3200 N Palm Aire Dr #501 · Pompano Beach, FL 33069

$198,000

3 bd · 2.0 ba · 1,500 sqft · Condo public records · 5 Days on market

Built 1969

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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).

• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Cash flow +3.5/30.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0

Listing remarks

Great views from this 3 bedroom, 2 bath end unit in sought-after Palm Aire! Wood floors and tile. Third bedroom has been opened to living room to provide for expanded living space flooded with light. Two large bedrooms offer ample options for furniture arrangement. Partly furnished (see photos) items included. This quiet building near the heart of the complex site in a mature landscaped park-like setting with many biking/walking/jogging routes away from traffic and bustle. Close though to the newly redeveloping "The Pomp" district, which will offer numerous dining, shopping, entertainment and sports options to please all ages. This extremely well-priced home will not last- call to

Key facts

• Parking
• Community pool
• Built 1969

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee (approximately $846); Association covers management, amenities, cable TV, insurance, internet, building maintenance, recreation facilities, sewer, trash, and water; Association amenities include bike storage, pool, and elevators

Exterior

• Parking: One assigned parking space
• Security: Intercom; Secured lobby
• Home design: 9-story building; Entry on level 5; Property is attached (condo/apartment)
• Construction: Block construction; Effective year built
• Exterior features: Barbecue; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with heat strip
• Interior features: Partially furnished; Elevator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $198k.

Deal economics

• At list price, monthly cash flow is $-751 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $198k).

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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,528/mo this rent would consume 51% of the median local household income ($60k/yr) (locally 1670% 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y ago 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 $98k; list at $198k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $152/mo; HOA is 40% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000

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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.28% ✓
• Cap rate: 2.66%
• Cash-on-cash: -12.96%
• DSCR: 0.42
• GRM: 6.5

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: -57.3%
• Equity multiple: -0.56×
• Total profit: $-86,427
• Equity at exit: $29,522

10-year hold

• IRR: —
• Equity multiple: -1.92×
• Total profit: $-161,868
• Equity at exit: $17,119

Cash invested: $55,440 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,528 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$468 /mo · $5,619/yr
• Insurance: −$82
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA est. from 3 same-building comps: −$1,007
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-751

Break-even live

Break-even rent $3,479

Max offer price $112,376

Occupancy floor —

Sensitivity live

Price	-10% $-639	-5% $-695	+0% $-751	+5% $-807	+10% $-863
Rent	-10% $-951	-5% $-851	+0% $-751	+5% $-651	+10% $-551
Rate	-1.0pp $-651	-0.5pp $-700	base $-751	+0.5pp $-802	+1.0pp $-854

