208 SW 1st Ct · Pompano Beach, FL 33060

$643,000

6 bd · 3.9 ba · 2,028 sqft · MultiFamily public records · 117 Days on market

Built 1980

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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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES. THIS PROPERTY IS UNDER AUCTION TERMS. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM PURSUANT TO THE AUCTION TERMS & CONDITIONS. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

Key facts

• Eat-in kitchens
• Fully fenced triplex
• Private fenced yard

Tags

• FULLY FENCED TRIPLEX
• LARGE LIVING AREAS
• EAT-IN KITCHENS
• PRIVATE FENCED YARD

Property features AI

Finance

• Other: Annual tax amount listed (excluded per instructions)
• Financial info: Rental units with listed actual rent around $1,700 (units shown as leased); Rent includes pest control, sewer and water

Exterior

• Parking: Open parking with 5 total parking spaces
• Utilities: Public sewer; Cable not available
• Home design: Single-story building; New construction
• Construction: Brick and block construction; Shingle roof
• Exterior features: Quarter to half acre lot; RM-30 zoning

Interior

• Kitchen: Kitchen included in listed units
• Bedrooms: Units include 1-bedroom and 2-bedroom configurations
• Flooring: Tile
• Bathrooms: Units include full bathrooms (1 full bath per unit listed)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Tile flooring; Family room

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $643k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative. Per door: $-74/mo.
• To cash-flow at today's rent, offer at most $604k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $610k (5.2% below list).
• Recommended offer: $585k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 rising (+2.1%/yr); 338 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,095/mo this rent would consume 113% of the median local household income ($65k/yr) (locally 2870% 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 $4k of loan paydown is wiped out by about $19k 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 117 days — a 9% lower offer ($585k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $57k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $320k; list at $643k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: 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 $585,130 (9.0% 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 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.95% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-123,149
• Equity at exit: $95,873

10-year hold

• IRR: -14.7%
• Equity multiple: 0.19×
• Total profit: $-145,058
• Equity at exit: $55,595

Cash invested: $180,040 (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 33060

• Home prices YoY: -23.6%
• Rents YoY: 2.1%
• Active inventory: 338
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $6,095 high
• Mortgage (P&I): −$3,372
• Tax from tax record: −$1,396 /mo · $16,751/yr
• Insurance: −$268
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,280
• Net cashflow: $-221

Break-even live

Break-even rent $6,374

Max offer price $603,998

Occupancy floor 99%

Sensitivity live

Price	-10% $143	-5% $-39	+0% $-221	+5% $-403	+10% $-585
Rent	-10% $-702	-5% $-462	+0% $-221	+5% $20	+10% $261
Rate	-1.0pp $103	-0.5pp $-57	base $-221	+0.5pp $-387	+1.0pp $-557

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$6,096
Total (3 units)			$6,095

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: $160,750
• Closing costs: $19,290
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 NE 8th St Pompano Beach, FL	5.0	3.0	1684	$4,500	$2.67	25d	1	0.89mi
160 SE 15th Ave Pompano Beach, FL	5.0	3.0	1684	$5,900	$3.50	8d	1	1.15mi

Listing history 24 events

1. 2026-06-18
   days on market $643,000 Active 117 DOM
2. 2026-06-17
   days on market $643,000 Active 116 DOM
3. 2026-06-16
   days on market $643,000 Active 115 DOM
4. 2026-06-15
   days on market $643,000 Active 114 DOM
5. 2026-06-13
   days on market $643,000 Active 112 DOM
6. 2026-06-09
   days on market $643,000 Active 108 DOM
7. 2026-06-07
   days on market $643,000 Active 106 DOM
8. 2026-06-04
   days on market $643,000 Active 103 DOM
9. 2026-06-03
   days on market $643,000 Active 102 DOM
10. 2026-06-02
    days on market $643,000 Active 101 DOM
11. 2026-06-01
    days on market $643,000 Active 100 DOM
12. 2026-05-31
    days on market $643,000 Active 99 DOM
13. 2026-05-13
    price $643,000
14. 2026-04-23
    price $648,000
15. 2026-04-04
    price $650,000
16. 2026-03-20
    price $695,000
17. 2026-02-21
    listed $700,000 Active
18. 2020-10-08
    soldstatus $320,000
19. 2013-09-27
    soldstatus $104,299 Sold 520-char remark

    Show marketing remark (520 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES. THIS PROPERTY IS UNDER AUCTION TERMS. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM PURSUANT TO THE AUCTION TERMS & CONDITIONS. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

20. 2013-09-09
    status Pending 520-char remark

    Show marketing remark (520 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES. THIS PROPERTY IS UNDER AUCTION TERMS. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM PURSUANT TO THE AUCTION TERMS & CONDITIONS. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

21. 2013-09-06
    listed $95,000 Active 520-char remark

    Show marketing remark (520 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES. THIS PROPERTY IS UNDER AUCTION TERMS. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM PURSUANT TO THE AUCTION TERMS & CONDITIONS. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

22. 2007-01-18
    soldstatus $270,000
23. 1981-02-13
    soldstatus $69,500
24. 1976-02-01
    soldstatus $42,500

ⓘ 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: $16,751 · $1,396/mo
• Projected year-2 tax: $16,751 · $1,396/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 4/10 Moderate FEMA zone X (shaded) · 21% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,140
• − Mortgage interest: −$36,018
• − Property taxes: −$16,751
• − Insurance: −$3,215
• − Repairs & maintenance: −$5,851
• − Management: −$5,851
• − Depreciation: −$18,705
• Taxable loss: −$13,252
• Est. tax savings @ 24.0%: +$3,181
• After-tax cash flow: $531/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): 37,233
• Household income: $64,819
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2870.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 38% White 33% Hispanic / Latino 26% Two or more races 14%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 2% Slovak 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 23% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -131.09%
• Current HPI: 425.3083
• Rent YoY: ▲ 2.12%
• 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

+1412.9% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $643,000 MARMLS
• 2026-04-23 Price Changed $648,000 MARMLS
• 2026-04-04 Price Changed $650,000 MARMLS
• 2026-03-20 Price Changed $695,000 MARMLS
• 2026-02-21 Listed $700,000 MARMLS
• 2020-10-08 Sold (Public Records) $320,000 Public Records
• 2013-09-27 Sold (MLS) $104,299 MARMLS
• 2013-09-09 Pending — MARMLS
• 2013-09-06 Listed $95,000 MARMLS
• 2007-01-18 Sold (Public Records) $270,000 Public Records
• 1981-02-13 Sold (Public Records) $69,500 Public Records
• 1976-02-01 Sold (Public Records) $42,500 Public Records

Property tax history

+17.8%/yr

Latest (2025): $16,751 · +6.6% YoY. Source: county tax records.