206 SW 1st St Unit J-4 · Pompano Beach, FL 33060

$185,000

2 bd · 2.0 ba · 855 sqft · Condo public records · 102 Days on market

Built 1979 $465/mo HOA · 22% 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this bright and inviting first-floor condo featuring two spacious bedrooms and two full bathrooms. Enjoy a large eat-in kitchen with new appliances and easy-to-maintain tiled floors throughout. Perfectly located with convenient access and comfortable living—all in a well-maintained community! Close proximity to highways, shopping. No rental restrictions!

Key facts

• Large eat-in kitchen
• First-floor condo
• Tiled floors

Tags

• FIRST-FLOOR CONDO
• LARGE EAT-IN KITCHEN
• NEW APPLIANCES
• TILED FLOORS
• WELL-MAINTAINED COMMUNITY
• CLOSE PROXIMITY TO HIGHWAYS

Property features AI

Finance

• HOA & community: Has homeowners association; HOA fee $465 monthly; HOA covers insurance, structure maintenance, water, sewer and trash; Association provides maintenance and other community services

Exterior

• Parking: Assigned parking
• Utilities: Water included in association fees; Sewer included in association fees; Trash included in association fees; Power available
• Home design: Condominium; 2-story building; First-floor entry; Faces west; Resale property
• Construction: CBS construction
• Exterior features: Fenced yard; Fruit trees on the lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-36 ($-437/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.8% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Cypress Elementary School (math 26% / reading 30%, grade F, #1,951 of 2,144 statewide, top 91%, 740 students, 80% FRL); Pompano Beach Middle School (math 29% / reading 40%, grade F, #421 of 571 statewide, top 74%, 1,040 students, 73% 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 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-21 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 (+2.1%/yr); 339 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 40% of the median local income ($65k/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 $6k 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 ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 10206% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $185k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $168,350 (9.0% 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 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-33,874
• Equity at exit: $27,584

10-year hold

• IRR: -13.5%
• Equity multiple: 0.25×
• Total profit: $-38,834
• Equity at exit: $15,995

Cash invested: $51,800 (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 33060

• Home prices YoY: -23.6%
• Rents YoY: 2.1%
• Active inventory: 339
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$465
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-36

Break-even live

Break-even rent $2,207

Max offer price $179,734

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $28	+0% $-36	+5% $-100	+10% $-164
Rent	-10% $-207	-5% $-122	+0% $-36	+5% $49	+10% $134
Rate	-1.0pp $57	-0.5pp $11	base $-36	+0.5pp $-84	+1.0pp $-133

