400 S Cypress Rd #424 · Pompano Beach, FL 33060

$130,000

2 bd · 2.0 ba · 930 sqft · Condo public records · 50 Days on market

Built 1967 $565/mo HOA · 26% of rent ↓ 26% since listing

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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 +23.5/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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 MLS

CHARMIMG and simply GORGEOUS top floor 2 bed/2 bath unit * Ideal condition for your relocation * * * One of a Kind! * * New AC & New Water Heater less than a year old. * * * Roof is done on this building! Painted walls, and fresh carpets in the Hallway building Interior. * WOW LOCATION in the Heart of Pompano Beach * * 2.5 Miles to the Beach, Pompano Pier * * * Active Adult Community across the street from Publix * * * Next to Shopping, Restaurants, Salons, Bus Stops. .. * * * Low Maintenance * Plenty of amenities: park-like walking areas, large heated swimming pool, laundry facilities, clubhouse, library, BBQ/picnic area, and community activities. * * AMAZING LOCATION * * and UNBELIEVABLE LUCK to GET this APARTMENT * * * READY TO MOVE-IN * * * THE BEST FOR RELOCATION! DO NOT MISS IT! * 2nd FLOOR * NO ELEVATOR

Key facts

• Clubhouse
• Bbq picnic areas
• Newer water heater

Tags

• MOVE IN READY
• NEWER WATER HEATER
• NEW ROOF
• HEATED POOL
• CLUBHOUSE
• BBQ PICNIC AREAS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $565; Association covers laundry, grounds maintenance, structure maintenance, pool(s), reserve fund, roof, sewer, trash, and water; Community amenities include a clubhouse and a library; Senior community

Exterior

• Parking: Detached garage (1 space)
• Security: Smoke detector(s); Complex fenced
• Utilities: Has cooling (Central Air); Has heating (Electric)
• Home design: Attached property; 2 stories; Second-floor entry
• Construction: Block construction
• Exterior features: Barbecue; Complex fenced; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Second-floor entry; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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 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).
• 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 $899 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 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.68% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 5.0

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,158
• Equity at exit: $19,383

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $7,507
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$682
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$54
• HOA: −$565
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $242

Break-even live

Break-even rent $1,875

Max offer price $130,000

Occupancy floor 84%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	24d	1	0.10mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	24d	1	0.12mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	24d	1	0.13mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	11d	1	0.14mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	11d	1	0.14mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	24d	1	0.15mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	15d	1	0.16mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	7d	1	0.20mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	24d	1	0.20mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	14d	1	0.24mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	24d	1	0.27mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	24d	1	0.42mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	24d	2	0.43mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,711	$3.65	1d	19	0.44mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	24d	3	0.45mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	3d	1	0.49mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	4d	1	0.49mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.50mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	24d	1	0.51mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	2d	47	0.52mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	24d	1	0.54mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	15d	1	0.56mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	0.56mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	24d	1	0.58mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	24d	1	0.62mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	24d	1	0.64mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	24d	1	0.65mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	16d	1	0.66mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	15d	1	0.67mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.69mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	24d	1	0.69mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	24d	1	0.72mi
160 SE 12th St Pompano Beach, FL	2.0	2.0	950	$5,390	$5.67	24d	1	0.79mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	24d	1	0.83mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	5d	1	0.85mi
1261 NE 2nd St Pompano Beach, FL	2.0	1.0	1010	$2,650	$2.62	22d	1	0.91mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	24d	1	0.92mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	24d	3	0.92mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$3,000	$4.62	10d	1	0.92mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$2,900	$4.46	1d	1	0.92mi

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $130,000 Active 50 DOM
2. 2026-06-17
   days on market $130,000 Active 49 DOM
3. 2026-06-16
   days on market $130,000 Active 48 DOM
4. 2026-06-15
   days on market $130,000 Active 47 DOM
5. 2026-06-13
   days on market $130,000 Active 45 DOM
6. 2026-06-09
   days on market $130,000 Active 41 DOM
7. 2026-06-08
   days on market $130,000 Active 40 DOM
8. 2026-06-07
   days on market $130,000 Active 39 DOM
9. 2026-06-04
   days on market $130,000 Active 36 DOM
10. 2026-06-03
    days on market $130,000 Active 35 DOM
11. 2026-06-02
    days on market $130,000 Active 34 DOM
12. 2026-06-01
    days on market $130,000 Active 33 DOM
13. 2026-05-31
    days on market $130,000 Active 32 DOM
14. 2026-04-27
    listed $130,000 Active
15. 2026-02-12
    historical
16. 2026-01-20
    historical $1,700
17. 2026-01-01
    listed $1,700
18. 2025-12-21
    historical $1,700
19. 2025-12-18
    listed $1,700
20. 2025-11-29
    historical $1,700
21. 2025-11-14
    listed $1,700
22. 2025-09-30
    listed $159,000 Active
23. 2023-10-26
    soldstatus $165,000 Closed 870-char remark

    Show marketing remark (870 chars)

