3300 N Palm Aire Dr #701 · Pompano Beach, FL 33069

$179,000

3 bd · 2.0 ba · 1,500 sqft · Condo public records · 13 Days on market

Built 1970 $886/mo HOA · 34% of rent

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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 +15.8/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

Listing remarks

Rare opportunity to create your dream home in one of Palm Aire Country Club's most desirable locations. Some photos digitally enhanced. This spacious corner-unit is one of the largest floor plans in the community, 3 bedrooms, 2 bathrooms, and an expansive layout with endless potential. Truly a blank canvas, ready for renovation, allowing the next owner to design and finish the space exactly to their taste. What sets this opportunity apart are the spectacular panoramic views of the golf course, and surrounding skyline, with visibility stretching for miles. Ideally located near Harrah's, Topgolf, beaches, shopping, dining, and major highways, while benefiting from the continued growth and red

Key facts

• Expansive layout
• Panoramic views
• Desirable locations

Tags

• PANORAMIC VIEWS
• GOLF COURSE
• EXPANSIVE LAYOUT
• DESIRABLE LOCATIONS

Property features AI

Finance

• Financial info: No land lease; Pets not allowed
• HOA & community: Has association; Monthly HOA fee; Association amenities include cabana, elevators, golf course access, jogging path, laundry, management, parking, pool, storage, trash chute, bike storage, internet included, lobby, maintained community, sidewalks, street lights, security, and maintenance; HOA covers cable TV, internet, grounds and structure maintenance, security, sewer, trash, water, common areas, elevator, and roof repairs

Exterior

• Parking: 2 assigned/open parking spaces; Guest parking
• Security: Key card entry; Security patrol
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected
• Home design: Condominium; One level; Corner E-unit; Faces west; Resale
• Construction: Built with CBS construction
• Exterior features: Flat roof; City street frontage; Asphalt road surface; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Storm windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $81 ($967/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 6.8% 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 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 $2,584/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $5k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $179k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 5.8

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-30,962
• Equity at exit: $26,689

10-year hold

• IRR: -24.8%
• Equity multiple: 0.05×
• Total profit: $-47,651
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$939
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$75
• HOA: −$886
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $81

Break-even live

Break-even rent $2,482

Max offer price $179,000

Occupancy floor 92%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 N Palm Aire Dr #109 Pompano Beach, FL	2.0	2.0	1100	$2,400	$2.18	18d	1	0.03mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	24d	1	0.07mi
4015 W Palm Aire Dr #205 Pompano Beach, FL	2.0	2.0	1216	$2,650	$2.18	24d	1	0.21mi
3141 N Palm Aire Dr #3141 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	20d	1	0.22mi
3141 N Palm Aire Dr Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	17d	1	0.22mi
4020 W Palm Aire Dr Pompano Beach, FL	3.0	2.5	1620	$2,700	$1.67	24d	2	0.22mi
3151 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	24d	1	0.24mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,600	$1.63	24d	1	0.26mi
3115 N Palm Aire Dr #3115 Pompano Beach, FL	3.0	2.5	1591	$2,750	$1.73	12d	1	0.26mi
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	24d	1	0.31mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	20d	1	0.31mi
3051 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	24d	1	0.33mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	2.0–3.0	2.0	1331	$2,800	$2.10	24d	3	0.35mi
3500 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1331	$2,575	$1.93	3d	2	0.35mi
4017 N Cypress Dr #102 Pompano Beach, FL	3.0	2.0	1500	$3,350	$2.23	24d	1	0.39mi
555 Oaks Ln #309 Pompano Beach, FL	3.0	2.0	1500	$2,650	$1.77	20d	1	0.40mi
901 W Cypress Ln #201 Pompano Beach, FL	3.0	2.0	1444	$2,500	$1.73	24d	1	0.40mi
545 Oaks Ln Pompano Beach, FL	2.0–3.0	2.0	1303	$2,600	$2.00	24d	2	0.40mi
3600 Oaks Clubhouse Dr #206 Pompano Beach, FL	3.0	2.0	1516	$2,700	$1.78	22d	1	0.41mi
3150 N Course Ln Pompano Beach, FL	2.0–3.0	2.0	1300	$2,650	$2.04	22d	3	0.44mi
4021 N Cypress Dr Pompano Beach, FL	3.0	2.0	2075	$3,250	$1.57	24d	1	0.45mi
2901 S Palm Aire Dr Pompano Beach, FL	3.0	2.0	1390	$2,750	$1.98	24d	1	0.47mi
535 Oaks Dr Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	22d	1	0.47mi
2901 S Palm Aire Dr #501 Pompano Beach, FL	3.0	2.0	1390	$2,900	$2.09	24d	1	0.47mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	11d	1	0.48mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	5d	1	0.48mi
3010 N Course Dr #209 Pompano Beach, FL	2.0	2.0	1263	$2,500	$1.98	24d	1	0.49mi
3900 Oaks Clubhouse Dr #409 Pompano Beach, FL	3.0	2.0	1590	$2,500	$1.57	22d	1	0.50mi
3900 Oaks Clubhouse Dr Pompano Beach, FL	3.0	2.0	1545	$2,450	$1.59	20d	2	0.50mi
3510 Oaks Way #605 Pompano Beach, FL	2.0	2.0	1216	$1,900	$1.56	24d	1	0.53mi
2857 N Palm Aire Dr #2857 Pompano Beach, FL	2.0	2.0	1504	$3,800	$2.53	24d	1	0.53mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	17d	1	0.54mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	0.54mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	14d	1	0.55mi
4074 Highland Oaks Dr Pompano Beach, FL	3.0	2.5	2033	$3,890	$1.91	24d	1	0.55mi
3520 Oaks Way #108 Pompano Beach, FL	3.0	2.5	1620	$2,500	$1.54	24d	1	0.55mi
3641 Oaks Clubhouse Dr #201 Pompano Beach, FL	3.0	2.0	1444	$3,000	$2.08	7d	1	0.56mi
3050 N Course Dr Pompano Beach, FL	2.0	2.0	1250	$1,925	$1.54	24d	1	0.56mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	24d	1	0.58mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	24d	1	0.58mi

HOA detail condo

• Monthly dues: $886 · $10,632/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $179,000 Active 13 DOM
2. 2026-06-17
   days on market $179,000 Active 12 DOM
3. 2026-06-16
   days on market $179,000 Active 11 DOM
4. 2026-06-15
   days on market $179,000 Active 10 DOM
5. 2026-06-13
   pricedays on market $179,000 Active 8 DOM
6. 2026-06-09
   days on market $199,000 Active 4 DOM
7. 2026-06-08
   days on market $199,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $199,000 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: $734 · $61/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$751/yr (+$63/mo · 102.3%)

ⓘ 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 9/10 Extreme 5 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,003
• − Mortgage interest: −$10,027
• − Property taxes: −$734
• − Insurance: −$895
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − HOA: −$10,632
• − Depreciation: −$5,207
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,315/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

+134.1% since first listed

3 events — show timeline

• 2026-06-05 Listed $199,000 Beaches MLS
• 1996-04-11 Sold (Public Records) $68,500 Public Records
• 1982-01-01 Sold (Public Records) $85,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $734 · +6.9% YoY. Source: county tax records.