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,300	$2.69	5d	1	0.13mi
313 SW 1st Ct Unit L4 Pompano Beach, FL	2.0	2.0	855	$2,500	$2.92	6d	1	0.13mi
320 SW 1st St Pompano Beach, FL	2.0	2.0	870	$1,850	$2.13	26d	1	0.14mi
344 SW 1st St #6 Pompano Beach, FL	2.0	2.0	840	$1,825	$2.17	17d	1	0.20mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	26d	1	0.22mi
200 NE 1st Ave Pompano Beach, FL	2.0	1.0–2.5	1149	$3,600	$3.13	0d	47	0.26mi
20 NW 7th Ave #6 Pompano Beach, FL	3.0	1.5	1088	$2,150	$1.98	17d	1	0.27mi
147 SW 3rd St Pompano Beach, FL	2.0	1.5	1040	$2,500	$2.40	9d	1	0.27mi
55 SW 3rd St Pompano Beach, FL	2.0	1.0	1040	$2,500	$2.40	26d	1	0.28mi
81 SW 3rd St Unit 81 Pompano Beach, FL	2.0	1.5	1040	$2,100	$2.02	26d	1	0.30mi
138 S Cypress Rd #224 Pompano Beach, FL	2.0	2.0	936	$2,600	$2.78	16d	1	0.30mi
260 S Cypress Rd #108 Pompano Beach, FL	2.0	2.0	850	$1,900	$2.24	17d	1	0.32mi
132 S Cypress Rd #523 Pompano Beach, FL	2.0	2.0	936	$2,000	$2.14	26d	1	0.32mi
103 NW 7th Ave Pompano Beach, FL	2.0	1.0	650	$2,000	$3.08	26d	1	0.32mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	13d	1	0.33mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	13d	1	0.33mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	26d	1	0.34mi
13 SW 3rd St #13 Pompano Beach, FL	2.0	1.5	1040	$2,400	$2.31	26d	1	0.36mi
450 SW 2nd St Unit 518-7 Pompano Beach, FL	2.0	1.0	800	$1,750	$2.19	26d	1	0.37mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	26d	1	0.44mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,718	$3.65	1d	17	0.49mi
610 NW 7th Ave Pompano Beach, FL	1.0–2.0	1.0	725	$1,800	$2.48	26d	3	0.50mi
100 NW 8th St Pompano Beach, FL	2.0	2.0	1024	$2,175	$2.12	26d	1	0.50mi
360 NW 8th St Unit 8 Pompano Beach, FL	2.0	1.0	875	$1,900	$2.17	26d	1	0.52mi
620 NW 7th Ter Unit 38 Pompano Beach, FL	1.0	1.0	550	$1,600	$2.91	13d	1	0.55mi
620 NW 7th Ter Unit 39 Pompano Beach, FL	1.0	1.0	550	$1,550	$2.82	13d	1	0.55mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	26d	2	0.56mi
201 SE 6th Ave #7 Pompano Beach, FL	2.0	2.0	939	$1,900	$2.02	26d	1	0.56mi
101 SE 6th Ave Pompano Beach, FL	1.0–2.0	1.5–2.0	939	$2,099	$2.24	26d	3	0.57mi
811 NW 6th Ave Pompano Beach, FL	2.0	2.0	821	$1,750	$2.13	26d	1	0.59mi
841 NW 5th Ave Unit 1 Pompano Beach, FL	2.0	1.0	1000	$1,500	$1.50	26d	1	0.60mi
651 Pine Dr Pompano Beach, FL	2.0	2.0	1000	$2,000	$2.00	26d	1	0.66mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$3,000	$4.62	13d	1	0.69mi
810 NE 3rd Ave Pompano Beach, FL	2.0	1.0	650	$2,900	$4.46	3d	1	0.69mi
308 NE 8th Ct Pompano Beach, FL	3.0	1.0	576	$2,700	$4.69	26d	1	0.72mi
812 NE 4th Ave Pompano Beach, FL	2.0	2.0	1056	$3,000	$2.84	17d	1	0.75mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	13d	2	0.77mi
1109 NW 6th Ave #1 Pompano Beach, FL	1.0	1.0	550	$1,575	$2.86	17d	1	0.79mi
1109 NW 6th Ave Unit 3 Pompano Beach, FL	2.0	1.0	750	$1,875	$2.50	26d	1	0.79mi
216 NW 12th St Unit 1 Pompano Beach, FL	1.0	1.0	850	$1,600	$1.88	26d	1	0.80mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 102 DOM
2. 2026-06-18
   days on market $185,000 Active 99 DOM
3. 2026-06-17
   days on market $185,000 Active 98 DOM
4. 2026-06-16
   days on market $185,000 Active 97 DOM
5. 2026-06-15
   days on market $185,000 Active 96 DOM
6. 2026-06-13
   days on market $185,000 Active 94 DOM
7. 2026-06-09
   days on market $185,000 Active 90 DOM
8. 2026-06-08
   days on market $185,000 Active 89 DOM
9. 2026-06-07
   days on market $185,000 Active 88 DOM
10. 2026-06-04
    days on market $185,000 Active 85 DOM
11. 2026-06-03
    days on market $185,000 Active 84 DOM
12. 2026-06-02
    days on market $185,000 Active 83 DOM
13. 2026-06-01
    days on market $185,000 Active 82 DOM
14. 2026-05-31
    days on market $185,000 Active 81 DOM
15. 2026-04-09
    listed $1,795
16. 2026-04-09
    historical $1,795
17. 2026-02-15
    listed $1,795
18. 2026-02-13
    listed $185,000 Active
19. 2004-03-31
    soldstatus $75,000
20. 1995-06-23
    soldstatus $35,000

ⓘ 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: $25,931
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$5,580
• − Depreciation: −$5,382
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $342/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): 37,233
• Household income: $64,819
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 2870.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 38% White 33% Hispanic / Latino 26% Two or more races 14%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 13% Romanian 2% Slovak 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 23% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -131.09%
• Current HPI: 425.3083
• Rent YoY: ▲ 2.12%
• 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

-94.9% since first listed

6 events — show timeline

• 2026-04-09 Listed for Rent $1,795 RMLSFL
• 2026-04-09 Rental Removed $1,795 GFLMLS
• 2026-02-15 Listed for Rent $1,795 GFLMLS
• 2026-02-13 Listed $185,000 Beaches MLS
• 2004-03-31 Sold (Public Records) $75,000 Public Records
• 1995-06-23 Sold (Public Records) $35,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $361 · -83.8% YoY. Source: county tax records.