3590 Blue Lake Dr #305 · Pompano Beach, FL 33064

$165,000

1 bd · 2.0 ba · 850 sqft · Condo public records · 99 Days on market

Built 1980 $466/mo HOA · 24% of rent

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Why this score? — see what drove the D 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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ROOMY CONDO UNIT WITH NEW TILE COUNTER TOPS AND BACK SPLASH. SPECIAL ASSESSMENT $99.37/MONTH THROUGH 2010,NO FHA, NO RENTALS FOR 1 YEAR. UPON ACCEPTANCE CONTRACT, BANK ADDENDA & BANK ISSUED CASHIERS CHECK MUST BE DELIVERED TO LISTING BROKERS OFFER WITHIN 24 HRS. SEE ATTACHMENTS FOR SMARTBUY PROGRAM DETAILS & ELIGIBILITY. YOU MUST ASK FOR HOME WARRANTY & CLOSING COSTS ON CONTRACT AT TIME OF OFFER. CLOSING COST COUPON MUST ACCOMPANY OFFER. IF YOUR DECLINING HOME WARRANTY SEND IN DECLINE FORM.

Key facts

• $466 HOA
• Community pool
• Built 1980

Property features AI

Finance

• Other: Association present
• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly HOA: $466; HOA amenities include clubhouse, fitness center, parking, pool, sauna, storage; HOA covers insurance, grounds maintenance, structure maintenance, sewer, trash, water, elevator, pool service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s); Security fence
• Utilities: Water service included in HOA; Sewer service included in HOA; Electric cooling
• Home design: Condominium; Resale; Third floor entry; 5-story building
• Construction: Block construction
• Exterior features: Open porch; Porch; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Ceramic tile flooring; Accessible elevator installed; Smoke detector(s); Security fence

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (9.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: 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 (+1.8%/yr); 591 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 32% of the median local income ($71k/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 $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

• It's been on market 99 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $26k; list at $165k implies a 542% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,708 (9.3% below list)

Questions for the listing agent

1. 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?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.17% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 7.1

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-34,329
• Equity at exit: $24,602

10-year hold

• IRR: -20.0%
• Equity multiple: 0.02×
• Total profit: $-45,289
• Equity at exit: $14,266

Cash invested: $46,200 (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: 591
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$865
• Tax from tax record: −$211 /mo · $2,526/yr
• Insurance: −$69
• HOA: −$466
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-87

Break-even live

Break-even rent $2,039

Max offer price $149,708

Occupancy floor 99%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	24d	1	0.04mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	24d	2	0.04mi
3550 Blue Lake Dr Pompano Beach, FL	1.0	1.5	850	$1,850	$2.18	24d	1	0.04mi
3801 Crystal Lake Dr Deerfield Beach, FL	1.0–2.0	1.0–2.0	968	$1,995	$2.06	1d	8	0.23mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	24d	1	0.29mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	24d	1	0.33mi
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	24d	1	0.35mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	0.38mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	0.43mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	0.48mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	24d	1	0.50mi
4061 NW 9th Ave #206 Deerfield Beach, FL	2.0	2.0	800	$1,900	$2.38	24d	1	0.59mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.61mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	24d	1	0.68mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	24d	1	0.76mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$1,982	$2.81	2d	16	0.78mi
1421 NW 45th St #5 Deerfield Beach, FL	2.0	2.0	760	$2,000	$2.63	24d	1	0.79mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	24d	1	0.82mi
4304 NW 9th Ave Unit 2-2D Pompano Beach, FL	2.0	2.0	1040	$1,750	$1.68	15d	1	0.82mi
341 NW 35th Ct Unit 1 Pompano Beach, FL	—	1.0	655	$1,300	$1.98	24d	1	0.83mi
4314 NW 9th Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	992	$1,900	$1.91	15d	2	0.83mi
4354 NW 9th Ave Unit 12-3D Pompano Beach, FL	2.0	2.0	1040	$2,000	$1.92	24d	1	0.83mi
4394 NW 9th Ave Unit 20-1A Deerfield Beach, FL	2.0	2.0	950	$1,700	$1.79	24d	1	0.83mi
1001 NW 45th St #6 Deerfield Beach, FL	2.0	2.0	850	$2,200	$2.59	15d	1	0.84mi
4550 NW 18th Ave #506 Deerfield Beach, FL	2.0	2.0	1070	$2,100	$1.96	11d	1	0.88mi
4450 Military Trl Unit 22 Pompano Beach, FL	2.0	1.0	940	$1,950	$2.07	24d	1	0.90mi
651 NW 42nd Ct #214 Deerfield Beach, FL	2.0	1.0	721	$1,695	$2.35	24d	1	0.91mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.95mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	24d	1	0.95mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$1,695	$1.88	24d	1	0.95mi
4570 NW 18th Ave #605 Deerfield Beach, FL	1.0	2.0	930	$1,750	$1.88	15d	1	0.96mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	24d	1	0.98mi
351 NW 42nd Ct Apt 205 Pompano Beach, FL	2.0	1.0	800	$1,899	$2.37	15d	1	1.02mi
311 NW 42nd Ct #101 Deerfield Beach, FL	2.0	1.0	800	$1,799	$2.25	24d	1	1.03mi
4325 NW 5th Ave Deerfield Beach, FL	2.0	2.0	953	$2,249	$2.36	10d	1	1.03mi
331 NW 42nd Ct Unit 101 Pompano Beach, FL	2.0	1.0	800	$1,799	$2.25	15d	1	1.06mi
624 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,100	$2.65	15d	1	1.13mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	24d	1	1.13mi
616 NW 47th St Deerfield Beach, FL	2.0	2.0	793	$2,495	$3.15	5d	1	1.13mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	24d	1	1.14mi

