777 S Federal Hwy Unit H306 · Pompano Beach, FL
Flood risk 7/10 · Major
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.81%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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).
- Cash flow +15.0/30.0
- ARV discount +15.0/15.0
- 1% rule +9.6/10.0
- DSCR +4.6/10.0
- Schools +3.7/10.0
- Livability +3.7/5.0
- Condition / age +2.8/5.0
- Rent growth +2.4/5.0
- Appreciation +0.0/10.0
$194,777
777 S Federal Hwy Unit H306 · Pompano Beach, FL 33062
2 bd · 2.0 ba · 1,072 sqft · Condo
· 140 Days on market
Built 1972
$182/sqft
· 19% below area
Est $241k · 19% under
$835/mo HOA · 29% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
REDUCED!!! Discover the perfect blend of comfort, convenience, and South Florida charm in this beautifully maintained 2-bedroom, 2-bathroom condominium located in the sought-after Island Club community of Pompano Beach. Residents of Island Club enjoy beautifully maintained grounds, ample parking, and a welcoming community atmosphere. With easy access to the beach, major roadways, shopping centers, restaurants, and local attractions, this condominium presents an exceptional opportunity to embrace the coastal lifestyle you've been dreaming of.
Key facts
- Ample parking
- $835 HOA
- Parking
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $195k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $142k (27.1% below list).
- Meets the 1% rule at list price ($3k rent vs $195k).
- Recommended offer: $142k (27.1% below list) — sets the bar for cash-flow.
- Cap rate 6.7% vs local median 2.9% 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 soft (-0.4%/yr); 1244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- This rent runs 41% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k 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 140 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 29% of rent.
- Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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
$141,982
(27.1% below list)
Questions for the listing agent
- 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?
- It's been on market 140 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
- Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.46% ✓
- Cap rate
- 6.67%
- Cash-on-cash
- 1.36%
- DSCR
- 1.06
- GRM
- 5.7
CMA / ARV
- ARV (median comp)
- $240,818
- List price
- $194,777
- Delta
- -19.12%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 777 S Federal Hwy Unit RP307 | 0.07mi | 2/2.0 | 1,029 (-4%) | 0mo | $199,000 | $193 | 90 |
| 777 S Federal Hwy Unit G214 | 0.12mi | 2/2.0 | 1,035 (-4%) | 0mo | $280,000 | $271 | 88 |
| 801 S Federal Hwy #1103 | 0.19mi | 1/1.5 (-1) | 815 (-24%) | 0mo | $237,000 | $291 | 59 |
| 801 S Federal Hwy #604 | 0.19mi | 1/1.5 (-1) | 815 (-24%) | 0mo | $235,000 | $288 | 59 |
| 101 E Mcnab Rd #408 | 1.34mi | 2/2.0 | 1,000 (-7%) | 0mo | $200,000 | $200 | 54 |
| 1501 S Ocean Blvd #325 | 1.03mi | 2/2.0 | 1,000 (-7%) | 0mo | $295,000 | $295 | 54 |
| 201 N Riverside Dr #402 | 1.09mi | 1/2.0 (-1) | 1,026 (-4%) | 0mo | $362,500 | $353 | 53 |
| 6000 NE 22nd Way Unit 3a | 1.41mi | 2/2.0 | 1,158 (+8%) | 0mo | $305,000 | $263 | 52 |
| 6319 Bay Club Dr #1 | 1.07mi | 2/2.0 | 1,200 (+12%) | 1mo | $348,788 | $291 | 44 |
| 1461 S Ocean Blvd #101 | 0.94mi | 2/2.0 | 920 (-14%) | 0mo | $262,000 | $285 | 41 |
| 111 SE 7th St | 1.14mi | 2/2.0 | 1,287 (+20%) | 0mo | $500,000 | $389 | 40 |
| 405 N Ocean Blvd #815 | 1.40mi | 1/1.5 (-1) | 890 (-17%) | 0mo | $250,000 | $281 | 33 |
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
- -37.7%
- Equity multiple
- -0.14×
- Total profit
- $-62,302
- Equity at exit
- $29,042
10-year hold
- IRR
- —
- Equity multiple
- -1.07×
- Total profit
- $-113,003
- Equity at exit
- $16,841
Cash invested: $54,538 (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.
