600 NW 19th St · Pompano Beach, FL 33060

$310,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 52 Days on market

Built 1961 7,459 sqft lot Est $301k · at est. ↓ 25% since listing

---

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).

• Cash flow +14.0/30.0
• ARV discount +6.1/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 1-bathroom home in Pompano Beach offers tremendous potential for the right buyer. Located on a spacious corner lot, this property provides plenty of open space and privacy. The home features a functional layout, with generously sized rooms, offering a great foundation to create your ideal living space. The corner lot offers additional outdoor space, perfect for expanding the home, adding a garden, or creating an outdoor entertainment area. Inside, you'll find a cozy living room, a practical kitchen, and three comfortable bedrooms. With its prime location in Pompano Beach, you're just minutes away from the area's beautiful beaches, shopping, dining and entertainm

Key facts

• Outdoor space
• Prime location
• Corner lot

Tags

• CORNER LOT
• OUTDOOR SPACE
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Street lights; Sidewalks

Exterior

• Parking: Covered driveway parking; Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story block home; Faces northwest; Shingle roof; Effective year built
• Construction: Block construction
• Exterior features: Awnings

Interior

• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Family room; Storage room; Utility room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $41 ($498/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 $280k (9.8% below list).
• Recommended offer: $280k (9.8% 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: 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 339 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,797/mo this rent would consume 52% 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 $9k 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 52 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,688 (9.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $300,900
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
656 NW 21st St	0.16mi	3/1.0	1,020 (0%)	18mo	$395,000	$387	77
721 NW 18th St	0.11mi	2/1.0 (-1)	1,090 (+7%)	3mo	$299,000	$274	76
381 NW 16th St	0.40mi	3/1.0	950 (-7%)	11mo	$280,000	$295	61
1521 NW 2nd Ave	0.67mi	3/1.0	968 (-5%)	5mo	$280,000	$289	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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-49,990
• Equity at exit: $46,222

10-year hold

• IRR: -9.7%
• Equity multiple: 0.43×
• Total profit: $-49,791
• Equity at exit: $26,803

Cash invested: $86,800 (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: 339
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$413 /mo · $4,959/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $41

Break-even live

Break-even rent $2,744

Max offer price $310,000

Occupancy floor 94%

Sensitivity live

Price	-10% $217	-5% $129	+0% $41	+5% $-46	+10% $-134
Rent	-10% $-179	-5% $-69	+0% $41	+5% $152	+10% $262
Rate	-1.0pp $198	-0.5pp $120	base $41	+0.5pp $-39	+1.0pp $-121

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1881 NW 5th Ter Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	9d	1	0.08mi
1881 NW 5th Ter Unit 1881 Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	26d	1	0.08mi
774 NW 16th Pl Pompano Beach, FL	3.0	2.0	1446	$3,000	$2.07	26d	1	0.24mi
171 NW 19th St Pompano Beach, FL	3.0	2.0	1215	$3,250	$2.67	26d	1	0.48mi
310 Leisure Blvd Pompano Beach, FL	2.0	2.0	1331	$2,250	$1.69	26d	1	0.61mi
10 NW 19th St Pompano Beach, FL	4.0	2.0	1215	$2,990	$2.46	26d	1	0.61mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	26d	1	0.64mi
1670 NE 1st Ave Pompano Beach, FL	3.0	2.0	1200	$3,300	$2.75	26d	1	0.71mi
1921 NE 2nd Ave Pompano Beach, FL	3.0	2.0	1261	$2,960	$2.35	23d	1	0.72mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	15d	1	0.74mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	16d	1	0.74mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	26d	1	0.74mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	13d	1	0.74mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	26d	1	0.77mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	16d	1	0.80mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	26d	1	0.80mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	26d	1	0.80mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	26d	1	0.84mi
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	26d	1	0.91mi
100 NW 27th St Unit 100 Pompano Beach, FL	2.0	2.0	1394	$2,749	$1.97	26d	1	0.92mi
100 NW 27th St Pompano Beach, FL	2.0	2.0	1394	$2,500	$1.79	26d	1	0.92mi
231 NE 24th St Unit 1 Pompano Beach, FL	2.0	1.0	750	$2,250	$3.00	0d	1	0.92mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	26d	1	0.97mi
920 NW 8th Ave Unit 3 Pompano Beach, FL	2.0	1.5	1150	$1,900	$1.65	13d	1	0.97mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	26d	1	1.01mi
841 NW 5th Ave Unit 1 Pompano Beach, FL	2.0	1.0	1000	$1,500	$1.50	26d	1	1.03mi
811 NW 6th Ave Pompano Beach, FL	2.0	2.0	821	$1,750	$2.13	26d	1	1.05mi
229 NE 26th Ct Pompano Beach, FL	3.0	2.0	1145	$3,000	$2.62	23d	1	1.07mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	26d	1	1.11mi
110 NE 30th St Pompano Beach, FL	3.0	2.0	1418	$4,400	$3.10	26d	1	1.13mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	26d	3	1.16mi
704 NW 3rd Ave Pompano Beach, FL	3.0	1.0	1156	$2,600	$2.25	26d	1	1.16mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	26d	1	1.18mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	26d	1	1.22mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	26d	1	1.22mi
3329 NW 11th Ave Unit 3329 Pompano Beach, FL	3.0	2.5	1420	$2,800	$1.97	26d	1	1.26mi
3329 NW 11th Ave Unit 3329 Pompano Beach, FL	3.0	2.5	1420	$2,800	$1.97	0d	1	1.26mi
1087 NW 33rd Mnr Pompano Beach, FL	3.0	2.5	1495	$2,675	$1.79	26d	1	1.29mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	4d	16	1.31mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	16d	1	1.32mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $310,000 Pending 52 DOM
2. 2026-06-09
   days on market $310,000 Active 49 DOM
3. 2026-06-08
   days on market $310,000 Active 48 DOM
4. 2026-06-07
   days on market $310,000 Active 47 DOM
5. 2026-06-04
   days on market $310,000 Active 44 DOM
6. 2026-06-03
   days on market $310,000 Active 43 DOM
7. 2026-06-02
   days on market $310,000 Active 42 DOM
8. 2026-06-01
   days on market $310,000 Active 41 DOM
9. 2026-05-31
   days on market $310,000 Active 40 DOM
10. 2026-04-28
    status Active
11. 2026-04-23
    status Pending
12. 2026-04-16
    listed $310,000 Active
13. 2025-10-07
    historical
14. 2025-09-16
    listed $310,000 Active
15. 2025-09-15
    historical
16. 2025-03-14
    listed $415,000 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: $4,959 · $413/mo
• Projected year-2 tax: $4,959 · $413/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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,563
• − Mortgage interest: −$17,365
• − Property taxes: −$4,959
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − Depreciation: −$9,018
• Taxable loss: −$4,699
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $1,625/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

-25.3% since first listed

7 events — show timeline

• 2026-04-28 Relisted — MARMLS
• 2026-04-23 Pending — MARMLS
• 2026-04-16 Listed $310,000 MARMLS
• 2025-10-07 Listing Removed — MARMLS
• 2025-09-16 Listed $310,000 MARMLS
• 2025-09-15 Listing Removed — MARMLS
• 2025-03-14 Listed $415,000 MARMLS

Property tax history

+8.4%/yr

Latest (2025): $4,959 · +7.0% YoY. Source: county tax records.