HOA detail condo

• Monthly dues: $466 · $5,592/yr
• ⚠ Special-assessment mentions:

  ROOMY CONDO UNIT WITH NEW TILE COUNTER TOPS AND BACK SPLASH. SPECIAL ASSESSMENT $99.37/MONTH THROUGH 2010,NO FHA, NO RENTALS FOR 1 YEAR. UPON ACCEPTANCE CONTRACT, BANK ADDENDA & BANK ISSUED…

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 99 DOM
2. 2026-06-17
   days on market $165,000 Active 98 DOM
3. 2026-06-16
   days on market $165,000 Active 97 DOM
4. 2026-06-15
   days on market $165,000 Active 96 DOM
5. 2026-06-13
   days on market $165,000 Active 94 DOM
6. 2026-06-09
   days on market $165,000 Active 90 DOM
7. 2026-06-07
   days on market $165,000 Active 88 DOM
8. 2026-06-04
   days on market $165,000 Active 85 DOM
9. 2026-06-03
   days on market $165,000 Active 84 DOM
10. 2026-06-02
    days on market $165,000 Active 83 DOM
11. 2026-06-01
    days on market $165,000 Active 82 DOM
12. 2026-05-31
    days on market $165,000 Active 81 DOM
13. 2025-10-26
    listed $165,000 Active
14. 2010-09-10
    soldstatus $25,714
15. 2010-01-19
    soldstatus $25,000 514-char remark

    Show marketing remark (514 chars)

    ROOMY CONDO UNIT WITH NEW TILE COUNTER TOPS AND BACK SPLASH. SPECIAL ASSESSMENT $99.37/MONTH THROUGH 2010,NO FHA, NO RENTALS FOR 1 YEAR. UPON ACCEPTANCE CONTRACT, BANK ADDENDA & BANK ISSUED CASHIERS CHECK MUST BE DELIVERED TO LISTING BROKERS OFFER WITHIN 24 HRS. SEE ATTACHMENTS FOR SMARTBUY PROGRAM DETAILS & ELIGIBILITY. YOU MUST ASK FOR HOME WARRANTY & CLOSING COSTS ON CONTRACT AT TIME OF OFFER. CLOSING COST COUPON MUST ACCOMPANY OFFER. IF YOUR DECLINING HOME WARRANTY SEND IN DECLINE FORM.

16. 2007-02-26
    historical
17. 2006-10-13
    listed $155,000
18. 2004-10-26
    soldstatus $97,000
19. 1984-09-01
    soldstatus $32,500

ⓘ 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: $2,526 · $211/mo
• Projected year-2 tax: $2,526 · $211/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,149
• − Mortgage interest: −$9,243
• − Property taxes: −$2,526
• − Insurance: −$825
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$5,592
• − Depreciation: −$4,800
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $-189/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

+407.7% since first listed

7 events — show timeline

• 2025-10-26 Listed $165,000 Beaches MLS
• 2010-09-10 Sold (Public Records) $25,714 Public Records
• 2010-01-19 Sold (MLS) $25,000 MARMLS
• 2007-02-26 Listing Removed — Beaches MLS
• 2006-10-13 Listed $155,000 Beaches MLS
• 2004-10-26 Sold (Public Records) $97,000 Public Records
• 1984-09-01 Sold (Public Records) $32,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,526 · +2.0% YoY. Source: county tax records.