405 N Ocean Blvd #327 · Pompano Beach, FL 33062

$235,000

1 bd · 1.0 ba · 890 sqft · Condo public records · 9 Days on market

Built 1970

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Cash flow +4.6/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY ONE BEDROOM UNIT WITH TILE FLOORING THRUOUT & LOTS OF CLOSET SPACE, OVERSIZED KITHCEN, EXCELLENT AMENITIES INCLUDING LIBRARY, TV ROOM, BINGO ROOM, BUSINESS CENTER, EXERCISE ROOM, HEATED POOL AND MUCH MORE! * * * NOTE: NOT A SHORT SALE OR FORECLOSURE * * *

Key facts

• Fitness center
• Library
• Large walk in closet

Tags

• COVERED PARKING SPACE
• IMPACT WINDOWS
• LARGE WALK IN CLOSET
• HEATED POOL
• FITNESS CENTER
• LIBRARY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-597 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).

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); 843 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).
• This rent runs 37% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $235k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000

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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 3.25%
• Cash-on-cash: -10.88%
• DSCR: 0.52
• GRM: 7.6

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: -42.2%
• Equity multiple: -0.26×
• Total profit: $-82,953
• Equity at exit: $35,039

10-year hold

• IRR: —
• Equity multiple: -1.24×
• Total profit: $-147,586
• Equity at exit: $20,319

Cash invested: $65,800 (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: 843
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$477 /mo · $5,726/yr
• Insurance: −$98
• HOA est. from 7 same-building comps: −$817
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-597

Break-even live

Break-even rent $3,322

Max offer price $129,590

Occupancy floor —

Sensitivity live

Price	-10% $-464	-5% $-530	+0% $-597	+5% $-663	+10% $-730
Rent	-10% $-799	-5% $-698	+0% $-597	+5% $-495	+10% $-394
Rate	-1.0pp $-478	-0.5pp $-537	base $-597	+0.5pp $-658	+1.0pp $-720

