804 Cypress Grove Ln #202 · Pompano Beach, FL 33069

$215,000

3 bd · 3.0 ba · 1,710 sqft · Condo public records · 38 Days on market

Built 1980 $991/mo HOA · 37% 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 +7.5/30.0
• 1% rule +7.5/10.0
• 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
• DSCR +1.6/10.0

Listing remarks

Cypress Grove at Palm Aire Country Club is a pet-friendly, meticulously maintained community often considered the crown jewel of Palm Aire. With residences that live more like east Broward single-family homes than typical condos, Unit 202 offers exceptional space and opportunity. Bright, clean, and ready for your vision, this 3-bedroom home features spacious living areas, ample closet space, en-suite laundry, and a screened patio. Residents enjoy two pools, clubhouses, scenic walking and biking paths, plus tennis, pickleball, racquetball, volleyball, a tot lot, and exercise pavilion. Minutes to shopping, dining, I-95, and the Turnpike. Association requires 20% down, 700 credit score, and no

Key facts

• Screened patio
• Community park
• Exercise pavilion

Tags

• SCREENED PATIO
• TWO POOLS
• COMMUNITY PARK
• EXERCISE PAVILION

Property features AI

Finance

• HOA & community: Association-managed community (PACC 12 managed by Campbell management); Quarterly association fee (fee amount listed); Association amenities include elevator(s), laundry, picnic area, playground, pool, shuffleboard court, spa/hot tub, storage, tennis courts, trash chute, bike storage, community room, heated pool, internet included, kitchen facilities, lobby, maintained community, street lights, security, maintenance, recreation facilities; Association fees cover cable TV, insurance, internet, grounds maintenance, pest control, security, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility and pool service; Pets allowed (size limit)

Exterior

• Parking: Assigned open parking (asphalt) with one open parking space; Guest parking available
• Security: Building security; Fire sprinkler system; Smoke detectors; Entry with phone/intercom
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Cable available; electricity, sewer and water connected
• Home design: Condominium unit in a one-story building; Entry level: 2; Faces west; Resale property
• Construction: CBS construction; Rolled/hot mop roof; Slab foundation; Built per plans
• Exterior features: City street frontage; Asphalt road surface; Publicly maintained road; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom (three total), two of which are on the main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Walk-in closets; Blinds on windows; Unfurnished
• Laundry & utility: Laundry closet located inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (22.3% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $167k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: Cypress Elementary School (math 26% / reading 30%, grade F, #1,951 of 2,144 statewide, top 91%, 740 students, 80% 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 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% 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 22d 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 $2,683/mo this rent would consume 54% 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 $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 38 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $166,985 (22.3% 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 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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. 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?
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: 1.25% ✓
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 6.7

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: -31.2%
• Equity multiple: 0.01×
• Total profit: $-59,415
• Equity at exit: $32,057

10-year hold

• IRR: -75.9%
• Equity multiple: -0.69×
• Total profit: $-101,987
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,683 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$90
• HOA: −$991
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-272

Break-even live

Break-even rent $3,027

Max offer price $166,985

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-211	+0% $-272	+5% $-333	+10% $-394
Rent	-10% $-484	-5% $-378	+0% $-272	+5% $-166	+10% $-60
Rate	-1.0pp $-164	-0.5pp $-217	base $-272	+0.5pp $-328	+1.0pp $-384

