4035 W Mcnab Rd Unit F311 · Pompano Beach, FL 33069

$149,900

2 bd · 1.5 ba · 1,035 sqft · Condo · 109 Days on market

Built 2006 $493/mo HOA · 22% 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 +21.7/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

Listing remarks MLS

New Wood Floor !!!! MUST SEE IT !!!!! Great Location! Spacious master bdrm with walk-in closet, washer and dryer, stove , refrigerator, & dishwasher. GREAT COMPLEX, AMENITIES INCLUDE POOL, GYM. CLOSE SHOPPING RESTAURANTS AND JUST A SHORT DRIVE TO THE BEACHES. Excellent for investors too !!!!!!

Key facts

• Outdoor event areas
• Clubhouse
• Tennis courts

Tags

• OPEN KITCHEN
• IN-UNIT WASHER DRYER
• HUGE POOL
• CLUBHOUSE
• TENNIS COURTS
• OUTDOOR EVENT AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% 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: schools D+, 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.
• Market conditions: Rents soft (-0.3%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 45% of the median local income ($60k/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 $4k 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 109 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.49% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 5.6

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: -10.7%
• Equity multiple: 0.63×
• Total profit: $-15,733
• Equity at exit: $22,351

10-year hold

• IRR: -8.8%
• Equity multiple: 0.56×
• Total profit: $-18,577
• Equity at exit: $12,961

Cash invested: $41,972 (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: 438
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$493
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $232

Break-even live

Break-even rent $1,935

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4035 W McNab Rd Unit 203F Pompano Beach, FL	3.0	2.0	1170	$2,325	$1.99	20d	1	0.03mi
4015 W McNab Rd Unit D212 1 Pompano Beach, FL	3.0	2.0	1170	$2,150	$1.84	15d	1	0.05mi
4015 W McNab Rd Pompano Beach, FL	3.0	2.0	1170	$2,225	$1.90	7d	2	0.05mi
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,925	$2.32	24d	1	0.05mi
4025 W McNab Rd Pompano Beach, FL	2.0–3.0	1.0–2.0	1127	$1,900	$1.69	5d	3	0.06mi
4191 Cypress Reach Ct #206 Pompano Beach, FL	2.0	2.0	1357	$2,300	$1.69	24d	1	0.20mi
4201 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,830	$2.00	15d	1	0.25mi
6830 NW 23rd Ter Fort Lauderdale, FL	2.0	2.0	1338	$4,250	$3.18	24d	1	0.28mi
4241 W McNab Rd #24 Pompano Beach, FL	2.0	2.0	1148	$1,850	$1.61	7d	1	0.32mi
4241 W McNab Rd Pompano Beach, FL	2.0	2.0	1148	$2,400	$2.09	22d	1	0.33mi
4261 W McNab Rd #15 Pompano Beach, FL	2.0	2.0	1148	$1,900	$1.66	17d	1	0.35mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$2,100	$2.53	24d	2	0.36mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,828	$2.24	16d	2	0.36mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	7d	1	0.36mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	14d	1	0.36mi
4321 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,900	$2.08	7d	1	0.39mi
907 Cypress Ter #203 Pompano Beach, FL	3.0	2.0	1500	$2,600	$1.73	24d	1	0.40mi
4341 W McNab Rd Pompano Beach, FL	2.0	1.0–2.0	974	$2,000	$2.05	20d	3	0.40mi
901 W Cypress Ln #201 Pompano Beach, FL	3.0	2.0	1444	$2,500	$1.73	24d	1	0.41mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	14d	1	0.43mi
2900 NW 69th Ct Fort Lauderdale, FL	3.0	2.0	1390	$3,850	$2.77	12d	1	0.43mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	20d	1	0.46mi
903 Cypress Ter #205 Pompano Beach, FL	3.0	2.0	1500	$2,800	$1.87	3d	1	0.46mi
4017 N Cypress Dr #102 Pompano Beach, FL	3.0	2.0	1500	$3,350	$2.23	24d	1	0.46mi
4421 W McNab Rd #26 Pompano Beach, FL	3.0	2.0	1160	$2,100	$1.81	24d	1	0.47mi
4441 W McNab Rd #32 Pompano Beach, FL	2.0	2.0	980	$1,900	$1.94	4d	1	0.47mi
6984 NW 30th Ave Fort Lauderdale, FL	2.0	2.0	1258	$2,800	$2.23	24d	1	0.53mi
4541 W McNab Rd Pompano Beach, FL	2.0	2.0	980	$2,075	$2.12	24d	2	0.55mi
4561 W McNab Rd #21 Pompano Beach, FL	2.0	1.0	800	$1,895	$2.37	24d	1	0.57mi
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	24d	1	0.61mi
3033 NW 68th St Unit 12E Fort Lauderdale, FL	3.0	1.5	1170	$2,300	$1.97	12d	1	0.63mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1331	$2,575	$1.93	3d	2	0.66mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	2.0–3.0	2.0	1331	$2,350	$1.77	24d	3	0.66mi
1267 SW 46th Ave #2315 Pompano Beach, FL	1.0	1.0	785	$1,490	$1.90	4d	1	0.68mi
4015 W Palm Aire Dr #205 Pompano Beach, FL	2.0	2.0	1216	$2,650	$2.18	24d	1	0.68mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	24d	1	0.69mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	4d	1	0.69mi
1263 SW 46th Ave #2109 Pompano Beach, FL	2.0	1.0	903	$2,000	$2.21	15d	1	0.70mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	22d	1	0.71mi
1281 SW 46th Ave Pompano Beach, FL	1.0	1.0	813	$1,650	$2.03	24d	1	0.71mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-04-07
   status Pending
2. 2026-03-19
   price $149,900
3. 2026-02-18
   price $165,900
4. 2026-01-16
   price $175,000
5. 2025-12-19
   listed $185,000 Active
6. 2024-12-17
   historical $1,900
7. 2024-09-29
   listed $1,900
8. 2024-07-16
   historical $1,900
9. 2024-07-16
   listed $1,900
10. 2024-07-14
    historical
11. 2024-06-06
    price $200,000
12. 2024-05-20
    historical $1,900
13. 2024-05-11
    price $1,900
14. 2024-05-10
    price $210,000
15. 2024-04-07
    listed $1,975
16. 2024-03-05
    listed $220,000 Active
17. 2017-11-29
    soldstatus $111,000 Closed 298-char remark