    CHARMIMG and simply GORGEOUS top floor 2 bed/2 bath unit * Ideal condition for your relocation * * * One of a Kind! * * New AC & New Water Heater less than a year old. * * * Roof is done on this building! Painted walls, and fresh carpets in the Hallway building Interior. * WOW LOCATION in the Heart of Pompano Beach * * 2.5 Miles to the Beach, Pompano Pier * * * Active Adult Community across the street from Publix * * * Next to Shopping, Restaurants, Salons, Bus Stops. .. * * * Low Maintenance * Plenty of amenities: park-like walking areas, large heated swimming pool, laundry facilities, clubhouse, library, BBQ/picnic area, and community activities. * * AMAZING LOCATION * * and UNBELIEVABLE LUCK to GET this APARTMENT * * * READY TO MOVE-IN * * * THE BEST FOR RELOCATION! DO NOT MISS IT! * 2nd FLOOR * NO ELEVATOR

24. 2023-09-10
    status Pending 870-char remark

    Show marketing remark (870 chars)

    CHARMIMG and simply GORGEOUS top floor 2 bed/2 bath unit * Ideal condition for your relocation * * * One of a Kind! * * New AC & New Water Heater less than a year old. * * * Roof is done on this building! Painted walls, and fresh carpets in the Hallway building Interior. * WOW LOCATION in the Heart of Pompano Beach * * 2.5 Miles to the Beach, Pompano Pier * * * Active Adult Community across the street from Publix * * * Next to Shopping, Restaurants, Salons, Bus Stops. .. * * * Low Maintenance * Plenty of amenities: park-like walking areas, large heated swimming pool, laundry facilities, clubhouse, library, BBQ/picnic area, and community activities. * * AMAZING LOCATION * * and UNBELIEVABLE LUCK to GET this APARTMENT * * * READY TO MOVE-IN * * * THE BEST FOR RELOCATION! DO NOT MISS IT! * 2nd FLOOR * NO ELEVATOR

25. 2023-04-25
    price $169,999 870-char remark

    Show marketing remark (870 chars)

    CHARMIMG and simply GORGEOUS top floor 2 bed/2 bath unit * Ideal condition for your relocation * * * One of a Kind! * * New AC & New Water Heater less than a year old. * * * Roof is done on this building! Painted walls, and fresh carpets in the Hallway building Interior. * WOW LOCATION in the Heart of Pompano Beach * * 2.5 Miles to the Beach, Pompano Pier * * * Active Adult Community across the street from Publix * * * Next to Shopping, Restaurants, Salons, Bus Stops. .. * * * Low Maintenance * Plenty of amenities: park-like walking areas, large heated swimming pool, laundry facilities, clubhouse, library, BBQ/picnic area, and community activities. * * AMAZING LOCATION * * and UNBELIEVABLE LUCK to GET this APARTMENT * * * READY TO MOVE-IN * * * THE BEST FOR RELOCATION! DO NOT MISS IT! * 2nd FLOOR * NO ELEVATOR

26. 2023-03-16
    listed $175,000 Active 870-char remark

    Show marketing remark (870 chars)

    CHARMIMG and simply GORGEOUS top floor 2 bed/2 bath unit * Ideal condition for your relocation * * * One of a Kind! * * New AC & New Water Heater less than a year old. * * * Roof is done on this building! Painted walls, and fresh carpets in the Hallway building Interior. * WOW LOCATION in the Heart of Pompano Beach * * 2.5 Miles to the Beach, Pompano Pier * * * Active Adult Community across the street from Publix * * * Next to Shopping, Restaurants, Salons, Bus Stops. .. * * * Low Maintenance * Plenty of amenities: park-like walking areas, large heated swimming pool, laundry facilities, clubhouse, library, BBQ/picnic area, and community activities. * * AMAZING LOCATION * * and UNBELIEVABLE LUCK to GET this APARTMENT * * * READY TO MOVE-IN * * * THE BEST FOR RELOCATION! DO NOT MISS IT! * 2nd FLOOR * NO ELEVATOR

ⓘ 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: $2,164 · $180/mo
• Projected year-2 tax: $2,164 · $180/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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

Taxation est. · year 1

• Rental income: $26,180
• − Mortgage interest: −$7,282
• − Property taxes: −$2,164
• − Insurance: −$650
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − HOA: −$6,780
• − Depreciation: −$3,782
• Taxable income: $1,333
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,587/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

-25.7% since first listed

13 events — show timeline

• 2026-04-27 Listed $130,000 MARMLS
• 2026-02-12 Listing Removed — MARMLS
• 2026-01-20 Rental Removed $1,700 MARMLS
• 2026-01-01 Listed for Rent $1,700 MARMLS
• 2025-12-21 Rental Removed $1,700 MARMLS
• 2025-12-18 Listed for Rent $1,700 MARMLS
• 2025-11-29 Rental Removed $1,700 MARMLS
• 2025-11-14 Listed for Rent $1,700 MARMLS
• 2025-09-30 Listed $159,000 MARMLS
• 2023-10-26 Sold (MLS) $165,000 Beaches MLS
• 2023-09-10 Pending — Beaches MLS
• 2023-04-25 Price Changed $169,999 Beaches MLS
• 2023-03-16 Listed $175,000 Beaches MLS

Property tax history

+15.4%/yr

Latest (2025): $2,164 · +4.2% YoY. Source: county tax records.