65 Days on market

Built 1971 $692/mo HOA · 23% of rent

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Why this score? — see what drove the C+ 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 +23.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover unparalleled waterfront living at 777 S Federal Hwy, Pompano Beach! This stunning 2-bedroom, 2-bath condo offers a coveted split bedroom layout and features breathtaking water views from the primary bedroom, living area and Balcony. 2025 NEW AC. Relax on your private balcony and soak in the million-dollar vistas. The community is revitalizing with a new roof, repainted buildings, and vibrant landscaping. Enjoy top-notch amenities including a 24-hour manned guard gate, 2 heated pools, sauna, hot tub, courtesy bus, fitness center, Storage. Conveniently located near top restaurants, shopping, and beaches.

Key facts

• Heated pools
• Fitness center
• Private balcony

Tags

• SPLIT BEDROOM LAYOUT
• PRIVATE BALCONY
• NEW ROOF
• 24-HOUR MANNED GUARD GATE
• HEATED POOLS
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Monthly HOA with amenities including clubhouse, pool, spa/hot tub, trash chute, and courtesy bus; HOA covers water, sewer, trash, elevator, roof repairs, and grounds maintenance

Exterior

• Parking: Assigned parking; Garage (1 space), covered
• Security: Security guard; Key card entry; Security fence; Smoke detectors
• Utilities: Cable available
• Home design: Condominium; Resale property; 3-story building; Waterfront property on the Intracoastal
• Construction: CBS construction
• Exterior features: Deck; Fenced

Interior

• Kitchen: Disposal; Dishwasher
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $198k.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.1% below list).
• Meets the 1% rule at list price ($3k rent vs $198k).
• Recommended offer: $186k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 8.5% 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 43% 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 $1k of loan paydown is wiped out by about $6k 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 65 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $198k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone AE (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 $185,953 (6.1% 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 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
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: 1.51% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 5.5

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: -24.7%
• Equity multiple: 0.20×
• Total profit: $-44,504
• Equity at exit: $29,522

10-year hold

• IRR: -54.9%
• Equity multiple: -0.36×
• Total profit: $-75,420
• Equity at exit: $17,119

Cash invested: $55,440 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,995 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$82
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$692
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-68

Break-even live

Break-even rent $3,081

Max offer price $185,953

Occupancy floor 97%

Sensitivity live

Price	-10% $44	-5% $-12	+0% $-68	+5% $-124	+10% $-180
Rent	-10% $-305	-5% $-186	+0% $-68	+5% $50	+10% $168
Rate	-1.0pp $32	-0.5pp $-18	base $-68	+0.5pp $-120	+1.0pp $-172

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	26d	1	0.09mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	5d	1	0.10mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	5d	3	0.11mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	17d	6	0.11mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	26d	6	0.11mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	26d	1	0.18mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	18d	1	0.38mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	17d	1	0.39mi
391 SE 15th Ave Pompano Beach, FL	3.0	2.0	1332	$5,000	$3.75	26d	1	0.39mi
1971 SE 5th Ct Unit 303E Pompano Beach, FL	2.0	2.0	960	$2,400	$2.50	24d	1	0.40mi
1971 SE 5th Ct Pompano Beach, FL	2.0	2.0	960	$2,050	$2.14	26d	2	0.41mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	26d	1	0.41mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	17d	1	0.41mi
1839 SE 4th St Pompano Beach, FL	2.0	2.5	1222	$3,800	$3.11	9d	1	0.45mi
2333 SE 5th St #2333 Pompano Beach, FL	3.0	2.5	1440	$3,200	$2.22	26d	1	0.48mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	26d	1	0.49mi
320 SE 11th Ave Pompano Beach, FL	3.0	2.0	1350	$2,250	$1.67	26d	1	0.56mi
160 SE 15th Ave Pompano Beach, FL	3.0	2.0	1500	$3,900	$2.60	22d	1	0.59mi
160 SE 15th Ave Pompano Beach, FL	2.0	1.0	1200	$2,800	$2.33	20d	1	0.59mi
160 SE 15th Ave Pompano Beach, FL	2.0	1.0	1200	$2,800	$2.33	1d	1	0.59mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	26d	1	0.62mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	26d	1	0.62mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	24d	1	0.62mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	26d	1	0.62mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	18d	1	0.64mi
8 SE 19th Ave #11 Pompano Beach, FL	2.0	1.0	842	$1,795	$2.13	26d	1	0.64mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	26d	1	0.67mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	9d	1	0.69mi
1201 S Riverside Dr #106 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	26d	1	0.69mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	26d	1	0.71mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	3d	1	0.71mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	26d	1	0.71mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	26d	1	0.72mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	13d	2	0.74mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	26d	1	0.74mi
3201 SE 12th St Unit B4 Pompano Beach, FL	2.0	2.0	1000	$2,400	$2.40	26d	1	0.75mi
23 NE 19th Ave Pompano Beach, FL	1.0	1.0	900	$2,500	$2.78	9d	1	0.75mi
797 S Riverside Dr Pompano Beach, FL	2.0	2.5	1328	$3,750	$2.82	1d	1	0.77mi
751 Pine Dr #101 Pompano Beach, FL	3.0	2.0	1200	$2,600	$2.17	26d	1	0.77mi
751 Pine Dr #104 Pompano Beach, FL	3.0	2.0	1200	$2,400	$2.00	7d	1	0.77mi

HOA detail condo

• Monthly dues: $692 · $8,304/yr
• Likely covers: waterlandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-04-15
   price $198,000
3. 2026-04-04
   price $215,000
4. 2025-10-30
   listed $229,000 Active
5. 1999-10-13
   soldstatus $90,000
6. 1981-04-01
   soldstatus $71,000
7. 1979-02-01
   soldstatus $57,000

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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 5/10 Major FEMA zone AE · 44% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,937
• − Mortgage interest: −$11,091
• − Property taxes: −$2,336
• − Insurance: −$6,108
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$8,304
• − Depreciation: −$5,760
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $1/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

+247.4% since first listed

7 events — show timeline

• 2026-05-15 Pending — Beaches MLS
• 2026-04-15 Price Changed $198,000 Beaches MLS
• 2026-04-04 Price Changed $215,000 Beaches MLS
• 2025-10-30 Listed $229,000 Beaches MLS
• 1999-10-13 Sold (Public Records) $90,000 Public Records
• 1981-04-01 Sold (Public Records) $71,000 Public Records
• 1979-02-01 Sold (Public Records) $57,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,336 · +4.0% YoY. Source: county tax records.