2308 S Cypress Bend Dr #123 · Pompano Beach, FL 33069

$169,000

1 bd · 2.0 ba · 900 sqft · Condo public records · 6 Days on market

Built 1975 $500/mo HOA · 25% of rent

---

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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Ground Floor Corner Unit, this is a beautiful Move In Ready. .. 1 Bedroom 1 Bathroom and a half bathroom. Garden and Lake view condo in desirable Cypress Bend close to one of the community pools. Large enclosed Balcony or Patio, close to shopping, and the community has many amenities to offer like tennis courts, BBQ areas, Club house, kids playground, Walk-Run Trails, Fitness Center, car wash area and more. Right next to the Isle Casino and RaceTrack, close to major highways, about 7 miles to the beach. Plenty of shopping and restaurants in the area. All Ages are welcome. Cats friendly building. Per association 670 credit score and 15% Down payment. Per Association Minimum 670 credit score

Key facts

• Tennis courts
• Bbq areas
• Garden and lake view

Tags

• GROUND FLOOR CORNER UNIT
• GARDEN AND LAKE VIEW
• ENCLOSED BALCONY OR PATIO
• COMMUNITY POOLS
• TENNIS COURTS
• BBQ AREAS

Property features AI

Finance

• Other: Private maintained asphalt road
• Financial info: Pets allowed (cats and dogs; limits on number and size); Community contains 1,579 units
• HOA & community: Association: CYPRESS BEND CONDO 1; Monthly HOA fee; Association amenities include clubhouse, elevators, fitness center, laundry, playground, parking, pool, street lights, and maintenance; HOA covers cable TV, insurance, ground and structure maintenance, trash, water, common areas, elevator, roof repairs, recreation facility and pool service

Exterior

• Parking: One open asphalt parking space
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; 100 amp electric service; Cable, electricity, phone, sewer and water connected
• Home design: Condominium; One level; Entry on 1st floor; Faces west; Resale property
• Construction: Built with block and concrete; concrete block with stucco; Block foundation; Shingle roof; Eight-story building (unit within larger building)
• Exterior features: Screened porch; Open porch; Private road frontage; Irregular lot; Waterfront (none noted)

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Microwave; ENERGY STAR qualified refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Blinds; Accessible bedroom, closets, hallway, kitchen and approach with ramp; Common area accessibility
• Laundry & utility: Laundry in common area (upper level)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $155k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $118k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,155 (8.2% 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. Built in 1975 — 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: 1.17% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 7.1

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: -24.3%
• Equity multiple: 0.20×
• Total profit: $-37,834
• Equity at exit: $25,198

10-year hold

• IRR: -40.5%
• Equity multiple: -0.28×
• Total profit: $-60,401
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$886
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$70
• HOA: −$500
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-78

Break-even live

Break-even rent $2,069

Max offer price $155,155

Occupancy floor 99%

Sensitivity live

Price	-10% $17	-5% $-31	+0% $-78	+5% $-126	+10% $-174
Rent	-10% $-234	-5% $-156	+0% $-78	+5% $-1	+10% $77
Rate	-1.0pp $7	-0.5pp $-35	base $-78	+0.5pp $-122	+1.0pp $-167

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2751 S Palm Aire Dr #107 Pompano Beach, FL	2.0	2.0	1112	$1,950	$1.75	5d	1	0.54mi
2650 S Course Dr #603 Pompano Beach, FL	2.0	2.0	1100	$3,000	$2.73	21d	1	0.56mi
2500 SW 7th St Pompano Beach, FL	3.0	1.0–3.0	1216	$3,091	$2.54	0d	136	0.60mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	0.63mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	19d	1	0.63mi
2851 S Palm Aire Dr #407 Pompano Beach, FL	1.0	1.5	900	$1,675	$1.86	26d	1	0.63mi
2851 S Palm Aire Dr #107 Pompano Beach, FL	1.0	1.5	960	$1,750	$1.82	1d	1	0.63mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$2,610	$2.77	0d	31	0.65mi
2671 S Course Dr #108 Pompano Beach, FL	2.0	2.0	1100	$1,900	$1.73	1d	1	0.66mi
2671 S Course Dr #108 Pompano Beach, FL	2.0	2.0	1100	$1,900	$1.73	0d	1	0.66mi
2671 S Course Dr #806 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	17d	1	0.66mi
2671 S Course Dr #206 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.66mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	9d	1	0.66mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	26d	1	0.66mi
2901 S Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	920	$1,640	$1.78	21d	1	0.70mi
2900 N Palm Aire Dr #405 Pompano Beach, FL	1.0	1.0	860	$1,625	$1.89	19d	1	0.83mi
2900 N Palm Aire Dr #206 Pompano Beach, FL	1.0	1.0	860	$1,650	$1.92	26d	1	0.83mi
2850 N Palm Aire Dr Pompano Beach, FL	1.0	1.5	850	$2,000	$2.35	26d	1	0.83mi
3051 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	0.84mi
2751 N Palm Aire Dr #402 Pompano Beach, FL	2.0	2.0	1064	$2,300	$2.16	26d	1	0.89mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	0.89mi
3151 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	0.93mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	22d	1	0.98mi
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	26d	1	0.98mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	19d	1	0.98mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	17d	1	0.98mi
3100 N Palm Aire Dr #107 Pompano Beach, FL	1.0	2.0	960	$1,800	$1.88	26d	1	1.04mi
2940 N Course Dr Pompano Beach, FL	1.0	1.0	1100	$1,050	$0.95	26d	1	1.05mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	1.05mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	13d	1	1.05mi
3150 N Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	900	$1,700	$1.89	26d	1	1.11mi
2801 N Course Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	991	$1,845	$1.86	26d	12	1.13mi
3300 N Palm Aire Dr #109 Pompano Beach, FL	2.0	2.0	1100	$2,400	$2.18	21d	1	1.15mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,100	$1.88	22d	1	1.16mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	6d	1	1.16mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	26d	1	1.19mi
2829 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1020	$1,950	$1.91	22d	1	1.22mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	26d	1	1.24mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	13d	1	1.24mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	7d	1	1.24mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $169,000 Active 6 DOM
2. 2026-06-18
   days on market $169,000 Active 3 DOM
3. 2026-06-17
   days on market $169,000 Active 2 DOM
4. 2026-06-15
   remarks 698-char remark
5. 2026-06-15
   listed $169,000 Active 1 DOM

ⓘ 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: $2,139 · $178/mo
• Projected year-2 tax: $2,139 · $178/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,643
• − Mortgage interest: −$9,467
• − Property taxes: −$2,139
• − Insurance: −$845
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$6,000
• − Depreciation: −$4,916
• Taxable loss: −$3,506
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $-99/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

+533.0% since first listed

8 events — show timeline

• 2026-06-15 Listed $169,000 Beaches MLS
• 2026-06-10 Listed for Rent $1,700 RMLSFL
• 2026-06-06 Rental Removed $1,695 APPFOLIO
• 2026-06-04 Price Changed $1,695 APPFOLIO
• 2026-06-03 Listed for Rent $1,800 APPFOLIO
• 2021-07-28 Sold (Public Records) $118,000 Public Records
• 1996-01-26 Sold (Public Records) $35,000 Public Records
• 1974-06-01 Sold (Public Records) $26,700 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,139 · +4.1% YoY. Source: county tax records.