3212 NE 7th Pl #12 · Pompano Beach, FL 33062

$179,900

1 bd · 1.0 ba · 508 sqft · Condo public records · 102 Days on market

Built 1989 $150/mo HOA · 6% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Charming 1 bedroom, 1 bathroom corner unit, less than a block from A1A! Holiday Apartments is a small 2-story building right in the heart of Pompano Beach with a low association fee of only $450/quarter. Okay to lease. Onsite laundry facilities. Situated just a few blocks from Pompano Fishing Village, you will enjoy beach living at its finest including restaurants, shopping, entertainment and the fishing pier. Whether you’re searching for a weekend getaway, an investment opportunity, or a full-time escape, this condo delivers location, lifestyle and potential all in one package.

Key facts

• Corner unit
• $150 HOA
• 2 parking spots

Tags

• CORNER UNIT
• ONSITE LAUNDRY FACILITIES
• HEART OF POMPANO BEACH

Property features AI

Finance

• HOA & community: Association: Holiday Apartments; Association amenities include laundry; HOA fee $150 monthly covering sewer, trash and water; Community of 20 units; No pets allowed

Exterior

• Parking: Assigned parking; Two parking spaces total (one open space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One-level living within a 2-story building; Second floor entry
• Construction: Block construction; Flat roof
• Exterior features: Second-floor entry; Not waterfront; Faces south; Location east of US-1

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Terrazzo
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Has heating (other); Wall/window cooling units
• Interior features: Terrazzo flooring; Drapes with rods; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Pompano Beach Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 486 students, 83% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% 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 29% at this address vs 48% district-wide (-18 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 (-0.4%/yr); 850 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% 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 $5k 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 ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $180k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. 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?
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. 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: 1.30% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.4

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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-1,214
• Equity at exit: $26,824

10-year hold

• IRR: 5.5%
• Equity multiple: 1.35×
• Total profit: $17,472
• Equity at exit: $15,554

Cash invested: $50,372 (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: 850
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$943
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $545

Break-even live

Break-even rent $1,646

Max offer price $179,900

Occupancy floor 72%

Sensitivity live

Price	-10% $647	-5% $596	+0% $545	+5% $494	+10% $443
Rent	-10% $360	-5% $453	+0% $545	+5% $637	+10% $730
Rate	-1.0pp $636	-0.5pp $591	base $545	+0.5pp $498	+1.0pp $451

