801 S Federal Hwy · Pompano Beach, FL 33062

$259,900

2 bd · 1.5 ba · 1,070 sqft · SingleFamily public records · 1 Days on market

Built 1972 Good condition $243/sqft · 44% below area Est $464k · 44% under $833/mo HOA · 28% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +6.5/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.4/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

WOW, HERE IS THE WONDERFULLY LIGHT & BRIGHT 2/2 CORNER UNIT YOU HAVE BEEN LOOKING FOR! ENTER TO LAMINATE FLOORING, WATER & CITY VIEWS TO ENJOY & THE ONE OF THE BEST SUNSETS BROWARD HAS TO OFFER! THERE IS NO BETTER VIEW IN THE AREA TO ENJOY YOUR EVENING SUNSETTER COCKTAILS! WATERFORD POINT CONDOMINIUM IS A WONDERFULLY UPDATED BUILDING WITH AMENITIES GALORE: A REMODELLED AND EXPANDED GYM, BILLIARD ROOM, LIBRARY A BBQ AREA WITH MEDITATION POND & CHARMING PICNIC AREA & MUCH MORE. ONLY A FEW MINUTES DRIVE TO POMPANO'S BEAUTIFUL BEACH, SHOPPING, ENTERTAINMENT, DINING & EVEN PRIVATE AIRPORT FOR YOUR PLANE.

Key facts

• $833 HOA
• 320 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-691 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (38.5% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $160k (38.5% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.0% 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: Mcnab Elementary School (math 51% / reading 63%, grade C+, #781 of 2,144 statewide, top 38%, 614 students, 56% 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 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 1115 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 90d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 43% 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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y ago; this cycle's ask is 13949% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.
• Climate carrying-cost: in FEMA flood zone AE (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 $159,944 (38.5% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 7.2

CMA / ARV

• ARV (median comp): $463,706
• List price: $259,900
• Delta: -43.95%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 NE 2nd St	0.87mi	2/1.0	1,074 (+0%)	0mo	$275,000	$256	62
27 NE 17th Ave	0.85mi	2/1.0	1,072 (+0%)	4mo	$310,000	$289	60
215 NE 14 Ave	0.97mi	2/1.0	974 (-9%)	8mo	$407,000	$418	42
240 SE 2nd Ave	1.10mi	2/2.0	1,247 (+16%)	2mo	$925,000	$742	36
1221 SE 3rd Ave	0.97mi	2/2.0	1,224 (+14%)	3mo	$920,000	$752	36
1100 NE 3 St	1.02mi	3/2.0 (+1)	1,145 (+7%)	24mo	$569,000	$497	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -43.8%
• Equity multiple: -0.29×
• Total profit: $-94,064
• Equity at exit: $38,752

10-year hold

• IRR: —
• Equity multiple: -1.32×
• Total profit: $-169,136
• Equity at exit: $22,471

Cash invested: $72,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 5 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $700,000 ($708/sqft)
• Median days on market: 38 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -38.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33062

• Rents YoY: -0.4%
• Active inventory: 1115
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,994 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$833
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-691

Break-even live

Break-even rent $3,868

Max offer price $159,944

Occupancy floor —

Sensitivity live

Price	-10% $-511	-5% $-601	+0% $-691	+5% $-781	+10% $-870
Rent	-10% $-927	-5% $-809	+0% $-691	+5% $-573	+10% $-454
Rate	-1.0pp $-560	-0.5pp $-625	base $-691	+0.5pp $-758	+1.0pp $-827

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	90d	1	0.04mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	99d	1	0.04mi
777 S Federal Hwy Unit 204H Pompano Beach, FL	2.0	2.0	1035	$3,000	$2.90	2d	1	0.11mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	120d	6	0.13mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	99d	3	0.13mi
777 S Federal Hwy Pompano Beach, FL	2.0	1.5–2.0	989	$2,525	$2.55	58d	2	0.13mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	110d	6	0.13mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$3,000	$2.57	84d	2	0.13mi
777 S Federal Hwy Unit 777E Pompano Beach, FL	2.0	2.0	1040	$2,100	$2.02	4d	1	0.15mi
777 S Federal Hwy Unit RPPH1 Pompano Beach, FL	2.0	1.5	911	$2,299	$2.52	10d	1	0.15mi
2201 SE 9th St #108 Pompano Beach, FL	1.0	1.5	750	$3,000	$4.00	65d	1	0.18mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	120d	1	0.18mi
740 S Federal Hwy #410 Pompano Beach, FL	2.0	2.0	1025	$2,395	$2.34	65d	1	0.20mi
949 SE 10th Ct Pompano Beach, FL	3.0	2.0	1403	$4,500	$3.21	46d	1	0.23mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	120d	1	0.23mi
2333 SE 11th St Pompano Beach, FL	3.0	2.0	1388	$6,500	$4.68	1d	1	0.35mi
1960 SE 5th Ct Pompano Beach, FL	2.0	2.0	1401	$4,800	$3.43	33d	1	0.41mi
690 SE 23rd Ave #4 Pompano Beach, FL	2.0	2.5	1055	$2,750	$2.61	12d	1	0.41mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	110d	1	0.41mi
2190 SE 5th St Unit 3B Pompano Beach, FL	2.0	2.0	832	$2,000	$2.40	42d	1	0.42mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	112d	1	0.44mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	110d	1	0.45mi
1971 SE 5th Ct Unit 303E Pompano Beach, FL	2.0	2.0	960	$2,400	$2.50	118d	1	0.45mi
1971 SE 5th Ct Pompano Beach, FL	2.0	2.0	960	$2,050	$2.14	120d	2	0.46mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	120d	1	0.47mi
491 SE 23rd Ave Pompano Beach, FL	3.0	2.0	1500	$3,500	$2.33	6d	1	0.48mi
391 SE 15th Ave Pompano Beach, FL	3.0	2.0	1332	$5,000	$3.75	120d	1	0.48mi
2333 SE 5th St #2333 Pompano Beach, FL	3.0	2.5	1440	$3,200	$2.22	120d	1	0.49mi
2353 SE 5th St #2353 Pompano Beach, FL	3.0	2.5	1440	$3,500	$2.43	20d	1	0.51mi
1839 SE 4th St Pompano Beach, FL	2.0	2.5	1222	$3,700	$3.03	35d	1	0.52mi
1880 SE 3rd St Unit 1880 Pompano Beach, FL	2.0	2.0	1200	$2,600	$2.17	90d	1	0.56mi
1100 Pine Dr Pompano Beach, FL	2.0	2.0	950	$2,075	$2.18	76d	2	0.58mi
1100 Pine Dr #106 Pompano Beach, FL	2.0	2.0	950	$2,150	$2.26	71d	1	0.58mi
220 SE 22nd Ave Pompano Beach, FL	2.0	1.0	800	$2,050	$2.56	45d	1	0.60mi
220 SE 22nd Ave Unit 2 Pompano Beach, FL	2.0	1.0	800	$2,200	$2.75	6d	1	0.60mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	120d	1	0.63mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	97d	1	0.63mi
2291 SE 15th St Pompano Beach, FL	3.0	2.0	1370	$5,500	$4.01	20d	1	0.63mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	120d	1	0.63mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	103d	1	0.64mi

