2501 W Golf Blvd #234 · Pompano Beach, FL 33064

$114,900

2 bd · 2.0 ba · 850 sqft · Condo public records · 102 Days on market

Built 1970 $396/mo HOA · 20% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

LEASE PAID, BEAUTIFUL GARDEN APARTMENT, FURNISHED EXCLUDING MASTER BEDROOM. CLUBHOUSE, POOL, GOLF, ACTIVE 55 COMMUNITY, COURTESY BUS, CALL LISTING AGENT, 954 629 3516, LOCKBOX

Key facts

• Heated pools
• Clubhouse
• Beautiful pond

Tags

• SPACIOUS PATIO
• HAND PAINTED MURAL
• ASSIGNED PARKING SPACE
• BEAUTIFUL POND
• HEATED POOLS
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions; Property is part of a senior community
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee: $133; Association amenities include billiard room, parking, bike storage, pool/recreation facilities; HOA covers insurance, grounds maintenance, sewer, trash, water, common areas, hot water, reserve funds, pool service

Exterior

• Parking: Guest parking available (1 parking space listed)
• Security: Smoke detector(s)
• Utilities: Public water and sewer included in association fees; Electric service
• Home design: Condominium; Resale; Two-story building; Entry on second floor
• Construction: Concrete block construction (no stucco)
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Smoke detectors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Palmview Elementary School (math 24% / reading 41%, grade F, #1,787 of 2,144 statewide, top 84%, 532 students, 82% FRL); Crystal Lake Middle School (math 24% / reading 38%, grade F, #462 of 571 statewide, top 81%, 1,055 students, 74% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($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 $794 of loan paydown is wiped out by about $3k 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 102 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.75% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 4.8

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,855
• Equity at exit: $17,132

10-year hold

• IRR: 9.6%
• Equity multiple: 1.68×
• Total profit: $22,027
• Equity at exit: $9,934

Cash invested: $32,172 (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: 595
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$48
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$396
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $356

Break-even live

Break-even rent $1,563

Max offer price $114,900

Occupancy floor 77%

Sensitivity live

Price	-10% $421	-5% $389	+0% $356	+5% $323	+10% $291
Rent	-10% $197	-5% $276	+0% $356	+5% $436	+10% $515
Rate	-1.0pp $414	-0.5pp $385	base $356	+0.5pp $326	+1.0pp $296

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	26d	1	0.02mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	13d	1	0.20mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	26d	1	0.20mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	26d	1	0.21mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	16d	1	0.27mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	26d	1	0.27mi
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	26d	1	0.36mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	26d	1	0.41mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	26d	1	0.44mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	26d	1	0.46mi
231 NE 24th St Unit 1 Pompano Beach, FL	2.0	1.0	750	$2,250	$3.00	0d	1	0.60mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	16d	1	0.61mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	26d	1	0.61mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	26d	1	0.62mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	26d	1	0.66mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	26d	1	0.74mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	4d	16	0.75mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	26d	1	0.78mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	16d	4	0.79mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	26d	1	0.81mi
3281 E Golf Blvd #4 Pompano Beach, FL	2.0	1.5	1020	$2,200	$2.16	26d	1	0.82mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	26d	1	0.84mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	26d	1	0.98mi
555 NW 15th Ct Pompano Beach, FL	2.0	1.0	576	$2,500	$4.34	26d	1	1.05mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	26d	1	1.06mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,445	$2.74	0d	1	1.09mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	26d	1	1.11mi
3400 Blue Lake Dr Pompano Beach, FL	2.0	2.0	1039	$2,288	$2.20	26d	2	1.11mi
3550 Blue Lake Dr Pompano Beach, FL	1.0	1.5	850	$1,850	$2.18	26d	1	1.14mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	26d	1	1.14mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	16d	1	1.17mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	26d	1	1.18mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	16d	1	1.19mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	26d	1	1.21mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	26d	1	1.22mi
1309 NW 2nd Ave Unit 3 Pompano Beach, FL	2.0	1.0	700	$1,750	$2.50	26d	1	1.24mi
4061 NW 9th Ave #206 Deerfield Beach, FL	2.0	2.0	800	$1,900	$2.38	26d	1	1.35mi
1101 NE 23rd Pl Unit 1 Pompano Beach, FL	3.0	2.0	1117	$3,000	$2.69	26d	1	1.36mi
216 NW 12th St Unit 1 Pompano Beach, FL	1.0	1.0	850	$1,600	$1.88	26d	1	1.37mi
3910 Crystal Lake Dr #201 Deerfield Beach, FL	2.0	2.0	884	$2,000	$2.26	26d	1	1.38mi