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 NE 7th Pl #10 Pompano Beach, FL	1.0	1.0	508	$1,850	$3.64	16d	1	0.02mi
531 N Ocean Blvd #1203 Pompano Beach, FL	1.0	1.0	700	$2,600	$3.71	25d	1	0.17mi
3208 NE 9th St Unit 1504009P Pompano Beach, FL	—	1.0	376	$3,004	$7.99	23d	1	0.19mi
3204 NE 9th St Unit 1503989P Pompano Beach, FL	2.0	1.0	440	$2,916	$6.62	4d	2	0.20mi
3212 NE 9th St Unit A104 Pompano Beach, FL	1.0	1.0	630	$2,300	$3.65	25d	1	0.20mi
525 N Ocean Blvd #1916 Pompano Beach, FL	1.0	1.0	700	$2,200	$3.14	16d	1	0.20mi
525 N Ocean Blvd #616 Pompano Beach, FL	1.0	1.0	700	$3,500	$5.00	25d	1	0.20mi
3205 NE 9th St Unit 1503950P Pompano Beach, FL	—	1.0	376	$2,700	$7.18	0d	1	0.22mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	16d	1	0.22mi
906 N Riverside Dr Unit 1503945P Pompano Beach, FL	—	1.0	527	$2,686	$5.10	21d	1	0.22mi
906 N Riverside Dr Unit 1504065P Pompano Beach, FL	—	1.0	527	$2,758	$5.23	17d	1	0.22mi
3220 NE 10th St #5 Pompano Beach, FL	1.0	1.0	560	$1,700	$3.04	25d	1	0.24mi
3203 NE 5th St Unit 1 Pompano Beach, FL	—	1.0	400	$2,200	$5.50	25d	1	0.25mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$5,100	$7.34	25d	2	0.28mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$4,100	$5.90	23d	2	0.28mi
400 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.5–2.0	919	$2,400	$2.61	21d	4	0.34mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,762	$3.15	25d	2	0.34mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,888	$3.37	12d	2	0.34mi
3230 NE 13th St Pompano Beach, FL	1.0	1.0	546	$3,450	$6.31	8d	2	0.42mi
3201 NE 14th Street Cswy #406 Pompano Beach, FL	1.0	1.0	650	$1,900	$2.92	16d	1	0.53mi
3220 NE 15th St Unit 2 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	25d	1	0.55mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	25d	1	0.55mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$3,200	$3.00	25d	6	0.57mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$2,800	$2.63	6d	7	0.57mi
3240 NE 16th St #3 Pompano Beach, FL	1.0	1.0	478	$1,750	$3.66	25d	1	0.62mi
3240 NE 16th St #7 Pompano Beach, FL	1.0	1.0	478	$1,700	$3.56	25d	1	0.62mi
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	25d	1	0.66mi
3210 Canal Dr Unit 6 Pompano Beach, FL	1.0	1.0	540	$1,960	$3.63	25d	1	0.67mi
3210 Canal Dr Unit 8 Pompano Beach, FL	1.0	1.0	540	$2,095	$3.88	25d	1	0.67mi
3210 Canal Dr Apt 7 Pompano Beach, FL	1.0	1.0	540	$1,970	$3.65	25d	1	0.67mi
3210 Canal Dr Unit 5 Pompano Beach, FL	1.0	1.0	540	$1,995	$3.69	25d	1	0.67mi
3208 Canal Dr Unit 4 Pompano Beach, FL	1.0	1.0	540	$1,950	$3.61	25d	1	0.68mi
1610 N Ocean Blvd #603 Pompano Beach, FL	1.0	1.0	740	$3,000	$4.05	25d	1	0.70mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	25d	1	0.73mi
1101 NE 23rd Ter Pompano Beach, FL	1.0	1.0	500	$1,600	$3.20	12d	1	0.74mi
1101 NE 23rd Ter Unit 4 Pompano Beach, FL	1.0	1.0	500	$1,550	$3.10	12d	1	0.74mi
3207 Marine Dr Unit A Pompano Beach, FL	1.0	1.0	700	$2,100	$3.00	25d	1	0.78mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$1,975	$2.98	12d	2	0.80mi
101 Briny Ave #806 Pompano Beach, FL	1.0	1.0	672	$2,500	$3.72	6d	1	0.82mi
101 Briny Ave #1005 Pompano Beach, FL	1.0	1.0	672	$3,000	$4.46	25d	1	0.82mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   pricedays on market $179,900 Active 102 DOM
2. 2026-06-18
   days on market $189,900 Active 99 DOM
3. 2026-06-17
   days on market $189,900 Active 98 DOM
4. 2026-06-16
   days on market $189,900 Active 97 DOM
5. 2026-06-15
   days on market $189,900 Active 96 DOM
6. 2026-06-13
   days on market $189,900 Active 94 DOM
7. 2026-06-09
   days on market $189,900 Active 90 DOM
8. 2026-06-07
   days on market $189,900 Active 88 DOM
9. 2026-06-04
   days on market $189,900 Active 85 DOM
10. 2026-06-03
    days on market $189,900 Active 84 DOM
11. 2026-06-02
    days on market $189,900 Active 83 DOM
12. 2026-06-01
    days on market $189,900 Active 82 DOM
13. 2026-05-31
    days on market $189,900 Active 81 DOM
14. 2026-05-22
    price $189,900
15. 2026-02-27
    listed $199,900 Active
16. 1999-11-16
    soldstatus $47,000

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$710/yr (+$59/mo · 90.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $28,027
• − Mortgage interest: −$10,077
• − Property taxes: −$783
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$1,800
• − Depreciation: −$5,233
• Taxable income: $3,952
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $5,592/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

+304.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $189,900 Beaches MLS
• 2026-02-27 Listed $199,900 Beaches MLS
• 1999-11-16 Sold (Public Records) $47,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $783 · +5.0% YoY. Source: county tax records.