3100 N Course Ln · Pompano Beach, FL 33069

$225,000

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 24 Days on market

Built 1974 Poor condition Est $285k · 21% under ↓ 2% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Rent growth +2.4/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Enjoy serene water views of the lake and fountain as soon as you enter this beautifully maintained, 2-bed, 2-bath condo with all-tile flooring. The kitchen shines with stainless steel appliances, while the south-facing living room fills with natural light. Features an en-suite bathrooms. The pool is conveniently located right across the building (one of three recreation areas), and you’re minutes away from shopping, entertainment, parks, and beaches. Schedule a showing today! HOA Requires 20% downpayment. 700 Credit Score requirement.

Key facts

• View of the lake
• Brand-new kitchen
• Crown molding

Tags

• WOOD-LAMINATE FLOORING
• CROWN MOLDING
• BRAND-NEW KITCHEN
• VIEW OF THE LAKE
• EXCELLENT LOCATION NEAR I-95

🏷️ Possibly a rental listed for sale. The $225,000 price doesn't fit this home's estimated sale value (~$284,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (9.9% below list).
• Recommended offer: $203k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 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).
• This rent runs 41% of the median local income ($60k/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 $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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,753 (9.9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $284,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3041 NW 3rd St	0.63mi	3/2.0 (+1)	1,138 (+4%)	5mo	$295,000	$259	56

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-48,979
• Equity at exit: $33,548

10-year hold

• IRR: -30.6%
• Equity multiple: -0.17×
• Total profit: $-73,738
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-105

Break-even live

Break-even rent $2,161

Max offer price $209,775

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	5d	1	0.04mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	11d	1	0.04mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	24d	1	0.07mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$1,800	$1.38	22d	3	0.11mi
3010 N Course Dr #209 Pompano Beach, FL	2.0	2.0	1263	$2,500	$1.98	24d	1	0.13mi
3050 N Course Dr Pompano Beach, FL	2.0	2.0	1250	$1,925	$1.54	24d	1	0.15mi
3091 N Course Dr #705 Pompano Beach, FL	2.0	2.0	1064	$2,000	$1.88	24d	1	0.20mi
3091 N Course Dr #303 Pompano Beach, FL	2.0	2.0	1064	$2,100	$1.97	4d	1	0.20mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	11d	1	0.22mi
2940 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1150	$2,100	$1.83	24d	1	0.22mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.22mi
2940 N Course Dr Pompano Beach, FL	1.0	1.0	1100	$1,050	$0.95	24d	1	0.22mi
3095 N Course Dr Pompano Beach, FL	2.0	2.0	1225	$2,395	$1.96	24d	1	0.22mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.23mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	7d	1	0.23mi
3090 N Course Dr #601 Pompano Beach, FL	3.0	2.0	1500	$2,500	$1.67	24d	1	0.23mi
535 Oaks Dr Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	22d	1	0.31mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,100	$1.88	20d	1	0.32mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	4d	1	0.32mi
2809 N Course Dr #205 Pompano Beach, FL	1.0	1.0	735	$1,700	$2.31	24d	1	0.33mi
3100 N Palm Aire Dr #107 Pompano Beach, FL	1.0	2.0	960	$1,800	$1.88	24d	1	0.34mi
2900 N Course Dr #107 Pompano Beach, FL	2.0	2.0	1216	$2,150	$1.77	15d	1	0.34mi
545 Oaks Ln Pompano Beach, FL	2.0–3.0	2.0	1303	$2,350	$1.80	24d	2	0.34mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	17d	1	0.34mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	20d	1	0.34mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	15d	1	0.34mi
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.34mi
3150 N Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	900	$1,700	$1.89	24d	1	0.35mi
2801 N Course Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	991	$2,325	$2.35	24d	12	0.35mi
3499 Oaks Way #607 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	11d	1	0.36mi
3499 Oaks Way #105 Pompano Beach, FL	2.0	2.0	1298	$2,200	$1.69	24d	1	0.36mi
3200 N Palm Aire Dr #207 Pompano Beach, FL	1.0	1.5	1168	$2,000	$1.71	24d	1	0.38mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.38mi
3510 Oaks Way #605 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	24d	1	0.39mi
2850 N Palm Aire Dr Pompano Beach, FL	1.0	1.5	850	$2,000	$2.35	24d	1	0.41mi
3503 Oaks Way Pompano Beach, FL	1.0–2.0	2.0	1138	$2,200	$1.93	24d	1	0.42mi
2829 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1020	$1,950	$1.91	20d	1	0.42mi
2900 N Palm Aire Dr #206 Pompano Beach, FL	1.0	1.0	860	$1,650	$1.92	24d	1	0.42mi
2900 N Palm Aire Dr #405 Pompano Beach, FL	1.0	1.0	860	$1,625	$1.89	17d	1	0.42mi
555 Oaks Ln #309 Pompano Beach, FL	3.0	2.0	1500	$2,650	$1.77	20d	1	0.42mi