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Cypress Ter #203 Pompano Beach, FL	3.0	2.0	1500	$2,600	$1.73	26d	1	0.11mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	22d	1	0.12mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	4d	1	0.12mi
4421 W McNab Rd #26 Pompano Beach, FL	3.0	2.0	1160	$2,100	$1.81	26d	1	0.25mi
4341 W McNab Rd Pompano Beach, FL	2.0	1.0–2.0	974	$1,875	$1.93	0d	3	0.25mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	23d	1	0.25mi
4261 W McNab Rd #15 Pompano Beach, FL	2.0	2.0	1148	$1,900	$1.66	19d	1	0.27mi
804 Cypress Blvd #104 Pompano Beach, FL	3.0	2.5	1620	$3,200	$1.98	0d	1	0.29mi
804 Cypress Blvd #208 Pompano Beach, FL	3.0	2.5	1620	$2,500	$1.54	26d	1	0.29mi
801 Cypress Blvd Unit 107C Pompano Beach, FL	3.0	2.0	1575	$2,450	$1.56	26d	1	0.29mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,895	$2.33	18d	2	0.29mi
4241 W McNab Rd Pompano Beach, FL	2.0	2.0	1148	$2,400	$2.09	23d	1	0.31mi
4241 W McNab Rd #24 Pompano Beach, FL	2.0	2.0	1148	$1,850	$1.61	9d	1	0.31mi
1449 Banyan Cir Pompano Beach, FL	4.0	2.5	2030	$4,150	$2.04	26d	1	0.31mi
1241 SW 46th Ave #1006 Pompano Beach, FL	2.0	2.0	1073	$1,900	$1.77	26d	1	0.32mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	26d	1	0.32mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	5d	1	0.32mi
1000 SW 46th Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1026	$3,340	$3.25	0d	15	0.32mi
4191 Cypress Reach Ct #206 Pompano Beach, FL	2.0	2.0	1357	$2,300	$1.69	26d	1	0.34mi
6984 NW 30th Ave Fort Lauderdale, FL	2.0	2.0	1258	$2,800	$2.23	26d	1	0.34mi
115 Gardens Dr #202 Pompano Beach, FL	2.0	2.0	1090	$1,950	$1.79	26d	1	0.35mi
4200 Oaks Ter #104 Pompano Beach, FL	2.0	2.0	1112	$2,300	$2.07	26d	1	0.37mi
407 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,000	$1.85	26d	1	0.38mi
606 Gardens Dr Pompano Beach, FL	2.0	2.0	1090	$2,200	$2.02	7d	1	0.41mi
4261 W Palm Aire Dr #202 Pompano Beach, FL	3.0	3.0	1620	$2,750	$1.70	0d	1	0.42mi
4261 W Palm Aire Dr #204 Pompano Beach, FL	3.0	3.0	1620	$2,800	$1.73	26d	1	0.42mi
4261 W Palm Aire Dr Pompano Beach, FL	3.0	3.0	1620	$2,775	$1.71	12d	2	0.42mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	15d	1	0.43mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	14d	1	0.43mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	15d	1	0.47mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	26d	1	0.47mi
3033 NW 68th St Unit 12E Fort Lauderdale, FL	3.0	1.5	1170	$2,300	$1.97	14d	1	0.48mi
4035 W McNab Rd Unit 203F Pompano Beach, FL	3.0	2.0	1170	$2,325	$1.99	21d	1	0.48mi
3157 NW 69th Ct Fort Lauderdale, FL	4.0	2.0	1672	$3,700	$2.21	22d	1	0.49mi
3157 NW 69th Ct Unit 3157 Fort Lauderdale, FL	4.0	2.0	1672	$3,700	$2.21	5d	1	0.49mi
4035 W McNab Rd Pompano Beach, FL	2.0–3.0	1.5–2.0	1102	$2,325	$2.11	0d	2	0.50mi
4025 W McNab Rd Pompano Beach, FL	2.0–3.0	1.0–2.0	1127	$2,300	$2.04	7d	3	0.54mi
4021 N Cypress Dr Pompano Beach, FL	3.0	2.0	2075	$3,250	$1.57	26d	1	0.55mi
4015 W McNab Rd Pompano Beach, FL	3.0	2.0	1170	$2,225	$1.90	9d	2	0.56mi
4015 W McNab Rd Unit D212 1 Pompano Beach, FL	3.0	2.0	1170	$2,150	$1.84	16d	1	0.56mi

HOA detail condo

• Monthly dues: $991 · $11,892/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $215,000 Active 38 DOM
2. 2026-06-18
   days on market $215,000 Active 35 DOM
3. 2026-06-17
   days on market $215,000 Active 34 DOM
4. 2026-06-16
   days on market $215,000 Active 33 DOM
5. 2026-06-15
   days on market $215,000 Active 32 DOM
6. 2026-06-13
   days on market $215,000 Active 30 DOM
7. 2026-06-09
   days on market $215,000 Active 26 DOM
8. 2026-06-08
   days on market $215,000 Active 25 DOM
9. 2026-06-07
   days on market $215,000 Active 24 DOM
10. 2026-06-04
    days on market $215,000 Active 21 DOM
11. 2026-06-03
    days on market $215,000 Active 20 DOM
12. 2026-06-02
    days on market $215,000 Active 19 DOM
13. 2026-06-01
    days on market $215,000 Active 18 DOM
14. 2026-05-31
    days on market $215,000 Active 17 DOM
15. 2026-05-14
    listed $215,000 Active
16. 2005-05-19
    soldstatus $279,000
17. 1988-05-11
    soldstatus $125,000
18. 1988-05-01
    soldstatus $125,000
19. 1980-02-01
    soldstatus $81,000

ⓘ 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: $2,196 · $183/mo
• Projected year-2 tax: $2,196 · $183/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: $32,191
• − Mortgage interest: −$12,043
• − Property taxes: −$2,196
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − HOA: −$11,892
• − Depreciation: −$6,255
• Taxable loss: −$6,420
• Est. tax savings @ 24.0%: +$1,541
• After-tax cash flow: $-1,721/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

+165.4% since first listed

5 events — show timeline

• 2026-05-14 Listed $215,000 Beaches MLS
• 2005-05-19 Sold (Public Records) $279,000 Public Records
• 1988-05-11 Sold (Public Records) $125,000 Public Records
• 1988-05-01 Sold (Public Records) $125,000 Public Records
• 1980-02-01 Sold (Public Records) $81,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,196 · +4.2% YoY. Source: county tax records.