3507 Oaks Way #501 · Pompano Beach, FL 33069

$219,500

3 bd · 2.0 ba · 1,500 sqft · Condo public records · 5 Days on market

Built 1981 $996/mo HOA · 36% of rent

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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 +8.1/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0

Listing remarks

Great opportunity to own a rarely available 5th-floor 3-bed, 2-bath corner residence at Palm Aire Country Club. This unit features sweeping golf course and waterway views, an oversized balcony and a spacious primary suite. Ideally located on a quiet dead-end street, this units well-proportioned floor plan offers excellent renovation and value-add potential, making it a standout opportunity for both end-users and investors looking to create equity & a personalized space. The building has been well maintained with a newly completed roof, passed 40-year inspection, fully funded reserves, and a newly paved parking lot. The A/C is approximately 3 years old. Residents enjoy 3 heated and re

Key facts

• Newly completed roof
• Oversized balcony
• Waterway views

Tags

• GOLF COURSE VIEWS
• WATERWAY VIEWS
• OVERSIZED BALCONY
• SPACIOUS PRIMARY SUITE
• QUIET DEAD-END STREET
• NEWLY COMPLETED ROOF

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association with clubhouse, elevator(s), golf course access, parking, pool, shuffleboard court; Internet included; HOA fee paid monthly; HOA covers cable TV, grounds maintenance, trash, water, common areas, and pool service

Exterior

• Parking: Two total parking spaces; Assigned parking; Guest parking; One open parking space
• Security: Closed-circuit cameras; Fire sprinkler system; Key card entry; Smoke detectors; Phone/intercom entry
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; Resale property; Faces east
• Construction: CBS construction; Concrete and tile roof; Ten-story building
• Exterior features: Located on a golf course; Entry-level living area

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile; Wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Entrance foyer; Walk-in closet(s); Split bedroom layout
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (17.1% below list).
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $182k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: Cypress Elementary School (math 26% / reading 30%, grade F, #1,951 of 2,144 statewide, top 91%, 740 students, 80% 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 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 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 $2,798/mo this rent would consume 56% of the median local household income ($60k/yr) (locally 1670% 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $132k; list at $220k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $182,011 (17.1% 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. 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. 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 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: 1.27% ✓
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.8%
• Equity multiple: 0.08×
• Total profit: $-56,687
• Equity at exit: $32,728

10-year hold

• IRR: -65.9%
• Equity multiple: -0.56×
• Total profit: $-96,025
• Equity at exit: $18,978

Cash invested: $61,460 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$91
• HOA: −$996
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-212