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 24 DOM
2. 2026-06-17
   days on market $225,000 Active 23 DOM
3. 2026-06-16
   days on market $225,000 Active 22 DOM
4. 2026-06-15
   days on market $225,000 Active 21 DOM
5. 2026-06-13
   days on market $225,000 Active 19 DOM
6. 2026-06-09
   days on market $225,000 Active 15 DOM
7. 2026-06-07
   days on market $225,000 Active 13 DOM
8. 2026-06-04
   days on market $225,000 Active 10 DOM
9. 2026-06-03
   days on market $225,000 Active 9 DOM
10. 2026-06-02
    days on market $225,000 Active 8 DOM
11. 2026-06-01
    days on market $225,000 Active 7 DOM
12. 2026-05-31
    days on market $225,000 Active 6 DOM
13. 2026-05-25
    listed $225,000 Active
14. 2025-10-30
    listed $3,000
15. 2025-03-03
    soldstatus $210,000 Closed 546-char remark

    Show marketing remark (546 chars)

    Enjoy serene water views of the lake and fountain as soon as you enter this beautifully maintained, 2-bed, 2-bath condo with all-tile flooring. The kitchen shines with stainless steel appliances, while the south-facing living room fills with natural light. Features an en-suite bathrooms. The pool is conveniently located right across the building (one of three recreation areas), and you’re minutes away from shopping, entertainment, parks, and beaches. Schedule a showing today! HOA Requires 20% downpayment. 700 Credit Score requirement.

16. 2025-02-11
    status Pending 546-char remark

    Show marketing remark (546 chars)

    Enjoy serene water views of the lake and fountain as soon as you enter this beautifully maintained, 2-bed, 2-bath condo with all-tile flooring. The kitchen shines with stainless steel appliances, while the south-facing living room fills with natural light. Features an en-suite bathrooms. The pool is conveniently located right across the building (one of three recreation areas), and you’re minutes away from shopping, entertainment, parks, and beaches. Schedule a showing today! HOA Requires 20% downpayment. 700 Credit Score requirement.

17. 2024-11-13
    listed $230,000 Active 546-char remark

    Show marketing remark (546 chars)

    Enjoy serene water views of the lake and fountain as soon as you enter this beautifully maintained, 2-bed, 2-bath condo with all-tile flooring. The kitchen shines with stainless steel appliances, while the south-facing living room fills with natural light. Features an en-suite bathrooms. The pool is conveniently located right across the building (one of three recreation areas), and you’re minutes away from shopping, entertainment, parks, and beaches. Schedule a showing today! HOA Requires 20% downpayment. 700 Credit Score requirement.

ⓘ 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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 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: $24,330
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$2,950
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$6,545
• Taxable loss: −$5,036
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $-54/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the balcony railings and flooring. Immediate updates to the exterior and structural elements are necessary to improve its condition and value.

Repairs flagged

• Major balcony railings — Visible rust and wear
• Major balcony flooring — Visible wear and tear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both repair railings and flooring — Improves safety and aesthetics, boosting both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
balcony railings · Visible rust and wear	Major	$15,000–50,000
balcony flooring · Visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both repair railings and flooring — Improves safety and aesthetics, boosting both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.2% since first listed

5 events — show timeline

• 2026-05-25 Listed $225,000 FSBO.com
• 2025-10-30 Listed for Rent $3,000 APPFOLIO
• 2025-03-03 Sold (MLS) $210,000 HAOR as distributed by MLS GRID
• 2025-02-11 Pending — HAOR as distributed by MLS GRID
• 2024-11-13 Listed $230,000 HAOR as distributed by MLS GRID