1856 NW 6th Ave · Pompano Beach, FL 33060

$370,000

4 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 32 Days on market

Built 1968 6,000 sqft lot Est $295k · 25% over

---

Why this score? — see what drove the F 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 +13.2/30.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

Key facts

• 6,000 sq ft lot
• Parking
• Built 1968

Property features AI

Finance

• Financial info: Pets allowed with no restrictions

Exterior

• Parking: Covered carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces west; RS-4 zoning
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Fence; Open patio; Porch; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry / Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (12.5% below list).
• Recommended offer: $324k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 rising (+2.1%/yr); 338 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,236/mo this rent would consume 60% 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 $3k of loan paydown is wiped out by about $11k 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 32 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $173k; list at $370k implies a 114% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,569 (12.5% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $295,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
656 NW 21st St	0.23mi	3/1.0 (-1)	1,020 (+2%)	18mo	$395,000	$387	66
381 NW 16th St	0.33mi	3/1.0 (-1)	950 (-5%)	10mo	$280,000	$295	63
1521 NW 2nd Ave	0.59mi	3/1.0 (-1)	968 (-3%)	5mo	$280,000	$289	58

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-63,369
• Equity at exit: $55,168

10-year hold

• IRR: -11.2%
• Equity multiple: 0.35×
• Total profit: $-67,217
• Equity at exit: $31,991

Cash invested: $103,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,236 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$472 /mo · $5,659/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-10

Break-even live

Break-even rent $3,248

Max offer price $368,260

Occupancy floor 95%

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	7d	1	0.02mi
1881 NW 5th Ter Unit 1881 Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	24d	1	0.02mi
774 NW 16th Pl Pompano Beach, FL	3.0	2.0	1446	$3,000	$2.07	24d	1	0.26mi
1592 NW 7th Ter Pompano Beach, FL	5.0	2.0	1217	$2,700	$2.22	24d	1	0.38mi
171 NW 19th St Pompano Beach, FL	3.0	2.0	1215	$3,250	$2.67	24d	1	0.42mi
10 NW 19th St Pompano Beach, FL	4.0	2.0	1215	$2,990	$2.46	24d	1	0.55mi
2001 NE 1st Ave Pompano Beach, FL	5.0	2.0	1431	$3,100	$2.17	3d	1	0.57mi
2001 NE 1st Ave Unit 1 Pompano Beach, FL	5.0	2.0	1431	$3,100	$2.17	16d	1	0.57mi
1670 NE 1st Ave Pompano Beach, FL	3.0	2.0	1200	$3,300	$2.75	24d	1	0.65mi
1921 NE 2nd Ave Pompano Beach, FL	3.0	2.0	1261	$2,960	$2.35	22d	1	0.66mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	24d	1	0.71mi
229 NE 26th Ct Pompano Beach, FL	3.0	2.0	1145	$3,000	$2.62	22d	1	1.02mi
110 NE 30th St Pompano Beach, FL	3.0	2.0	1418	$4,400	$3.10	24d	1	1.09mi
704 NW 3rd Ave Pompano Beach, FL	3.0	1.0	1156	$2,600	$2.25	24d	1	1.15mi
3329 NW 11th Ave Unit 3329 Pompano Beach, FL	3.0	2.5	1420	$2,800	$1.97	24d	1	1.28mi
1087 NW 33rd Mnr Pompano Beach, FL	3.0	2.5	1495	$2,675	$1.79	24d	1	1.31mi
1307 Partridge Close #67 Pompano Beach, FL	4.0	2.5	1500	$2,500	$1.67	14d	1	1.36mi
1307 Partridge Close Pompano Beach, FL	4.0	2.5	1500	$2,500	$1.67	7d	1	1.36mi
2621 NE 8th Ave Pompano Beach, FL	3.0	2.0	1200	$2,650	$2.21	5d	1	1.39mi
3313 Quail Close #3313 Pompano Beach, FL	3.0	2.5	1420	$2,500	$1.76	24d	1	1.42mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	15d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $370,000 Active 32 DOM
2. 2026-06-17
   days on market $370,000 Active 31 DOM
3. 2026-06-16
   days on market $370,000 Active 30 DOM
4. 2026-06-15
   days on market $370,000 Active 29 DOM
5. 2026-06-13
   days on market $370,000 Active 27 DOM
6. 2026-06-09
   days on market $370,000 Active 23 DOM
7. 2026-06-08
   days on market $370,000 Active 22 DOM
8. 2026-06-07
   days on market $370,000 Active 21 DOM
9. 2026-06-04
   days on market $370,000 Active 18 DOM
10. 2026-06-03
    days on market $370,000 Active 17 DOM
11. 2026-06-02
    days on market $370,000 Active 16 DOM
12. 2026-06-01
    days on market $370,000 Active 15 DOM
13. 2026-05-31
    days on market $370,000 Active 14 DOM
14. 2026-05-17
    listed $370,000 Active
15. 2020-10-16
    soldstatus $173,000
16. 2020-10-14
    soldstatus $150,000 Closed 160-char remark

    Show marketing remark (160 chars)

    Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

17. 2020-09-14
    historical Active Under Contract 160-char remark

    Show marketing remark (160 chars)

    Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

18. 2020-09-10
    price $199,900 160-char remark

    Show marketing remark (160 chars)

    Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

19. 2020-08-22
    price $209,999 160-char remark

    Show marketing remark (160 chars)

    Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

20. 2020-08-20
    price $210,000 160-char remark

    Show marketing remark (160 chars)

    Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

21. 2020-08-18
    price $220,000 160-char remark

    Show marketing remark (160 chars)

    Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

22. 2020-07-31
    listed $225,000 Active 160-char remark

    Show marketing remark (160 chars)

    Great investment property or First Time Home buyer!! Currently a 2/1, but can be easily converted back to a 3/1. Large yard, new AC, carport and utility shed.

ⓘ 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: $5,659 · $472/mo
• Projected year-2 tax: $5,659 · $472/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: $38,828
• − Mortgage interest: −$20,726
• − Property taxes: −$5,659
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − Depreciation: −$10,764
• Taxable loss: −$6,382
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $1,414/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

+64.4% since first listed

9 events — show timeline

• 2026-05-17 Listed $370,000 MARMLS
• 2020-10-16 Sold (Public Records) $173,000 Public Records
• 2020-10-14 Sold (MLS) $150,000 MARMLS
• 2020-09-14 Contingent — MARMLS
• 2020-09-10 Price Changed $199,900 MARMLS
• 2020-08-22 Price Changed $209,999 MARMLS
• 2020-08-20 Price Changed $210,000 MARMLS
• 2020-08-18 Price Changed $220,000 MARMLS
• 2020-07-31 Listed $225,000 MARMLS

Property tax history

+10.4%/yr

Latest (2025): $5,659 · +7.2% YoY. Source: county tax records.