Active competition Active MLS
- For sale now
- 6 active · 11 under contract
- Median asking
- $266,000 ($274/sqft)
- Median days on market
- 65 d
- This list price
- 17% of active listings are priced below it
- ARV vs active asking
- -17.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33062
- Rents YoY
- -0.4%
- Active inventory
- 1244
- Price-to-rent
- 5.7×
Monthly cashflow live
↻
- Estimated rent
- $2,839 high interval (Pro) →
- Mortgage (P&I)
- −$1,021
- Tax est. 1.5%
- −$243 /mo · $2,922/yr
- Insurance
- −$81
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$835
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$596
- Net cashflow
- $-365
Break-even live
Break-even rent
$3,301
Max offer price
$141,982
Occupancy floor
—
Sensitivity live
| Price | -10% $-230 | -5% $-298 | +0% $-365 | +5% $-432 | +10% $-499 |
|---|---|---|---|---|---|
| Rent | -10% $-589 | -5% $-477 | +0% $-365 | +5% $-253 | +10% $-141 |
| Rate | -1.0pp $-267 | -0.5pp $-315 | base $-365 | +0.5pp $-415 | +1.0pp $-467 |
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
- $48,694
- Closing costs
- $5,843
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 777 S Federal Hwy Unit 777E Pompano Beach, FL | 2.0 | 2.0 | 1040 | $2,100 | $2.02 | 43d | 1 | 0.01mi |
| 777 S Federal Hwy Unit 777-119 Pompano Beach, FL | 2.0 | 2.0 | 1035 | $1,800 | $1.74 | 3d | 1 | 0.01mi |
| 777 S Federal Hwy Unit RPPH1 Pompano Beach, FL | 2.0 | 1.5 | 911 | $2,299 | $2.52 | 55d | 1 | 0.01mi |
| 777 S Federal Hwy Unit 777E Pompano Beach, FL | 2.0 | 2.0 | 1040 | $2,100 | $2.02 | 49d | 1 | 0.01mi |
| 777 S Federal Hwy Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 947 | $3,500 | $3.69 | 165d | 6 | 0.03mi |
| 777 S Federal Hwy Pompano Beach, FL | 2.0 | 2.0 | 1166 | $2,825 | $2.42 | 144d | 3 | 0.03mi |
| 777 S Federal Hwy Pompano Beach, FL | 2.0 | 1.5–2.0 | 989 | $2,525 | $2.55 | 103d | 2 | 0.03mi |
| 777 S Federal Hwy Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 849 | $4,200 | $4.95 | 10d | 5 | 0.03mi |
| 777 S Federal Hwy Pompano Beach, FL | 2.0 | 2.0 | 1035 | $3,600 | $3.48 | 26d | 1 | 0.03mi |
| 777 S Federal Hwy Pompano Beach, FL | 1.0–2.0 | 1.0–2.0 | 947 | $3,200 | $3.38 | 155d | 6 | 0.03mi |
| 777 S Federal Hwy Pompano Beach, FL | 2.0 | 2.0 | 1166 | $3,000 | $2.57 | 129d | 2 | 0.03mi |
| 740 S Federal Hwy #410 Pompano Beach, FL | 2.0 | 2.0 | 1025 | $2,395 | $2.34 | 10d | 1 | 0.08mi |
| 740 S Federal Hwy #410 Pompano Beach, FL | 2.0 | 2.0 | 1025 | $2,395 | $2.34 | 110d | 1 | 0.08mi |
| 1850 SE 7th St Unit B Pompano Beach, FL | 2.0 | 2.0 | 900 | $4,000 | $4.44 | 165d | 1 | 0.11mi |
| 1850 SE 7th St Pompano Beach, FL | 2.0 | 2.0 | 900 | $4,000 | $4.44 | 10d | 1 | 0.11mi |
| 811 SE 22nd Ave Pompano Beach, FL | 1.0–2.0 | 1.0–1.5 | 800 | $2,295 | $2.87 | 3d | 2 | 0.17mi |
| 801 S Federal Hwy #21 Pompano Beach, FL | 2.0 | 2.0 | 1070 | $3,100 | $2.90 | 135d | 1 | 0.19mi |
| 801 S Federal Hwy #21 Pompano Beach, FL | 2.0 | 2.0 | 1070 | $3,100 | $2.90 | 144d | 1 | 0.19mi |
| 1100 SE 5th Ct #57 Pompano Beach, FL | 2.0 | 2.0 | 1168 | $3,400 | $2.91 | 165d | 1 | 0.22mi |
| 2201 SE 9th St #108 Pompano Beach, FL | 1.0 | 1.5 | 750 | $3,000 | $4.00 | 110d | 1 | 0.26mi |
| 1960 SE 5th Ct Pompano Beach, FL | 2.0 | 2.0 | 1401 | $4,800 | $3.43 | 78d | 1 | 0.27mi |
| 690 SE 23rd Ave #1 Pompano Beach, FL | 2.0 | 2.5 | 1055 | $2,995 | $2.84 | 155d | 1 | 0.27mi |
| 690 SE 23rd Ave #3 Pompano Beach, FL | 2.0 | 2.5 | 1055 | $2,750 | $2.61 | 6d | 1 | 0.27mi |
| 690 SE 23rd Ave #3 Pompano Beach, FL | 2.0 | 2.5 | 1055 | $2,750 | $2.61 | 10d | 1 | 0.27mi |
| 690 SE 23rd Ave #3 Pompano Beach, FL | 2.0 | 2.5 | 1055 | $2,750 | $2.61 | 22d | 1 | 0.27mi |
| 690 SE 23rd Ave #4 Pompano Beach, FL | 2.0 | 2.5 | 1055 | $2,750 | $2.61 | 57d | 1 | 0.27mi |
| 2190 SE 5th St Unit 3B Pompano Beach, FL | 2.0 | 2.0 | 832 | $2,000 | $2.40 | 10d | 1 | 0.27mi |