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3141 N Palm Aire Dr #3141 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	21d	1	0.07mi
3141 N Palm Aire Dr Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	18d	1	0.07mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	25d	1	0.09mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	25d	1	0.12mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,750	$1.73	12d	1	0.12mi
3300 N Palm Aire Dr #109 Pompano Beach, FL	2.0	2.0	1100	$2,400	$2.18	19d	1	0.17mi
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	25d	1	0.21mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	21d	1	0.21mi
3151 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	25d	1	0.27mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$2,650	$2.04	22d	3	0.29mi
4015 W Palm Aire Dr #205 Pompano Beach, FL	2.0	2.0	1216	$2,650	$2.18	25d	1	0.30mi
545 Oaks Ln Pompano Beach, FL	2.0–3.0	2.0	1303	$2,600	$2.00	25d	2	0.32mi
3051 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	25d	1	0.33mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	11d	1	0.33mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	6d	1	0.33mi
555 Oaks Ln #309 Pompano Beach, FL	3.0	2.0	1500	$2,650	$1.77	21d	1	0.34mi
3010 N Course Dr #209 Pompano Beach, FL	2.0	2.0	1263	$2,500	$1.98	25d	1	0.35mi
535 Oaks Dr Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	22d	1	0.36mi
4020 W Palm Aire Dr Pompano Beach, FL	3.0	2.5	1620	$2,700	$1.67	25d	2	0.36mi
3050 N Course Dr Pompano Beach, FL	2.0	2.0	1250	$1,925	$1.54	25d	1	0.41mi
2857 N Palm Aire Dr #2857 Pompano Beach, FL	2.0	2.0	1504	$3,800	$2.53	25d	1	0.42mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	25d	1	0.43mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1331	$2,575	$1.93	4d	2	0.43mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	2.0–3.0	2.0	1331	$2,800	$2.10	25d	3	0.43mi
3510 Oaks Way #605 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	25d	1	0.44mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	11d	1	0.44mi
2940 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1150	$2,100	$1.83	25d	1	0.44mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.44mi
2901 S Palm Aire Dr Pompano Beach, FL	3.0	2.0	1390	$2,750	$1.98	25d	1	0.46mi
2901 S Palm Aire Dr #501 Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	25d	1	0.47mi
3900 Oaks Clubhouse Dr #409 Pompano Beach, FL	3.0	2.0	1590	$2,500	$1.57	22d	1	0.48mi
3900 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1545	$2,450	$1.59	20d	2	0.48mi
3600 Oaks Clubhouse Dr #206 Pompano Beach, FL	3.0	2.0	1516	$2,700	$1.78	22d	1	0.48mi
3520 Oaks Way #108 Pompano Beach, FL	3.0	2.5	1620	$2,500	$1.54	25d	1	0.49mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	25d	1	0.51mi
4017 N Cypress Dr #102 Pompano Beach, FL	3.0	2.0	1500	$3,350	$2.23	25d	1	0.52mi
3503 Oaks Way Pompano Beach, FL	1.0–2.0	2.0	1138	$2,200	$1.93	25d	1	0.53mi
3499 Oaks Way #105 Pompano Beach, FL	2.0	2.0	1298	$2,200	$1.69	25d	1	0.53mi
3499 Oaks Way #607 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	11d	1	0.53mi
901 W Cypress Ln #201 Pompano Beach, FL	3.0	2.0	1444	$2,500	$1.73	25d	1	0.54mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-18
   days on market $198,000 Active 5 DOM
2. 2026-06-17
   days on market $198,000 Active 4 DOM
3. 2026-06-16
   days on market $198,000 Active 3 DOM
4. 2026-06-15
   days on market $198,000 Active 2 DOM
5. 2026-06-13
   remarks 689-char remark
6. 2026-06-13
   listed $198,000 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: $5,619 · $468/mo
• Projected year-2 tax: $5,619 · $468/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $30,339
• − Mortgage interest: −$11,091
• − Property taxes: −$5,619
• − Insurance: −$2,814
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − HOA: −$12,084
• − Depreciation: −$5,760
• Taxable loss: −$11,884
• Est. tax savings @ 24.0%: +$2,852
• After-tax cash flow: $-6,158/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

+538.7% since first listed

29 events — show timeline

• 2026-06-10 Listed $198,000 MARMLS
• 2026-03-31 Listing Removed — MARMLS
• 2025-10-02 Price Changed $227,000 MARMLS
• 2025-08-29 Price Changed $229,998 MARMLS
• 2025-08-23 Price Changed $234,000 MARMLS
• 2025-08-06 Price Changed $237,500 MARMLS
• 2025-07-08 Price Changed $239,998 MARMLS
• 2025-05-15 Price Changed $247,500 MARMLS
• 2025-04-30 Relisted — MARMLS
• 2025-04-25 Contingent — MARMLS
• 2025-04-14 Price Changed $250,000 MARMLS
• 2025-04-05 Price Changed $255,000 MARMLS
• 2025-03-18 Price Changed $259,999 MARMLS
• 2025-03-06 Price Changed $267,500 MARMLS
• 2024-10-22 Rental Removed $2,500 Avail
• 2024-10-12 Listed for Rent $2,500 Avail
• 2024-10-11 Rental Removed $2,500 REALLYO
• 2024-10-08 Listed for Rent $2,500 REALLYO
• 2024-10-08 Rental Removed $2,500 GFLMLS
• 2024-09-27 Price Changed $269,998 MARMLS
• 2024-09-09 Listed $270,000 MARMLS
• 2024-07-07 Listed for Rent $2,500 GFLMLS
• 2019-12-26 Listing Removed — MARMLS
• 2019-07-15 Price Changed $185,000 MARMLS
• 2019-07-15 Listed $175,000 MARMLS
• 2013-05-02 Sold (Public Records) $98,000 Public Records
• 2013-04-26 Sold (MLS) $98,000 MARMLS
• 2009-10-19 Sold (Public Records) $115,000 Public Records
• 1969-11-01 Sold (Public Records) $31,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $5,619 · +7.7% YoY. Source: county tax records.