HOA detail condo

• Monthly dues: $396 · $4,752/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   pricedays on market $114,900 Active 102 DOM
2. 2026-06-18
   days on market $126,500 Active 99 DOM
3. 2026-06-17
   days on market $126,500 Active 98 DOM
4. 2026-06-16
   days on market $126,500 Active 97 DOM
5. 2026-06-15
   days on market $126,500 Active 96 DOM
6. 2026-06-13
   days on market $126,500 Active 94 DOM
7. 2026-06-09
   days on market $126,500 Active 90 DOM
8. 2026-06-07
   days on market $126,500 Active 88 DOM
9. 2026-06-04
   days on market $126,500 Active 85 DOM
10. 2026-06-03
    days on market $126,500 Active 84 DOM
11. 2026-06-02
    days on market $126,500 Active 83 DOM
12. 2026-06-01
    days on market $126,500 Active 82 DOM
13. 2026-05-31
    days on market $126,500 Active 81 DOM
14. 2026-05-06
    status Active
15. 2026-05-06
    price $126,500
16. 2026-04-25
    historical Active Under Contract
17. 2026-01-27
    listed $129,900 Active
18. 2024-03-01
    soldstatus $127,500
19. 2004-03-15
    soldstatus $66,000
20. 2004-02-26
    soldstatus $66,000 175-char remark

    Show marketing remark (175 chars)

    LEASE PAID, BEAUTIFUL GARDEN APARTMENT, FURNISHED EXCLUDING MASTER BEDROOM. CLUBHOUSE, POOL, GOLF, ACTIVE 55 COMMUNITY, COURTESY BUS, CALL LISTING AGENT, 954 629 3516, LOCKBOX

21. 2004-02-03
    historical 175-char remark

    Show marketing remark (175 chars)

    LEASE PAID, BEAUTIFUL GARDEN APARTMENT, FURNISHED EXCLUDING MASTER BEDROOM. CLUBHOUSE, POOL, GOLF, ACTIVE 55 COMMUNITY, COURTESY BUS, CALL LISTING AGENT, 954 629 3516, LOCKBOX

22. 2004-01-19
    listed $69,900 175-char remark

    Show marketing remark (175 chars)

    LEASE PAID, BEAUTIFUL GARDEN APARTMENT, FURNISHED EXCLUDING MASTER BEDROOM. CLUBHOUSE, POOL, GOLF, ACTIVE 55 COMMUNITY, COURTESY BUS, CALL LISTING AGENT, 954 629 3516, LOCKBOX

23. 1987-10-01
    soldstatus $40,000
24. 1986-11-01
    soldstatus $32,000

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$519/yr (+$43/mo · 119.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥106°F today · 10 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: $24,163
• − Mortgage interest: −$6,436
• − Property taxes: −$435
• − Insurance: −$2,399
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$4,752
• − Depreciation: −$3,343
• Taxable income: $2,932
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,568/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

+295.3% since first listed

11 events — show timeline

• 2026-05-06 Relisted — Beaches MLS
• 2026-05-06 Price Changed $126,500 Beaches MLS
• 2026-04-25 Contingent — Beaches MLS
• 2026-01-27 Listed $129,900 Beaches MLS
• 2024-03-01 Sold (Public Records) $127,500 Public Records
• 2004-03-15 Sold (Public Records) $66,000 Public Records
• 2004-02-26 Sold (MLS) $66,000 Beaches MLS
• 2004-02-03 Listing Removed — Beaches MLS
• 2004-01-19 Listed $69,900 Beaches MLS
• 1987-10-01 Sold (Public Records) $40,000 Public Records
• 1986-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $435 · -82.0% YoY. Source: county tax records.