101 E Mcnab Rd #408 · Pompano Beach, FL 33060

$229,500

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 17 Days on market

Built 1972 $440/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

COMPLETELY REMODELED 2/2, WOOD FLOORS THRU-OUT, NEW DESIGN ON 2nd BATH, 3D TILES ON MASTERBATH, HUGE MASTER BEDROOM WITH WALK-IN CLOSET, KITCHEN WITH REAL WOOD CABINETS AND QUARTZ COUNTER TOPS, STAINLESS STEEL APPLIANCES, NEW A/C, NEW WATER HEATER, HURRICANE IMPACT WINDOWS, NO HIDDEN PROBLEMS BEHIND THE WALLS, ALL PERMITTED BY THE CITY OF POMPANO. COMMUNITY POOL, RECREATIONAL AREA, GAS BARBEQUE GRILLS. AMAZING PROPERTY, GREAT LOCATION 10MIN TO BEACH AND CLOSE TO PUBLIX, PHARMACIES AND GOOD RESTAURANTS. NO LEASE ON THE 1st 2 YEARS

Key facts

• Wood flooring
• 3d tile accents
• Designer guest bath

Tags

• REMODELED CONDOMINIUM
• WOOD FLOORING
• UPDATED BATHROOMS
• DESIGNER GUEST BATH
• 3D TILE ACCENTS
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Building area reported as 1,000 (assessor source)
• Financial info: No land lease
• HOA & community: Association: Barcelona Gardens; Monthly HOA fee of 440; Association amenities include billiard room, clubhouse, parking, and pool; HOA fee covers insurance, structure maintenance, sewer, trash, water, and common area maintenance; Pets allowed (size limits and possible restrictions)

Exterior

• Parking: One open parking space; Guest parking
• Security: Fire alarm; Smoke detectors; Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; One level; Two-story building; First-floor entry; Faces south; Resale condition; Building name: Barcelona Gardens
• Construction: Block and stucco construction; Concrete block with stucco; Flat and tile roof; Block foundation; Built as part of a multi-unit building
• Exterior features: Covered patio; Screened patio; Screened porch; Patio; Porch; Paved road access; Publicly maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Bedroom layout with stacked arrangement
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 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 $3,287/mo this rent would consume 61% 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $143k; list at $230k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $226,057 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 5.8

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $7,929
• Equity at exit: $34,219

10-year hold

• IRR: 11.9%
• Equity multiple: 1.90×
• Total profit: $57,667
• Equity at exit: $19,843

Cash invested: $64,260 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,287 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$96
• HOA: −$440
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $750

Break-even live

Break-even rent $2,337

Max offer price $229,500

Occupancy floor 72%

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 SE 12th Ct Pompano Beach, FL	3.0	2.0	1372	$12,000	$8.75	22d	1	0.14mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	24d	1	0.20mi
1101 SW 1st Ave Pompano Beach, FL	3.0	1.5	1206	$3,400	$2.82	24d	1	0.31mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	11d	1	0.35mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	4d	1	0.35mi
342 SW 14th St Pompano Beach, FL	3.0	2.0	1458	$5,000	$3.43	24d	1	0.37mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	5d	1	0.43mi
1001 SE 5th Ave Pompano Beach, FL	3.0	2.0	1492	$4,500	$3.02	24d	1	0.50mi
1065 SW 4th Ter Pompano Beach, FL	3.0	2.0	1292	$4,000	$3.10	8d	1	0.53mi
2169 Imperial Point Dr Fort Lauderdale, FL	2.0	2.0	1300	$4,200	$3.23	24d	1	0.80mi
2400 NE 65th St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1103	$2,814	$2.55	2d	16	0.81mi
860 SW 10th St Pompano Beach, FL	3.0	2.0	1354	$3,300	$2.44	24d	1	0.84mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	24d	1	0.89mi
511 SE 5th St Pompano Beach, FL	2.0	2.0	1276	$4,200	$3.29	22d	1	0.89mi
1631 S Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1092	$2,694	$2.47	2d	17	0.89mi
200 SE 3rd St Pompano Beach, FL	3.0	2.0	1481	$6,999	$4.73	11d	1	1.04mi
6299 Bay Club Dr #4 Fort Lauderdale, FL	2.0	2.0	1200	$4,900	$4.08	24d	1	1.05mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	24d	1	1.06mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	24d	1	1.06mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	8d	1	1.07mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	24d	1	1.08mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	24d	1	1.09mi
2321 SE 15th St Unit 2321 Pompano Beach, FL	3.0	2.0	1313	$6,100	$4.65	24d	1	1.10mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	1.13mi
1100 SE 5th Ct #57 Pompano Beach, FL	2.0	2.0	1168	$3,400	$2.91	24d	1	1.16mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	3d	1	1.18mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	1.19mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	1.19mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	1.19mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	1.20mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	24d	1	1.22mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	1.25mi
540 NE 61st Ct Fort Lauderdale, FL	3.0	2.0	1272	$3,395	$2.67	3d	1	1.26mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	24d	1	1.26mi
320 SE 11th Ave Pompano Beach, FL	3.0	2.0	1350	$2,250	$1.67	24d	1	1.26mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1458	$3,700	$2.54	5d	1	1.27mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	24d	1	1.27mi
2548 SE 14th St Pompano Beach, FL	2.0	2.0	1400	$12,000	$8.57	1d	1	1.27mi
3200 Port Royale Dr N Fort Lauderdale, FL	2.0	2.0	1396	$3,950	$2.83	24d	2	1.27mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	1.27mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $229,500 Active 17 DOM
2. 2026-06-17
   days on market $229,500 Active 16 DOM
3. 2026-06-16
   days on market $229,500 Active 15 DOM
4. 2026-06-15
   days on market $229,500 Active 14 DOM
5. 2026-06-13
   days on market $229,500 Active 12 DOM
6. 2026-06-09
   days on market $229,500 Active 8 DOM
7. 2026-06-08
   days on market $229,500 Active 7 DOM
8. 2026-06-07
   days on market $229,500 Active 6 DOM
9. 2026-06-04
   days on market $229,500 Active 3 DOM
10. 2026-06-03
    days on market $229,500 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $229,500 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: $1,290 · $107/mo
• Projected year-2 tax: $1,905 · $159/mo
• Expected delta: +$615/yr (+$51/mo · 47.7%)

ⓘ 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) · 13% 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: $39,449
• − Mortgage interest: −$12,856
• − Property taxes: −$1,290
• − Insurance: −$1,148
• − Repairs & maintenance: −$3,156
• − Management: −$3,156
• − HOA: −$5,280
• − Depreciation: −$6,676
• Taxable income: $5,888
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $7,592/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

+459.8% since first listed

5 events — show timeline

• 2026-06-01 Listed $229,500 Beaches MLS
• 2017-10-06 Sold (Public Records) $142,700 Public Records
• 2017-10-06 Sold (MLS) $142,700 MARMLS
• 2017-02-22 Listed $149,900 MARMLS
• 1986-04-01 Sold (Public Records) $41,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,290 · +5.5% YoY. Source: county tax records.