321 SW 1st Ct Unit K-5 · Pompano Beach, FL 33060

$124,900

2 bd · 2.0 ba · 855 sqft · Condo public records · 39 Days on market

Built 1979 $465/mo HOA · 22% of rent

---

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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Friendly! Rent right away. Stop on by and check out this CORNER unit. This a same community with 2 BD | 2 BA 2-story home. . Ample parking included. Minutes away from all expressways and shops. Low HOA. Schedule an appointment today.

Key facts

• Ample parking
• Corner unit
• Low hoa

Tags

• CORNER UNIT
• AMPLE PARKING
• MINUTES AWAY FROM EXPRESSWAYS
• MINUTES AWAY FROM SHOPS
• LOW HOA

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $465; HOA covers amenities, common areas, grounds maintenance, structure maintenance, trash, and water

Exterior

• Parking: Guest parking; One assigned space
• Home design: Attached property; 2 stories; Entry level: 2
• Construction: Block construction
• Exterior features: Balcony; Courtyard; Open balcony/patio

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Entry located on second floor
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Breakfast area; Second floor entry; Eat-in kitchen; Combined living and dining room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 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 40% of the median local income ($65k/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 $864 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($121k) 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

• Watch-outs: property tax is 2.9% of price; HOA is 22% of rent.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,883
• Equity at exit: $18,623

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $5,028
• Equity at exit: $10,799

Cash invested: $34,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$655
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$52
• HOA: −$465
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $217

Break-even live

Break-even rent $1,861

Max offer price $124,900

Occupancy floor 85%

Sensitivity live

Price	-10% $288	-5% $252	+0% $217	+5% $182	+10% $146
Rent	-10% $48	-5% $133	+0% $217	+5% $301	+10% $386
Rate	-1.0pp $280	-0.5pp $249	base $217	+0.5pp $185	+1.0pp $152

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	4d	1	0.03mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	4d	1	0.03mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	25d	1	0.06mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	15d	1	0.10mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	15d	1	0.22mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	25d	1	0.23mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	25d	1	0.27mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	8d	1	0.27mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	25d	1	0.28mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	25d	1	0.29mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	25d	1	0.31mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	25d	1	0.35mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	3d	47	0.40mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	0.40mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	0.41mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	11d	1	0.41mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	12d	1	0.41mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	25d	1	0.41mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	25d	1	0.42mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	25d	1	0.43mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	25d	3	0.51mi
620 NW 7th Ter Unit 39 Pompano Beach, FL	1.0	1.0	550	$1,550	$2.82	11d	1	0.56mi
620 NW 7th Ter Unit 38 Pompano Beach, FL	1.0	1.0	550	$1,600	$2.91	11d	1	0.56mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	25d	1	0.57mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	25d	1	0.61mi
811 NW 6th Ave Pompano Beach, FL	2.0	2.0	821	$1,750	$2.13	25d	1	0.62mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,711	$3.65	2d	19	0.62mi
841 NW 5th Ave Unit 1 Pompano Beach, FL	2.0	1.0	1000	$1,500	$1.50	25d	1	0.64mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	25d	2	0.68mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	25d	1	0.68mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	25d	3	0.69mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	25d	1	0.78mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$3,000	$4.62	11d	1	0.82mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$2,900	$4.46	2d	1	0.82mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	15d	1	0.82mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	25d	1	0.83mi
308 NE 8th Ct Pompano Beach, FL	3.0	1.0	576	$2,700	$4.69	25d	1	0.85mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	15d	1	0.88mi
216 NW 12th St Unit 1 Pompano Beach, FL	1.0	1.0	850	$1,600	$1.88	25d	1	0.88mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	12d	2	0.89mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-07
   statusdays on market $124,900 Pending 39 DOM
2. 2026-06-04
   days on market $124,900 Active 37 DOM
3. 2026-06-03
   days on market $124,900 Active 36 DOM
4. 2026-06-02
   days on market $124,900 Active 35 DOM
5. 2026-06-01
   days on market $124,900 Active 34 DOM
6. 2026-05-31
   days on market $124,900 Active 33 DOM
7. 2026-04-28
   listed $129,000 Active
8. 2026-04-22
   historical
9. 2026-03-04
   price $139,000
10. 2026-02-10
    price $144,900
11. 2026-01-19
    price $154,900
12. 2025-12-15
    price $159,900
13. 2025-11-06
    price $165,000
14. 2025-10-13
    listed $170,000 Active
15. 2025-10-01
    historical $1,800
16. 2025-06-21
    listed $1,800
17. 2025-06-10
    historical $1,800
18. 2025-04-03
    listed $1,800
19. 2005-05-04
    soldstatus $110,000
20. 2000-05-17
    soldstatus $40,000
21. 1991-06-05
    soldstatus $44,000
22. 1989-07-28
    soldstatus $45,000

ⓘ 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: $3,578 · $298/mo
• Projected year-2 tax: $3,578 · $298/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: $25,629
• − Mortgage interest: −$6,996
• − Property taxes: −$3,578
• − Insurance: −$624
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$5,580
• − Depreciation: −$3,633
• Taxable income: $1,117
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $2,337/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

+186.7% since first listed

16 events — show timeline

• 2026-04-28 Listed $129,000 MARMLS
• 2026-04-22 Listing Removed — MARMLS
• 2026-03-04 Price Changed $139,000 MARMLS
• 2026-02-10 Price Changed $144,900 MARMLS
• 2026-01-19 Price Changed $154,900 MARMLS
• 2025-12-15 Price Changed $159,900 MARMLS
• 2025-11-06 Price Changed $165,000 MARMLS
• 2025-10-13 Listed $170,000 MARMLS
• 2025-10-01 Rental Removed $1,800 GFLMLS
• 2025-06-21 Listed for Rent $1,800 GFLMLS
• 2025-06-10 Rental Removed $1,800 GFLMLS
• 2025-04-03 Listed for Rent $1,800 GFLMLS
• 2005-05-04 Sold (Public Records) $110,000 Public Records
• 2000-05-17 Sold (Public Records) $40,000 Public Records
• 1991-06-05 Sold (Public Records) $44,000 Public Records
• 1989-07-28 Sold (Public Records) $45,000 Public Records

Property tax history

+28.2%/yr

Latest (2025): $3,578 · +6.7% YoY. Source: county tax records.