Break-even live

Break-even rent $3,067

Max offer price $182,011

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3507 Oaks Way #603 Pompano Beach, FL	3.0	2.5	1620	$4,000	$2.47	24d	1	0.03mi
3507 Oaks Way #911 Pompano Beach, FL	3.0	2.5	1620	$2,900	$1.79	17d	1	0.03mi
3507 Oaks Way #911 Pompano Beach, FL	3.0	2.5	1620	$2,600	$1.60	24d	1	0.03mi
3520 Oaks Way #108 Pompano Beach, FL	3.0	2.5	1620	$2,500	$1.54	24d	1	0.14mi
3900 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1545	$2,450	$1.59	20d	2	0.16mi
3900 Oaks Clubhouse Dr #409 Pompano Beach, FL	3.0	2.0	1590	$2,500	$1.57	22d	1	0.16mi
3510 Oaks Way #605 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	24d	1	0.23mi
3503 Oaks Way Pompano Beach, FL	1.0–2.0	2.0	1138	$2,200	$1.93	24d	1	0.24mi
3970 Oaks Clubhouse Dr #302 Pompano Beach, FL	3.0	2.0	1560	$3,000	$1.92	24d	1	0.24mi
3588 Sahara Springs Blvd Pompano Beach, FL	3.0	2.5	2205	$5,300	$2.40	24d	1	0.25mi
555 Oaks Ln #309 Pompano Beach, FL	3.0	2.0	1500	$2,650	$1.77	21d	1	0.27mi
3641 Oaks Clubhouse Dr #201 Pompano Beach, FL	3.0	2.0	1444	$3,000	$2.08	8d	1	0.27mi
3529 Dunes Vista Dr Pompano Beach, FL	3.0	2.0	1626	$3,200	$1.97	24d	1	0.27mi
545 Oaks Ln Pompano Beach, FL	2.0–3.0	2.0	1303	$2,600	$2.00	24d	2	0.31mi
535 Oaks Dr Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	22d	1	0.32mi
3499 Oaks Way #105 Pompano Beach, FL	2.0	2.0	1298	$2,200	$1.69	24d	1	0.32mi
3499 Oaks Way #607 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	11d	1	0.32mi
3980 Oaks Clubhouse Dr #302 Pompano Beach, FL	3.0	2.0	1500	$2,400	$1.60	24d	1	0.33mi
115 NW 36th Ave #115 Pompano Beach, FL	3.0	2.5	1730	$3,950	$2.28	22d	1	0.45mi
115 NW 36th Ave #115 Pompano Beach, FL	3.0	2.5	1730	$3,850	$2.23	5d	1	0.45mi
3600 Oaks Clubhouse Dr #206 Pompano Beach, FL	3.0	2.0	1516	$2,700	$1.78	22d	1	0.45mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	2.0–3.0	2.0	1331	$2,800	$2.10	24d	3	0.47mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1331	$2,575	$1.93	3d	2	0.47mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$2,650	$2.04	22d	3	0.52mi
4015 W Palm Aire Dr #205 Pompano Beach, FL	2.0	2.0	1216	$2,650	$2.18	24d	1	0.53mi
4303 W Atlantic Blvd Coconut Creek, FL	1.0–2.0	1.0	999	$2,250	$2.25	2d	2	0.53mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,693	$2.43	14d	1	0.55mi
3360 NW 1st St Pompano Beach, FL	2.0	2.0	1109	$2,595	$2.34	2d	1	0.55mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	14d	1	0.56mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	24d	1	0.56mi
3141 N Palm Aire Dr #3141 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	21d	1	0.59mi
3141 N Palm Aire Dr Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	17d	1	0.59mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	5d	1	0.60mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	11d	1	0.60mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	24d	1	0.60mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.61mi
3090 N Course Dr #304 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	8d	1	0.61mi
3090 N Course Dr #601 Pompano Beach, FL	3.0	2.0	1500	$2,500	$1.67	24d	1	0.61mi
4200 Oaks Ter #104 Pompano Beach, FL	2.0	2.0	1112	$2,300	$2.07	24d	1	0.62mi
4021 N Cypress Dr Pompano Beach, FL	3.0	2.0	2075	$3,250	$1.57	24d	1	0.65mi

HOA detail condo

• Monthly dues: $996 · $11,952/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $219,500 Active 5 DOM
2. 2026-06-17
   days on market $219,500 Active 4 DOM
3. 2026-06-16
   days on market $219,500 Active 3 DOM
4. 2026-06-15
   remarks 695-char remark
5. 2026-06-15
   listed $219,500 Active 2 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: $2,212 · $184/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,580
• − Mortgage interest: −$12,295
• − Property taxes: −$2,212
• − Insurance: −$1,098
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − HOA: −$11,952
• − Depreciation: −$6,385
• Taxable loss: −$5,736
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $-1,170/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): 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

+167.7% since first listed

6 events — show timeline

• 2026-06-13 Listed $219,500 Beaches MLS
• 2026-03-12 Listing Removed — Beaches MLS
• 2026-03-11 Price Changed $219,995 Beaches MLS
• 2026-02-26 Listed $238,500 Beaches MLS
• 2003-01-03 Sold (Public Records) $132,500 Public Records
• 1983-06-01 Sold (Public Records) $82,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,212 · +4.0% YoY. Source: county tax records.