    Show marketing remark (298 chars)

    New Wood Floor !!!! MUST SEE IT !!!!! Great Location! Spacious master bdrm with walk-in closet, washer and dryer, stove , refrigerator, & dishwasher. GREAT COMPLEX, AMENITIES INCLUDE POOL, GYM. CLOSE SHOPPING RESTAURANTS AND JUST A SHORT DRIVE TO THE BEACHES. Excellent for investors too !!!!!!

18. 2017-11-02
    status Pending 298-char remark

    Show marketing remark (298 chars)

    New Wood Floor !!!! MUST SEE IT !!!!! Great Location! Spacious master bdrm with walk-in closet, washer and dryer, stove , refrigerator, & dishwasher. GREAT COMPLEX, AMENITIES INCLUDE POOL, GYM. CLOSE SHOPPING RESTAURANTS AND JUST A SHORT DRIVE TO THE BEACHES. Excellent for investors too !!!!!!

19. 2017-10-04
    price $115,000 298-char remark

    Show marketing remark (298 chars)

    New Wood Floor !!!! MUST SEE IT !!!!! Great Location! Spacious master bdrm with walk-in closet, washer and dryer, stove , refrigerator, & dishwasher. GREAT COMPLEX, AMENITIES INCLUDE POOL, GYM. CLOSE SHOPPING RESTAURANTS AND JUST A SHORT DRIVE TO THE BEACHES. Excellent for investors too !!!!!!

20. 2017-09-18
    price $119,900 298-char remark

    Show marketing remark (298 chars)

    New Wood Floor !!!! MUST SEE IT !!!!! Great Location! Spacious master bdrm with walk-in closet, washer and dryer, stove , refrigerator, & dishwasher. GREAT COMPLEX, AMENITIES INCLUDE POOL, GYM. CLOSE SHOPPING RESTAURANTS AND JUST A SHORT DRIVE TO THE BEACHES. Excellent for investors too !!!!!!

21. 2017-08-29
    price $124,900 298-char remark

    Show marketing remark (298 chars)

    New Wood Floor !!!! MUST SEE IT !!!!! Great Location! Spacious master bdrm with walk-in closet, washer and dryer, stove , refrigerator, & dishwasher. GREAT COMPLEX, AMENITIES INCLUDE POOL, GYM. CLOSE SHOPPING RESTAURANTS AND JUST A SHORT DRIVE TO THE BEACHES. Excellent for investors too !!!!!!

22. 2017-08-18
    listed $129,900 Active 298-char remark

    Show marketing remark (298 chars)

    New Wood Floor !!!! MUST SEE IT !!!!! Great Location! Spacious master bdrm with walk-in closet, washer and dryer, stove , refrigerator, & dishwasher. GREAT COMPLEX, AMENITIES INCLUDE POOL, GYM. CLOSE SHOPPING RESTAURANTS AND JUST A SHORT DRIVE TO THE BEACHES. Excellent for investors too !!!!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,742
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$5,916
• − Depreciation: −$4,361
• Taxable income: $792
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,589/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

+15.4% since first listed

22 events — show timeline

• 2026-04-07 Pending — MARMLS
• 2026-03-19 Price Changed $149,900 MARMLS
• 2026-02-18 Price Changed $165,900 MARMLS
• 2026-01-16 Price Changed $175,000 MARMLS
• 2025-12-19 Listed $185,000 MARMLS
• 2024-12-17 Rental Removed $1,900 GFLMLS
• 2024-09-29 Listed for Rent $1,900 GFLMLS
• 2024-07-16 Rental Removed $1,900 MARMLS
• 2024-07-16 Listed for Rent $1,900 MARMLS
• 2024-07-14 Listing Removed — MARMLS
• 2024-06-06 Price Changed $200,000 MARMLS
• 2024-05-20 Rental Removed $1,900 MARMLS
• 2024-05-11 Price Changed $1,900 MARMLS
• 2024-05-10 Price Changed $210,000 MARMLS
• 2024-04-07 Listed for Rent $1,975 MARMLS
• 2024-03-05 Listed $220,000 MARMLS
• 2017-11-29 Sold (MLS) $111,000 Beaches MLS
• 2017-11-02 Pending — Beaches MLS
• 2017-10-04 Price Changed $115,000 Beaches MLS
• 2017-09-18 Price Changed $119,900 Beaches MLS
• 2017-08-29 Price Changed $124,900 Beaches MLS
• 2017-08-18 Listed $129,900 Beaches MLS