| 1971 SE 5th Ct Unit 303E Pompano Beach, FL | 2.0 | 2.0 | 960 | $2,400 | $2.50 | 163d | 1 | 0.31mi |
| 490 SE 19th Ave #107 Pompano Beach, FL | 2.0 | 2.0 | 960 | $1,650 | $1.72 | 155d | 1 | 0.31mi |
| 490 SE 19th Ave #107 Pompano Beach, FL | 2.0 | 2.0 | 960 | $1,650 | $1.72 | 1d | 1 | 0.31mi |
| 1891 SE 5th Ct Pompano Beach, FL | 2.0 | 2.0 | 1102 | $3,000 | $2.72 | 157d | 1 | 0.31mi |
| 1971 SE 5th Ct Pompano Beach, FL | 2.0 | 2.0 | 960 | $2,050 | $2.14 | 165d | 2 | 0.31mi |
| 491 SE 23rd Ave Pompano Beach, FL | 3.0 | 2.0 | 1500 | $3,200 | $2.13 | 24d | 1 | 0.33mi |
| 491 SE 23rd Ave Pompano Beach, FL | 3.0 | 2.0 | 1500 | $3,200 | $2.13 | 10d | 1 | 0.33mi |
| 431 SE 19th Ave Unit 2 Pompano Beach, FL | 1.0 | 1.0 | 700 | $1,600 | $2.29 | 165d | 1 | 0.34mi |
| 2333 SE 5th St #2333 Pompano Beach, FL | 3.0 | 2.5 | 1440 | $3,200 | $2.22 | 165d | 1 | 0.35mi |
| 2353 SE 5th St #2353 Pompano Beach, FL | 3.0 | 2.5 | 1440 | $3,500 | $2.43 | 65d | 1 | 0.36mi |
| 949 SE 10th Ct Pompano Beach, FL | 3.0 | 2.0 | 1403 | $4,500 | $3.21 | 10d | 1 | 0.38mi |
| 1839 SE 4th St Pompano Beach, FL | 2.0 | 2.5 | 1222 | $3,700 | $3.03 | 10d | 1 | 0.39mi |
| 1017 SE 22nd Ave Apt 201 Pompano Beach, FL | 2.0 | 2.0 | 1050 | $2,100 | $2.00 | 3d | 1 | 0.39mi |
Property features AI
Finance
- Other
- Association fee billed monthly
- Financial info
- No land leasePets not allowedCommunity contains 502 units
- HOA & community
- Monthly HOA dues (includes cable TV, internet, security, sewer, trash, water)Community amenities: heated pool, spa/hot tub, sauna, fitness center, billiard room, putting green, shuffleboard court, elevator(s), storage, trash chute, bike storage, parking, internet included
Exterior
- Parking
- Assigned and guest parking on asphalt; open parking (1 parking space total)
- Security
- Gated communitySecurity staff/features
- Utilities
- Public waterPublic sewerCable connectedElectricity connectedWater connectedSewer connected
- Home design
- CondominiumResale unit3 total stories
- Construction
- CBS constructionFlat and mansard roof
- Exterior features
- Ocean access with fixed bridgeSouth-facing
Interior
- Kitchen
- DisposalDishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- CarpetCeramic tileTile
- Bathrooms
- 2 full bathrooms (main level)
- Heating & cooling
- Central heatingCentral air conditioningCeiling fans
- Interior features
- Walk-in closetsSplit bedroom layoutSmoke detectors
- Laundry & utility
- Community laundry
HOA detail $835/mo · $10,020/yr condo
- Likely covers
- landscaping
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $194,777 Active 140 DOM
-
2026-11-07days on market $194,777 Active 139 DOM
-
2026-11-07days on market $194,777 Active 138 DOM
-
2026-11-05days on market $194,777 Active 137 DOM
-
2026-11-04days on market $194,777 Active 136 DOM
-
2026-11-02days on market $194,777 Active 134 DOM
-
2026-11-01days on market $194,777 Active 133 DOM
-
2026-10-31days on market $194,777 Active 132 DOM
-
2026-10-30days on market $194,777 Active 131 DOM
-
2026-10-29days on market $194,777 Active 130 DOM
-
2026-10-28days on market $194,777 Active 129 DOM
-
2026-10-27days on market $194,777 Active 128 DOM
-
2026-10-26days on market $194,777 Active 127 DOM
-
2026-10-26days on market $194,777 Active 126 DOM
-
2026-10-24days on market $194,777 Active 125 DOM
-
2026-10-23days on market $194,777 Active 124 DOM
-
2026-10-22days on market $194,777 Active 123 DOM
-
2026-10-21days on market $194,777 Active 122 DOM
-
2026-10-20days on market $194,777 Active 121 DOM
-
2026-10-19days on market $194,777 Active 120 DOM
-
2026-10-18days on market $194,777 Active 119 DOM
-
2026-10-17days on market $194,777 Active 118 DOM
-
2026-10-16days on market $194,777 Active 117 DOM
-
2026-10-15days on market $194,777 Active 116 DOM