Property features AI

Finance

• Financial info: Pets allowed (size limit)
• HOA & community: Association amenities include boating, fitness center, laundry, parking, heated pool, lobby and recreation facilitiesHOA fees paid quarterlyHOA covers grounds maintenance, sewer, trash, water, elevator, legal/accounting, reserve funds and pool service

Exterior

• Parking: Assigned parking with guest spacesOpen parking spaces available
• Utilities: Well water sourcePublic sewer100 amp electric serviceCable availableElectricity availableSewer availableWater connected
• Home design: CondominiumResale propertyFaces east12-story building
• Construction: Concrete / CBS construction
• Exterior features: Flat, tar-and-gravel roofNo waterfront (near fixed bridge, marina and ocean access)

Interior

• Kitchen: DisposalDishwasherRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: TileVinylWood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central air conditioningCeiling fan(s)Electric cooling
• Interior features: Entrance foyerWalk-in closet(s)Blinds on windows
• Laundry & utility: Common area laundry

HOA detail $833/mo · $9,996/yr

• Likely covers: watergym

Listing history 2 events

1. 2026-06-07
   remarks 675-char remark
2. 2026-06-07
   listed $259,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 70% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,922
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$6,418
• − Repairs & maintenance: −$2,874
• − Management: −$2,874
• − HOA: −$9,996
• − Depreciation: −$7,561
• Taxable loss: −$12,257
• Est. tax savings @ 24.0%: +$2,942
• After-tax cash flow: $-5,348/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $5,350–$16,050 screening

This corner unit is in excellent condition with a beautiful water view. Minor updates to the exterior and interior can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Mcnab Elementary School C+ FL #781/2,144 Nat'l #8,534/41,679 Middle Pompano Beach Middle School F FL #421/571 Nat'l #7,581/14,009 High Blanche Ely High School F FL #570/667 Nat'l #14,759/17,239

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

B Composite livability gradescore 74/100

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 · 2,207,033 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed (size limit)
• HOA & community: Association amenities include boating, fitness center, laundry, parking, heated pool, lobby and recreation facilitiesHOA fees paid quarterlyHOA covers grounds maintenance, sewer, trash, water, elevator, legal/accounting, reserve funds and pool service

Exterior

• Parking: Assigned parking with guest spacesOpen parking spaces available
• Utilities: Well water sourcePublic sewer100 amp electric serviceCable availableElectricity availableSewer availableWater connected
• Home design: CondominiumResale propertyFaces east12-story building
• Construction: Concrete / CBS construction
• Exterior features: Flat, tar-and-gravel roofNo waterfront (near fixed bridge, marina and ocean access)

Interior

• Kitchen: DisposalDishwasherRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: TileVinylWood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central air conditioningCeiling fan(s)Electric cooling
• Interior features: Entrance foyerWalk-in closet(s)Blinds on windows
• Laundry & utility: Common area laundry

Price history

-99.4% since first listed

16 events — show timeline

• 2026-03-05 Rental Removed $1,850 RENTALBEAST
• 2025-12-12 Listed for Rent $1,850 RENTALBEAST
• 2024-08-14 Rental Removed $2,600 LISTANZA
• 2024-08-10 Listed for Rent $2,600 LISTANZA
• 2024-03-19 Rental Removed $2,600 RMLSFL
• 2024-03-11 Listed for Rent $2,600 RMLSFL
• 2024-02-04 Rental Removed $3,500 REALLYO
• 2024-01-23 Listed for Rent $3,500 REALLYO
• 2023-11-18 Rental Removed $3,300 RMLSFL
• 2023-09-26 Listed for Rent $3,300 RMLSFL
• 2016-05-10 Listing Removed — Beaches MLS
• 2016-05-09 Listed $259,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2007-11-02 Listing Removed — Beaches MLS
• 2007-10-09 Listed $215,000 Beaches MLS
• 2007-04-16 Listed $310,000 Beaches MLS