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 N Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1045	$2,000	$1.91	25d	6	0.06mi
405 N Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	1045	$2,300	$2.20	6d	6	0.06mi
400 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.5–2.0	919	$2,400	$2.61	20d	4	0.07mi
305 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	1050	$2,300	$2.19	15d	4	0.09mi
305 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	1050	$2,400	$2.29	14d	3	0.09mi
305 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	1050	$2,000	$1.90	15d	5	0.09mi
201 N Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	937	$2,800	$2.99	22d	3	0.15mi
201 N Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	937	$3,100	$3.31	19d	2	0.15mi
201 N Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	937	$2,800	$2.99	18d	3	0.15mi
201 N Ocean Blvd Pompano Beach, FL	1.0–2.0	1.0–2.0	937	$1,975	$2.11	25d	4	0.15mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$5,100	$7.34	25d	2	0.15mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$4,100	$5.90	22d	2	0.15mi
525 N Ocean Blvd #1120 Pompano Beach, FL	2.0	2.0	1050	$4,500	$4.29	4d	1	0.17mi
525 N Ocean Blvd #616 Pompano Beach, FL	1.0	1.0	700	$3,500	$5.00	25d	1	0.17mi
525 N Ocean Blvd #919 Pompano Beach, FL	2.0	2.0	1125	$2,700	$2.40	25d	1	0.17mi
525 N Ocean Blvd #1916 Pompano Beach, FL	1.0	1.0	700	$2,200	$3.14	15d	1	0.17mi
531 N Ocean Blvd #404 Pompano Beach, FL	2.0	2.0	1050	$3,200	$3.05	25d	1	0.19mi
531 N Ocean Blvd #1805 Pompano Beach, FL	2.0	2.0	1050	$2,950	$2.81	13d	1	0.19mi
531 N Ocean Blvd #1203 Pompano Beach, FL	1.0	1.0	700	$2,600	$3.71	25d	1	0.19mi
531 N Ocean Blvd #1210 Pompano Beach, FL	2.0	2.0	1050	$3,000	$2.86	22d	1	0.19mi
531 N Ocean Blvd #1805 Pompano Beach, FL	2.0	2.0	1050	$2,950	$2.81	14d	1	0.19mi
531 N Ocean Blvd #805 Pompano Beach, FL	2.0	2.0	1050	$2,800	$2.67	25d	1	0.19mi
531 N Ocean Blvd #1809 Pompano Beach, FL	2.0	2.0	1125	$2,900	$2.58	25d	1	0.19mi
3213 Colony Club Rd Unit 4-E Pompano Beach, FL	2.0	2.0	948	$2,490	$2.63	25d	1	0.19mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$2,800	$2.63	5d	7	0.23mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$3,200	$3.00	25d	6	0.23mi
3220 NE 7th St Unit 2 Pompano Beach, FL	1.0	1.0	850	$2,150	$2.53	25d	1	0.32mi
3220 NE 7th Pl Unit 3 Pompano Beach, FL	1.0	1.0	850	$2,150	$2.53	25d	1	0.36mi
710 N Ocean Blvd #408 Pompano Beach, FL	2.0	2.0	800	$3,300	$4.12	12d	1	0.40mi
710 N Ocean Blvd Pompano Beach, FL	2.0	2.0	914	$3,025	$3.31	25d	2	0.41mi
140 NE 28th Ave Pompano Beach, FL	1.0–2.0	2.0	996	$2,800	$2.81	22d	2	0.42mi
140 NE 28th Ave Pompano Beach, FL	1.0–2.0	2.0	996	$2,600	$2.61	18d	2	0.42mi
8 Briny Ave Pompano Beach, FL	1.0	1.0	893	$5,400	$6.04	20d	2	0.45mi
101 Briny Ave #1005 Pompano Beach, FL	1.0	1.0	672	$3,000	$4.46	25d	1	0.47mi
101 Briny Ave #806 Pompano Beach, FL	1.0	1.0	672	$2,500	$3.72	6d	1	0.47mi
101 Briny Ave #2204 Pompano Beach, FL	2.0	2.0	933	$3,000	$3.22	8d	1	0.47mi
3201 NE 8th St #206 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	12d	1	0.48mi
750 N Ocean Blvd Pompano Beach, FL	1.0–2.0	1.5–2.0	950	$2,550	$2.68	22d	2	0.50mi
801 N Ocean Blvd #802 Pompano Beach, FL	2.0	2.0	933	$2,300	$2.47	14d	1	0.50mi
801 N Ocean Blvd #802 Pompano Beach, FL	2.0	2.0	933	$2,400	$2.57	25d	1	0.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   listed $235,000 Active
3. 2011-08-29
   soldstatus $90,000
4. 2011-08-16
   soldstatus $90,000 274-char remark

   Show marketing remark (274 chars)

   LOVELY ONE BEDROOM UNIT WITH TILE FLOORING THRUOUT & LOTS OF CLOSET SPACE, OVERSIZED KITHCEN, EXCELLENT AMENITIES INCLUDING LIBRARY, TV ROOM, BINGO ROOM, BUSINESS CENTER, EXERCISE ROOM, HEATED POOL AND MUCH MORE! * * * NOTE: NOT A SHORT SALE OR FORECLOSURE * * *

5. 2005-01-06
   soldstatus $100,000
6. 1997-10-17
   soldstatus $56,500
7. 1989-08-01
   soldstatus $58,000

ⓘ 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: $5,726 · $477/mo
• Projected year-2 tax: $5,726 · $477/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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 23 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: $30,801
• − Mortgage interest: −$13,164
• − Property taxes: −$5,726
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − HOA: −$9,804
• − Depreciation: −$6,836
• Taxable loss: −$10,832
• Est. tax savings @ 24.0%: +$2,600
• After-tax cash flow: $-4,561/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

+305.2% since first listed

7 events — show timeline

• 2026-04-22 Pending — Beaches MLS
• 2026-04-13 Listed $235,000 Beaches MLS
• 2011-08-29 Sold (Public Records) $90,000 Public Records
• 2011-08-16 Sold (MLS) $90,000 MARMLS
• 2005-01-06 Sold (Public Records) $100,000 Public Records
• 1997-10-17 Sold (Public Records) $56,500 Public Records
• 1989-08-01 Sold (Public Records) $58,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $5,726 · +9.4% YoY. Source: county tax records.