2800 NE 14th St · Pompano Beach, FL 33062

$315,000

3 bd · 2.0 ba · 1,095 sqft · Other · 26 Days on market

Built 1980 Good condition

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Beach! CAN RENT IMMEDIATELY!!! Three bedroom two bathroom WATERFRONT condo. Cute end unit close to the beach. Hardwood floors in living area and carpeted bedrooms. Two full bath. All hurricane windows and doors. Large screened lanai. Dock space when available

Key facts

• Waterfront condo
• Dock space
• Large screened lanai

Tags

• WATERFRONT CONDO
• HURRICANE WINDOWS AND DOORS
• LARGE SCREENED LANAI
• DOCK SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-16 ($-196/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (13.2% below list).
• Recommended offer: $273k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 soft (-0.4%/yr); 851 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 39% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $9k 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 26 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Recommended offer $273,492 (13.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.6

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-60,056
• Equity at exit: $46,968

10-year hold

• IRR: -21.4%
• Equity multiple: 0.04×
• Total profit: $-84,440
• Equity at exit: $27,235

Cash invested: $88,200 (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 33062

• Rents YoY: -0.4%
• Active inventory: 851
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,735 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-16

Break-even live

Break-even rent $2,756

Max offer price $312,640

Occupancy floor 96%

Sensitivity live

Price	-10% $201	-5% $93	+0% $-16	+5% $-125	+10% $-234
Rent	-10% $-232	-5% $-124	+0% $-16	+5% $92	+10% $200
Rate	-1.0pp $142	-0.5pp $64	base $-16	+0.5pp $-98	+1.0pp $-181

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2731 NE 14th St Unit 812 Pompano Beach, FL	2.0	2.0	980	$2,250	$2.30	22d	1	0.06mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1065	$2,450	$2.30	26d	2	0.07mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	13d	2	0.07mi
1340 NE 28th Ave Pompano Beach, FL	2.0	2.0	1064	$2,450	$2.30	12d	2	0.07mi
2731 NE 14th Street Cswy #103 Pompano Beach, FL	2.0	2.0	980	$2,195	$2.24	26d	1	0.07mi
2731 NE 14th Street Cswy #205 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.07mi
1340 NE 28th Ave #242 Pompano Beach, FL	2.0	2.0	1065	$2,800	$2.63	24d	1	0.07mi
2850 NE 14th Street Cswy Unit 210B Pompano Beach, FL	2.0	2.0	894	$1,900	$2.13	26d	1	0.09mi
2850 NE 14th Street Cswy Unit 308b Pompano Beach, FL	2.0	2.0	835	$2,200	$2.63	26d	1	0.09mi
2731 NE 14th Street Cswy #421 Pompano Beach, FL	2.0	2.0	980	$2,400	$2.45	26d	1	0.10mi
2845 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,450	$2.43	26d	1	0.10mi
2855 NE 15th St #2855 Pompano Beach, FL	2.0	2.5	1008	$2,700	$2.68	21d	1	0.12mi
2879 NE 15th St Pompano Beach, FL	2.0	2.5	1018	$2,650	$2.60	6d	1	0.15mi
2683 NE 15th St #2683 Pompano Beach, FL	2.0	2.0	1008	$2,800	$2.78	24d	1	0.20mi
1311 NE 26th Ter Pompano Beach, FL	3.0	2.0	1248	$6,500	$5.21	26d	1	0.22mi
1211 NE 27th Ave Pompano Beach, FL	2.0	2.0	1438	$2,900	$2.02	26d	1	0.26mi
2589 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	5d	1	0.27mi
2521 NE 15th St Pompano Beach, FL	2.0	2.5	1008	$2,500	$2.48	10d	1	0.30mi
1401 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	903	$3,650	$4.04	1d	2	0.30mi
1401 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.33	24d	4	0.30mi
1505 N Riverside Dr Pompano Beach, FL	2.0	2.0	1069	$2,750	$2.57	0d	2	0.33mi
1505 N Riverside Dr Pompano Beach, FL	2.0	2.0	1069	$2,700	$2.53	26d	4	0.33mi
2350 NE 14th Street Cswy Pompano Beach, FL	2.0	2.0	1080	$1,950	$1.81	26d	1	0.33mi
1450 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	931	$3,000	$3.22	5d	2	0.35mi
999 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	975	$2,700	$2.77	15d	2	0.35mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	26d	1	0.38mi
3249 NE 10th St Pompano Beach, FL	2.0	2.0	800	$3,500	$4.38	26d	1	0.43mi
3201 NE 8th St #206 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	14d	1	0.44mi
1009 N Ocean Blvd #401 Pompano Beach, FL	2.0	1.5	942	$2,500	$2.65	26d	1	0.45mi
1100 NE 25th Ave Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	26d	1	0.46mi
2611 NE 20th St Pompano Beach, FL	2.0	1.0	910	$3,600	$3.96	26d	1	0.47mi
1012 N Ocean Blvd #602 Pompano Beach, FL	2.0	2.0	1310	$3,200	$2.44	26d	1	0.50mi
801 N Ocean Blvd #802 Pompano Beach, FL	2.0	2.0	933	$2,400	$2.57	26d	1	0.51mi
801 N Ocean Blvd #802 Pompano Beach, FL	2.0	2.0	933	$2,300	$2.47	15d	1	0.51mi
1500 N Ocean Blvd Pompano Beach, FL	2.0	2.0	1325	$5,250	$3.96	14d	2	0.52mi
1630 N Ocean Blvd #314 Pompano Beach, FL	2.0	2.0	975	$2,900	$2.97	26d	1	0.53mi
900 N Ocean Blvd Pompano Beach, FL	1.0–3.0	1.5–3.5	1834	$18,500	$10.09	7d	6	0.54mi
1060 NE 23rd Ter Pompano Beach, FL	2.0	2.0	1150	$1,975	$1.72	26d	1	0.54mi
1021 NE 24th Ave #12 Pompano Beach, FL	2.0	1.0	763	$1,700	$2.23	26d	1	0.55mi
750 N Ocean Blvd Pompano Beach, FL	2.0	2.0	1140	$3,900	$3.42	26d	3	0.56mi

Listing history 14 events

1. 2026-06-21
   days on market $315,000 Active 26 DOM
2. 2026-06-18
   days on market $315,000 Active 23 DOM
3. 2026-06-17
   days on market $315,000 Active 22 DOM
4. 2026-06-16
   days on market $315,000 Active 21 DOM
5. 2026-06-15
   days on market $315,000 Active 20 DOM
6. 2026-06-13
   days on market $315,000 Active 18 DOM
7. 2026-06-09
   days on market $315,000 Active 14 DOM
8. 2026-06-07
   days on market $315,000 Active 12 DOM
9. 2026-06-04
   days on market $315,000 Active 9 DOM
10. 2026-06-03
    days on market $315,000 Active 8 DOM
11. 2026-06-02
    days on market $315,000 Active 7 DOM
12. 2026-06-01
    days on market $315,000 Active 6 DOM
13. 2026-05-31
    days on market $315,000 Active 5 DOM
14. 2026-05-26
    listed $315,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,819
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − Depreciation: −$9,164
• Taxable loss: −$5,541
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $1,134/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This waterfront condo is in good condition with fresh paint and hardwood floors. It requires minor touch-ups and updates to the kitchen and bathrooms to maximize its resale and rental value.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Landscaping improves curb appeal and enhances the waterfront view
• Both HVAC maintenance — Ensures comfort and energy efficiency
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Landscaping improves curb appeal and enhances the waterfront view ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

1 event — show timeline

• 2026-05-26 Listed $315,000 FSBO.com