2601 NE 14th Street Cswy #222 · Pompano Beach, FL 33062

$164,900

2 bd · 2.0 ba · 912 sqft · Condo public records · 21 Days on market

Built 1968 $595/mo HOA · 24% 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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

East of Federal Highway. 55 plus community. No pets. Available May 1,2026.. Less than 1 mile to the beach. Hillsboro Inlet charter fishing and Starlight 4 hour drift fishing boat at the Hillsboro inlet 5 minute drive. 2 golf courses less than 1 mile away. LA Fitness, Community park with pickle ball I'm courts, ball fields, 5 mile bike trail, pompano amphitheater, Whole Foods, Aldi, Lowe's, movie theater, lots of restaurants all within a 5 minute drive. HOA includes pool, clubhouse.

Key facts

• $595 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed; Property is in a senior community
• HOA & community: Has association; Monthly HOA fee of 595; Association amenities include clubhouse, elevators, laundry, pool, and library; HOA covers grounds maintenance, common areas, and elevator

Exterior

• Parking: 2 assigned/guest parking spaces; No carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Condominium; Resale property; 5-story building; Faces north
• Construction: Constructed with CBS (concrete block and stucco); Owner-reported building area 912
• Exterior features: Not waterfront; Concrete roof

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: No additional interior features listed; Accessible common areas
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 23d 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).

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 21 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $120k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• 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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.52% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• 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: -13.8%
• Equity multiple: 0.53×
• Total profit: $-21,872
• Equity at exit: $24,587

10-year hold

• IRR: -14.5%
• Equity multiple: 0.34×
• Total profit: $-30,514
• Equity at exit: $14,258

Cash invested: $46,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$865
• Tax from tax record: −$201 /mo · $2,418/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$595
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $185

Break-even live

Break-even rent $2,274

Max offer price $164,900

Occupancy floor 88%

Sensitivity live

Price	-10% $278	-5% $231	+0% $185	+5% $138	+10% $91
Rent	-10% $-14	-5% $86	+0% $185	+5% $284	+10% $383
Rate	-1.0pp $268	-0.5pp $227	base $185	+0.5pp $142	+1.0pp $98

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2879 NE 15th St Pompano Beach, FL	2.0	2.5	1018	$2,650	$2.60	5d	1	0.10mi
2589 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	4d	1	0.11mi
2683 NE 15th St #2683 Pompano Beach, FL	2.0	2.0	1008	$2,800	$2.78	23d	1	0.11mi
2855 NE 15th St #2855 Pompano Beach, FL	2.0	2.5	1008	$2,700	$2.68	19d	1	0.13mi
2521 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	8d	1	0.14mi
2845 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,450	$2.43	25d	1	0.14mi
2350 NE 14th Street Cswy Pompano Beach, FL	2.0	2.0	1080	$1,950	$1.81	25d	1	0.14mi
2731 NE 14th St Unit 812 Pompano Beach, FL	2.0	2.0	980	$2,250	$2.30	21d	1	0.18mi
2731 NE 14th Street Cswy #205 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.20mi
2731 NE 14th Street Cswy #103 Pompano Beach, FL	2.0	2.0	980	$2,195	$2.24	25d	1	0.20mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	11d	2	0.24mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	12d	2	0.24mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1065	$2,450	$2.30	25d	2	0.24mi
1340 NE 28th Ave #242 Pompano Beach, FL	2.0	2.0	1065	$2,800	$2.63	23d	1	0.24mi
2731 NE 14th Street Cswy #421 Pompano Beach, FL	2.0	2.0	980	$2,400	$2.45	25d	1	0.26mi
2850 NE 14th Street Cswy Unit 308b Pompano Beach, FL	2.0	2.0	835	$2,200	$2.63	25d	1	0.27mi
2850 NE 14th Street Cswy Unit 210B Pompano Beach, FL	2.0	2.0	894	$1,900	$2.13	25d	1	0.27mi
2301 NE 16th St Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.27mi
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	25d	1	0.28mi
2900 NE 14th Street Cswy #514 Pompano Beach, FL	1.0	1.5	982	$2,200	$2.24	16d	1	0.34mi
1100 NE 25th Ave Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	25d	1	0.37mi
2611 NE 20th St Pompano Beach, FL	2.0	1.0	910	$3,600	$3.96	25d	1	0.43mi
1021 NE 24th Ave #12 Pompano Beach, FL	2.0	1.0	763	$1,700	$2.23	25d	1	0.45mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	25d	1	0.45mi
1401 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	903	$3,650	$4.04	0d	2	0.49mi
1401 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.33	23d	4	0.49mi
999 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	975	$2,700	$2.77	14d	2	0.50mi
2400 NE 10th St #204 Pompano Beach, FL	2.0	2.0	904	$2,000	$2.21	12d	1	0.50mi
1505 N Riverside Dr Pompano Beach, FL	2.0	2.0	1069	$2,950	$2.76	23d	3	0.50mi
1505 N Riverside Dr Pompano Beach, FL	2.0	2.0	1069	$2,700	$2.53	25d	4	0.50mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,762	$3.15	25d	2	0.51mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,888	$3.37	12d	2	0.51mi
1450 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	931	$3,000	$3.22	4d	2	0.53mi
906 N Riverside Dr Unit 1503946P Pompano Beach, FL	1.0	1.0	764	$3,034	$3.97	0d	1	0.53mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	16d	1	0.53mi
3230 NE 13th St Pompano Beach, FL	1.0	1.0	546	$3,450	$6.31	8d	2	0.55mi
3201 NE 14th Street Cswy #406 Pompano Beach, FL	1.0	1.0	650	$1,900	$2.92	16d	1	0.55mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	25d	1	0.56mi
3220 NE 15th St Unit 2 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	25d	1	0.56mi
3201 NE 8th St #206 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	13d	1	0.58mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-12
   price $164,900
2. 2026-05-05
   listed $170,000 Active
3. 2026-04-30
   historical
4. 2026-03-19
   price $185,000
5. 2025-11-09
   listed $189,000 Active
6. 2018-06-26
   soldstatus $120,000
7. 2014-03-12
   soldstatus $95,000
8. 1999-05-28
   soldstatus $50,000
9. 1968-11-01
   soldstatus $17,400

ⓘ 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: $2,418 · $201/mo
• Projected year-2 tax: $2,418 · $201/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 7/10 Severe FEMA zone X (unshaded) · 74% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,091
• − Mortgage interest: −$9,237
• − Property taxes: −$2,418
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − HOA: −$7,140
• − Depreciation: −$4,797
• Taxable income: $62
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $2,200/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

+847.7% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $164,900 Beaches MLS
• 2026-05-05 Listed $170,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-03-19 Price Changed $185,000 Beaches MLS
• 2025-11-09 Listed $189,000 Beaches MLS
• 2018-06-26 Sold (Public Records) $120,000 Public Records
• 2014-03-12 Sold (Public Records) $95,000 Public Records
• 1999-05-28 Sold (Public Records) $50,000 Public Records
• 1968-11-01 Sold (Public Records) $17,400 Public Records

Property tax history

+14.1%/yr

Latest (2025): $2,418 · +4.0% YoY. Source: county tax records.