-
2026-10-14days on market $194,777 Active 115 DOM
-
2026-10-13days on market $194,777 Active 114 DOM
-
2026-10-12days on market $194,777 Active 113 DOM
-
2026-10-11days on market $194,777 Active 112 DOM
-
2026-10-10remarks 547-char remark
-
2026-10-10pricedays on market $194,777 Active 111 DOM
-
2026-10-09days on market $219,777 Active 110 DOM
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2026-10-08days on market $219,777 Active 109 DOM
-
2026-10-07days on market $219,777 Active 108 DOM
-
2026-10-06days on market $219,777 Active 107 DOM
-
2026-10-05days on market $219,777 Active 106 DOM
-
2026-10-04days on market $219,777 Active 105 DOM
-
2026-10-03days on market $219,777 Active 104 DOM
-
2026-10-02days on market $219,777 Active 103 DOM
-
2026-09-29days on market $219,777 Active 100 DOM
-
2026-09-27days on market $219,777 Active 98 DOM
-
2026-09-25days on market $219,777 Active 96 DOM
-
2026-09-24days on market $219,777 Active 95 DOM
-
2026-09-23days on market $219,777 Active 94 DOM
-
2026-09-22days on market $219,777 Active 93 DOM
-
2026-09-21days on market $219,777 Active 92 DOM
-
2026-09-20days on market $219,777 Active 91 DOM
-
2026-09-18days on market $219,777 Active 89 DOM
-
2026-09-17days on market $219,777 Active 88 DOM
-
2026-09-16days on market $219,777 Active 87 DOM
-
2026-09-15days on market $219,777 Active 86 DOM
ⓘ 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 7/10 Severe FEMA zone AE · 81% 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 · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $34,067
- − Mortgage interest
- −$10,911
- − Property taxes
- −$2,922
- − Insurance
- −$6,092
- − Repairs & maintenance
- −$2,725
- − Management
- −$2,725
- − HOA
- −$10,020
- − Depreciation
- −$5,666
- Taxable loss
- −$6,995
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,679
- After-tax cash flow
- $-2,700/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 · 14 photos
55/100
Cosmetic rehab
Est. rehab $5,360–$16,080 screening
This 2-bedroom, 2-bathroom condo in Island Club, Pompano Beach, is in average condition with some cosmetic updates needed. It offers a good opportunity for a quick renovation to increase its resale and rental value.
Repairs flagged
- Minor Kitchen cabinets — Light wood cabinets show some wear
- Minor Bathroom vanity — White vanity shows some wear
Value-add opportunities
- Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
- Both Update kitchen cabinets — Newer cabinets would improve the kitchen's appearance and functionality ↑
- Both Update bathroom vanity — A new vanity would improve the bathroom's appearance and functionality ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 36/100
Zoned Schools
Elementary
Mcnab Elementary School
C+
FL #781/2,144
Nat'l #8,534/41,679
Middle
Pompano Beach Middle School
F
FL #421/571
Nat'l #7,581/14,009
High
Blanche Ely High School
F
FL #570/667
Nat'l #14,759/17,239
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
B
Composite livability gradescore 74/100
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 · 2,207,033 people
- City population
- 155,861
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 24,920
- Household income
- $83,582
- Rent vs Own
- Severe rent burden
- 9% of renters
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
- Predominantly White (76%)
- Race & ethnicity
- White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
- Hispanic origin (detail)
- Puerto Rican 4% Cuban 3%
- Languages at home
- 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 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
- ▼ -427.01%
- Current HPI
- 342.9461
- Rent YoY
- ▼ -0.36%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-06-19 Listed $219,777 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…