4381 W Mcnab Rd #20 · Pompano Beach, FL 33069

$138,500

1 bd · 1.0 ba · 620 sqft · Condo public records · 6 Days on market

Built 1989 $410/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 +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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
• DSCR +2.2/10.0

Listing remarks

Excellent investment opportunity in Palm Aire Gardens! This 1-bedroom, 1-bathroom unit is currently tenant-occupied with a great long-term tenant in place, providing immediate rental income. Rented $1600 monthly. Conveniently located near shopping, dining, major highways, and all the amenities Palm Aire has to offer. Showings will be scheduled only with serious offers. Please do not disturb the tenant. Great location, stable income, and strong investment potential!

Key facts

• $410 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $410; Association covers amenities, common areas, and hot water; Community amenities: Clubhouse, Barbecue, Picnic Area, Playground, Pool, Tennis Court(s)

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced; Key card entry; Phone entry; Security guard
• Utilities: Hot water included in association
• Home design: 2-story property; Entry on level 2; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Living/dining room; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (16.3% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $116k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 (-0.3%/yr); 445 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% of the median local income ($60k/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 $958 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $90k; list at $138k implies a 54% 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 $115,904 (16.3% 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. 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. 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?
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: 1.22% ✓
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 6.8

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: -28.2%
• Equity multiple: 0.09×
• Total profit: $-35,219
• Equity at exit: $20,651

10-year hold

• IRR: -61.2%
• Equity multiple: -0.52×
• Total profit: $-58,981
• Equity at exit: $11,975

Cash invested: $38,780 (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: 445
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$726
• Tax from tax record: −$273 /mo · $3,278/yr
• Insurance: −$58
• HOA: −$410
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-128

Break-even live

Break-even rent $1,857

Max offer price $115,904

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-89	+0% $-128	+5% $-167	+10% $-206
Rent	-10% $-262	-5% $-195	+0% $-128	+5% $-61	+10% $6
Rate	-1.0pp $-58	-0.5pp $-93	base $-128	+0.5pp $-164	+1.0pp $-200

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 W McNab Rd #16 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	1d	1	0.02mi
4401 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	26d	1	0.02mi
4481 W McNab Rd #37 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	26d	1	0.07mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,762	$2.16	19d	2	0.08mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	5d	1	0.08mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	6d	1	0.08mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$1,669	$2.01	26d	2	0.10mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	24d	1	0.11mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	4d	1	0.11mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	19d	2	0.16mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,600	$2.99	5d	3	0.16mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	22d	1	0.16mi
107 Gardens Dr #205 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	4d	1	0.25mi
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	26d	1	0.28mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	9d	1	0.29mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	16d	1	0.29mi
508 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	4d	1	0.48mi
303 Gardens Dr #206 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	19d	1	0.48mi
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,699	$2.05	26d	1	0.49mi
5600 SW 12th St North Lauderdale, FL	1.0–3.0	1.0–2.0	892	$1,750	$1.96	20d	3	1.08mi
5501 SW 11th St Margate, FL	1.0–2.0	1.0	719	$1,550	$2.16	22d	4	1.09mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$1,750	$2.02	9d	4	1.38mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $138,500 Active 6 DOM
2. 2026-06-18
   days on market $138,500 Active 3 DOM
3. 2026-06-17
   days on market $138,500 Active 2 DOM
4. 2026-06-15
   remarks 469-char remark
5. 2026-06-15
   listed $138,500 Active 1 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: $3,278 · $273/mo
• Projected year-2 tax: $3,278 · $273/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $20,343
• − Mortgage interest: −$7,758
• − Property taxes: −$3,278
• − Insurance: −$692
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$4,920
• − Depreciation: −$4,029
• Taxable loss: −$3,589
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $-673/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

-93.1% since first listed

14 events — show timeline

• 2026-06-15 Listed $138,500 MARMLS
• 2025-09-15 Rental Removed $1,600 MARMLS
• 2025-09-02 Price Changed $1,600 MARMLS
• 2025-08-29 Price Changed $1,650 MARMLS
• 2025-08-14 Listed for Rent $1,700 MARMLS
• 2024-08-14 Rental Removed $1,550 MARMLS
• 2024-08-06 Price Changed $1,550 MARMLS
• 2024-07-03 Price Changed $1,600 MARMLS
• 2024-06-15 Price Changed $1,650 MARMLS
• 2024-06-13 Listed for Rent $1,700 MARMLS
• 2024-06-13 Rental Removed $1,700 GFLMLS
• 2024-05-29 Listed for Rent $1,700 GFLMLS
• 2017-12-07 Sold (Public Records) $90,000 Public Records
• 2013-05-08 Sold (Public Records) $2,008,400 Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,278 · +6.9% YoY. Source: county tax records.