1329 SW 1st Ter · Pompano Beach, FL 33060

$510,000

3 bd · 2.0 ba · 2,455 sqft · SingleFamily public records · 24 Days on market

Built 1957 7,500 sqft lot Est $894k · 43% under ↓ 5% since listing

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lyons Park! This charming home features a desirable split floor plan with the primary suite on one side and two additional bedrooms on the other, offering comfort and privacy. A standout feature is the oversized family room—perfect for relaxing or entertaining. A flexible room that was a garage conversion and has a separate entrance can easily serve as a 4th bedroom, guest suite, home office, or private space for extended family. The home maintains its original character, giving you the opportunity to update and customize to your style. A brand-new HVAC system is already in place, providing added peace of mind. Conveniently located near shopping, dining, and major roadways,

Key facts

• 7,500 sq ft lot
• 4 parking spots
• Built 1957

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Asphalt parking; Circular driveway; Total parking for 4 vehicles; No carport
• Security: Smoke detector(s)
• Utilities: Public water and well available; Public sewer; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Single-family home; One story; East-facing; Resale
• Construction: Concrete block (no stucco) construction; Barrel, tile and tar/gravel roof; 1-story construction (single level); Built as existing/resale (year not provided)
• Exterior features: Open porch; Porch; Chain link fencing in back yard; Asphalt road frontage; Public maintained road; Not waterfront

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Garbage disposal; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s); Wall/window unit(s)
• Interior features: Split bedroom layout; Bay window(s); Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup (electric) inside; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $510k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (2.0% below list).
• Recommended offer: $500k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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 rising (+2.1%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4,997/mo this rent would consume 93% 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 $15k 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 24 days — a 2% lower offer ($502k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $499,680 (2.0% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $893,620
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 SW 1st Ave	0.31mi	3/2.0	2,117 (-14%)	2mo	$740,000	$350	61
6110 NE 19th Ave	0.72mi	3/2.0	2,382 (-3%)	3mo	$700,000	$294	59
1520 NE 60th St	0.71mi	4/2.0 (+1)	2,517 (+2%)	12mo	$915,000	$364	47
6611 NE 21st Ln	0.70mi	3/3.0	2,095 (-15%)	0mo	$1,100,000	$525	39

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-35,794
• Equity at exit: $76,043

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $16,676
• Equity at exit: $44,095

Cash invested: $142,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $4,997 high
• Mortgage (P&I): −$2,674
• Tax from tax record: −$254 /mo · $3,042/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $807

