251 S Golf Blvd #289 · Pompano Beach, FL 33064

$118,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 27 Days on market

Built 1969 $263/mo HOA · 15% 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 +24.2/30.0
• 1% rule +9.5/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright 2nd-floor unit located in a desirable golf community with no mandatory golf membership fees. This open-concept residence offers abundant natural light and a spacious screened-in porch perfect for relaxing or entertaining. Community amenities include convenient on-site laundry facilities. Investor-friendly with rentals permitted after 1 year of ownership, with a 12-month minimum lease term. Pet-friendly with up to 2 pets allowed (40 lbs max each; no aggressive breeds). Minimum 700 credit score required. Great opportunity for both end-users and future investors!

Key facts

• Screened-in porch
• Pet-friendly
• $263 HOA

Tags

• SCREENED-IN PORCH
• ON-SITE LAUNDRY FACILITIES
• PET-FRIENDLY

Property features AI

Finance

• HOA & community: Monthly association fee; Association covers management, amenities, golf, hot water, insurance, laundry, legal/accounting, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, roof, trash, and water; Association amenities include billiard room, clubhouse, community kitchen, golf course, laundry, barbecue/picnic area, pool, shuffleboard court, trails, and transportation service; Golf course community; Senior community; Pets allowed

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Association pool
• Home design: Attached property; 2 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Screened porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; First floor entry; Living/dining room; Pantry; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $116k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 598 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 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 27 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.
• Current owner paid $68k; list at $118k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $116,230 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 1.45% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-6,106
• Equity at exit: $17,594

10-year hold

• IRR: 2.8%
• Equity multiple: 1.19×
• Total profit: $6,251
• Equity at exit: $10,202

Cash invested: $33,040 (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 33064

• Home prices YoY: -18.7%
• Rents YoY: 1.8%
• Active inventory: 598
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$619
• Tax from tax record: −$190 /mo · $2,278/yr
• Insurance: −$49
• HOA: −$263
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $234

Break-even live

Break-even rent $1,419

Max offer price $118,000

Occupancy floor 81%

Sensitivity live

Price	-10% $301	-5% $268	+0% $234	+5% $201	+10% $168
Rent	-10% $99	-5% $167	+0% $234	+5% $302	+10% $370
Rate	-1.0pp $294	-0.5pp $264	base $234	+0.5pp $204	+1.0pp $173

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	17d	1	0.08mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	27d	1	0.20mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	27d	1	0.35mi
231 NE 24th St Unit 1 Pompano Beach, FL	2.0	1.0	750	$2,250	$3.00	1d	1	0.44mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	17d	1	0.51mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	27d	1	0.51mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$1,982	$2.81	5d	16	0.70mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	17d	4	0.78mi
341 NW 35th Ct Unit 1 Pompano Beach, FL	—	1.0	655	$1,300	$1.98	27d	1	0.78mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	27d	1	0.81mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	27d	1	1.04mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	27d	1	1.14mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	27d	1	1.22mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	27d	1	1.28mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	17d	1	1.32mi
2633 NE 13th Ave Unit 1 Pompano Beach, FL	2.0	1.0	650	$2,300	$3.54	23d	1	1.34mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	27d	1	1.39mi
1150 E Sample Rd #202 Pompano Beach, FL	1.0	1.0	640	$1,650	$2.58	27d	1	1.45mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	27d	1	1.47mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	17d	1	1.48mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,900	$1.91	17d	2	1.49mi

HOA detail condo

• Monthly dues: $263 · $3,156/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-22
   days on market $118,000 Active 27 DOM
2. 2026-06-21
   days on market $118,000 Active 26 DOM
3. 2026-06-18
   days on market $118,000 Active 23 DOM
4. 2026-06-17
   days on market $118,000 Active 22 DOM
5. 2026-06-16
   days on market $118,000 Active 21 DOM
6. 2026-06-15
   days on market $118,000 Active 20 DOM
7. 2026-06-13
   days on market $118,000 Active 18 DOM
8. 2026-06-09
   days on market $118,000 Active 14 DOM
9. 2026-06-08
   days on market $118,000 Active 13 DOM
10. 2026-06-07
    days on market $118,000 Active 12 DOM
11. 2026-06-04
    days on market $118,000 Active 9 DOM
12. 2026-06-03
    days on market $118,000 Active 8 DOM
13. 2026-06-02
    days on market $118,000 Active 7 DOM
14. 2026-06-01
    days on market $118,000 Active 6 DOM
15. 2026-05-31
    days on market $118,000 Active 5 DOM
16. 2026-05-26
    listed $118,000 Active
17. 2025-09-01
    historical $1,500
18. 2025-06-03
    listed $1,500
19. 2025-05-08
    historical $1,500
20. 2025-04-12
    price $1,500
21. 2024-12-15
    listed $1,600
22. 2024-12-09
    historical $1,600
23. 2024-09-24
    listed $1,600
24. 2020-04-15
    soldstatus $68,000
25. 2018-06-20
    historical
26. 2018-01-15
    price $62,000
27. 2017-12-19
    listed $65,000 Active
28. 2017-01-25
    historical
29. 2017-01-24
    listed $58,000 Active
30. 2002-01-14
    soldstatus $26,000
31. 1985-01-01
    soldstatus $28,900
32. 1969-08-01
    soldstatus $10,900

ⓘ 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: $2,278 · $190/mo
• Projected year-2 tax: $2,278 · $190/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: $20,587
• − Mortgage interest: −$6,610
• − Property taxes: −$2,278
• − Insurance: −$590
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − HOA: −$3,156
• − Depreciation: −$3,433
• Taxable income: $1,226
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,519/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): 64,563
• Household income: $71,301
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2907.0

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 0.75)
• Race & ethnicity: White 34% Hispanic / Latino 27% Black 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 13% Estonian 10% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 45% English-only · Spanish 23% French/Haitian/Cajun 16% Other Indo-European 13%

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: ▼ -109.09%
• Current HPI: 474.7007
• Rent YoY: ▲ 1.75%
• 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

+982.6% since first listed

17 events — show timeline

• 2026-05-26 Listed $118,000 MARMLS
• 2025-09-01 Rental Removed $1,500 MARMLS
• 2025-06-03 Listed for Rent $1,500 MARMLS
• 2025-05-08 Rental Removed $1,500 MARMLS
• 2025-04-12 Price Changed $1,500 MARMLS
• 2024-12-15 Listed for Rent $1,600 MARMLS
• 2024-12-09 Rental Removed $1,600 MARMLS
• 2024-09-24 Listed for Rent $1,600 MARMLS
• 2020-04-15 Sold (Public Records) $68,000 Public Records
• 2018-06-20 Listing Removed — Beaches MLS
• 2018-01-15 Price Changed $62,000 Beaches MLS
• 2017-12-19 Listed $65,000 Beaches MLS
• 2017-01-25 Listing Removed — Beaches MLS
• 2017-01-24 Listed $58,000 Beaches MLS
• 2002-01-14 Sold (Public Records) $26,000 Public Records
• 1985-01-01 Sold (Public Records) $28,900 Public Records
• 1969-08-01 Sold (Public Records) $10,900 Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,278 · +8.6% YoY. Source: county tax records.