Break-even live

Break-even rent $3,975

Max offer price $510,000

Occupancy floor 79%

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: $127,500
• Closing costs: $15,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 SW 1st Ter Pompano Beach, FL	3.0	3.0	1649	$3,800	$2.30	13d	1	0.24mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	7d	1	0.28mi
100 SW 17th St Pompano Beach, FL	3.0	2.0	1788	$4,500	$2.52	24d	1	0.28mi
850 SE 1st Ave Pompano Beach, FL	3.0	3.0	1673	$4,450	$2.66	24d	1	0.43mi
1601 NE 63rd St Fort Lauderdale, FL	3.0	2.0	1875	$6,125	$3.27	24d	1	0.50mi
300 SE 8th Ct Pompano Beach, FL	4.0	2.0	2204	$6,200	$2.81	24d	1	0.55mi
821 SW 13th Ct Pompano Beach, FL	4.0	3.5	2924	$6,950	$2.38	24d	1	0.56mi
170 SE 7th St #170 Pompano Beach, FL	3.0	2.5	1798	$3,550	$1.97	10d	1	0.56mi
170 SE 7th St #170 Pompano Beach, FL	3.0	2.5	1798	$3,650	$2.03	24d	1	0.56mi
511 SE 14th St Unit 1 Pompano Beach, FL	4.0	2.5	1880	$7,000	$3.72	24d	1	0.59mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,250	$3.04	24d	1	0.60mi
2080 NE 65th St Fort Lauderdale, FL	3.0	2.0	1725	$5,000	$2.90	15d	1	0.60mi
618 SW 1st Ter Pompano Beach, FL	3.0	3.0	1803	$3,295	$1.83	24d	1	0.61mi
151 SE 6th Ct Pompano Beach, FL	4.0	3.0	2146	$6,495	$3.03	7d	1	0.63mi
151 SE 6th Ct Pompano Beach, FL	4.0	3.0	2146	$6,980	$3.25	24d	1	0.63mi
6241 NE 19th Ter Fort Lauderdale, FL	4.0	3.0	1828	$7,500	$4.10	7d	1	0.63mi
6251 NE 20th Ter Fort Lauderdale, FL	3.0	3.0	1954	$7,000	$3.58	11d	1	0.64mi
1961 NE 62nd Ct Fort Lauderdale, FL	3.0	2.0	1630	$7,000	$4.29	24d	1	0.66mi
2101 NE 63rd St Unit 2101 Fort Lauderdale, FL	3.0	2.0	1805	$4,925	$2.73	20d	1	0.70mi
161 SE 5th Ct Pompano Beach, FL	3.0	2.0	1605	$5,150	$3.21	24d	1	0.75mi
5921 NE 15th Ave Fort Lauderdale, FL	3.0	3.0	1977	$4,600	$2.33	24d	1	0.75mi
5800 NE 15th Ave Fort Lauderdale, FL	4.0	3.0	2076	$6,000	$2.89	5d	1	0.83mi
5800 NE 15th Ave Fort Lauderdale, FL	4.0	3.0	2076	$6,000	$2.89	2d	1	0.83mi
2161 NE 62nd Ct Unit 2161 Fort Lauderdale, FL	4.0	3.0	2047	$7,500	$3.66	24d	1	0.85mi
6421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,750	$2.61	16d	1	0.87mi
6421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,750	$2.61	7d	1	0.87mi
6341 NE 22nd Ave Fort Lauderdale, FL	3.0	2.0	2086	$5,500	$2.64	14d	1	0.91mi
280 SE 3rd Ct Pompano Beach, FL	3.0	2.0	2042	$5,900	$2.89	24d	1	0.95mi
5910 NE 21st Way Fort Lauderdale, FL	3.0	2.0	1823	$4,950	$2.72	21d	1	0.96mi
5790 NE 20th Ter Fort Lauderdale, FL	3.0	2.0	1874	$6,000	$3.20	24d	1	0.97mi
1466 NE 57th Ct Fort Lauderdale, FL	3.0	2.0	2020	$8,200	$4.06	24d	1	1.01mi
1466 NE 57th Ct Unit 1044539P Fort Lauderdale, FL	3.0	2.0	2012	$6,185	$3.07	7d	1	1.01mi
356 SW 2nd Pl Unit 1-3 Pompano Beach, FL	2.0	1.0	2570	$2,300	$0.89	5d	1	1.03mi
1478 NE 57th St Fort Lauderdale, FL	3.0	2.0	1590	$5,400	$3.40	24d	1	1.06mi
1419 NE 57th St Fort Lauderdale, FL	4.0	2.5	2176	$7,500	$3.45	13d	1	1.07mi
5700 NE 20th Ave Fort Lauderdale, FL	3.0	2.0	2300	$5,575	$2.42	24d	1	1.07mi
1641 NE 56th Ct Fort Lauderdale, FL	4.0	3.5	2372	$5,500	$2.32	10d	1	1.08mi
2260 NE 62nd St Fort Lauderdale, FL	3.0	2.0	1807	$4,750	$2.63	10d	1	1.09mi
1001 NE 58th St Fort Lauderdale, FL	3.0	2.5	1585	$3,436	$2.17	1d	2	1.09mi
2010 NE 57th St Fort Lauderdale, FL	3.0	2.0	1730	$6,000	$3.47	21d	1	1.11mi

Listing history 17 events

1. 2026-06-18
   days on market $510,000 Active 24 DOM
2. 2026-06-17
   pricedays on market $510,000 Active 23 DOM
3. 2026-06-16
   days on market $520,000 Active 22 DOM
4. 2026-06-15
   days on market $520,000 Active 21 DOM
5. 2026-06-13
   days on market $520,000 Active 19 DOM
6. 2026-06-09
   days on market $520,000 Active 15 DOM
7. 2026-06-08
   days on market $520,000 Active 14 DOM
8. 2026-06-07
   days on market $520,000 Active 13 DOM
9. 2026-06-04
   days on market $520,000 Active 10 DOM
10. 2026-06-03
    days on market $520,000 Active 9 DOM
11. 2026-06-02
    days on market $520,000 Active 8 DOM
12. 2026-06-01
    days on market $520,000 Active 7 DOM
13. 2026-05-31
    days on market $520,000 Active 6 DOM
14. 2026-05-25
    status Active
15. 2026-05-25
    price $520,000
16. 2026-05-13
    historical
17. 2026-05-13
    listed $550,000 Active

ⓘ 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: $3,042 · $254/mo
• Projected year-2 tax: $4,233 · $353/mo
• Expected delta: +$1,191/yr (+$99/mo · 39.1%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $59,962
• − Mortgage interest: −$28,568
• − Property taxes: −$3,042
• − Insurance: −$2,550
• − Repairs & maintenance: −$4,797
• − Management: −$4,797
• − Depreciation: −$14,836
• Taxable income: $1,371
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $9,354/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

-5.5% since first listed

4 events — show timeline

• 2026-05-25 Relisted — Beaches MLS
• 2026-05-25 Price Changed $520,000 Beaches MLS
• 2026-05-13 Listing Removed — Beaches MLS
• 2026-05-13 Listed $550,000 Beaches MLS

Property tax history

+4.5%/yr

Latest (2025): $3,042 · +4.2% YoY. Source: county tax records.