121 NW 28th Ct · Pompano Beach, FL 33064

$254,900

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 102 Days on market

Built 1969 1,750 sqft lot Est $437k · 42% under $298/mo HOA · 12% of rent

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Why this score? — see what drove the C- 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• 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

2/1 Single family home located in Leisureville Pompano Beach. Leisureville is a resort-style community with amenities including a clubhouse, (2) pools, a par 3 golf course, clubhouse and a full calendar of social activities. This home has no land lease it was paid off in full. Management is on site and a low HOA fee $300. This home has all impact windows for peace of mind! Close to the shopping, dining, the casino, entertainment, I95 and only minutes from the beach. Please note: Buyers must meet the Leisureville association requires a minimum credit score of 700.

Key facts

• Clubhouse
• Single family home
• Par 3 golf course

Tags

• SINGLE FAMILY HOME
• RESORT STYLE COMMUNITY
• CLUBHOUSE
• PAR 3 GOLF COURSE
• IMPACT WINDOWS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Pets allowed (number limit); Senior community
• HOA & community: Has association; Monthly association fee of $298; Association amenities include clubhouse, fitness center, golf course, pool, tennis courts, manager on site, business center, community room, courtesy bus, putting green, sidewalks, and street lights

Exterior

• Parking: Attached carport (covered, 1 space); 1 open parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Single family residence; One story; Entry-level living area; Faces south; Resale property
• Construction: CBS construction; Concrete and tile roof
• Exterior features: Open porch; Porch

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Blinds
• Laundry & utility: Unfurnished

🏷️ Possibly a rental listed for sale. The $254,900 price doesn't fit this home's estimated sale value (~$437,436) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-59 ($-712/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (5.1% below list).
• Recommended offer: $232k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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); 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 41% 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 $2k of loan paydown is wiped out by about $8k 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 ($232k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $138k; list at $255k implies a 85% gain — meaningful room to come down on a strong offer.

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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,959 (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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.95% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $437,436
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2961 NW 1st Ave	0.11mi	2/1.0	1,050 (+1%)	12mo	$285,000	$271	84
101 NW 32nd St	0.28mi	2/1.0	1,050 (+1%)	19mo	$260,000	$248	70
150 NE 26th St	0.25mi	3/2.0 (+1)	1,015 (-3%)	19mo	$425,000	$419	58
2631 NE 7th Ter	0.71mi	3/2.0 (+1)	893 (-14%)	22mo	$430,000	$482	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-47,924
• Equity at exit: $38,006

10-year hold

• IRR: -15.2%
• Equity multiple: 0.19×
• Total profit: $-57,955
• Equity at exit: $22,039

Cash invested: $71,372 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$106
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$298
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-59

Break-even live

Break-even rent $2,495

Max offer price $244,420

Occupancy floor 97%

Sensitivity live

Price	-10% $85	-5% $13	+0% $-59	+5% $-131	+10% $-204
Rent	-10% $-251	-5% $-155	+0% $-59	+5% $36	+10% $132
Rate	-1.0pp $69	-0.5pp $6	base $-59	+0.5pp $-125	+1.0pp $-193

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2751 E Golf Blvd #2018 Pompano Beach, FL	2.0	2.0	825	$1,800	$2.18	24d	1	0.10mi
100 NW 27th St Pompano Beach, FL	2.0	2.0	1394	$2,500	$1.79	24d	1	0.11mi
100 NW 27th St Unit 100 Pompano Beach, FL	2.0	2.0	1394	$2,749	$1.97	24d	1	0.11mi
110 NE 30th St Pompano Beach, FL	3.0	2.0	1418	$4,400	$3.10	24d	1	0.13mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	24d	1	0.20mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	24d	1	0.20mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	0.20mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	24d	1	0.26mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	12d	1	0.27mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	24d	1	0.27mi
229 NE 26th Ct Pompano Beach, FL	3.0	2.0	1145	$3,000	$2.62	22d	1	0.28mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	15d	1	0.33mi
38 Leisure Blvd Pompano Beach, FL	2.0	2.0	1248	$2,400	$1.92	14d	1	0.33mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	24d	1	0.36mi
310 Leisure Blvd Pompano Beach, FL	2.0	2.0	1331	$2,250	$1.69	24d	1	0.39mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	24d	1	0.43mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	24d	1	0.44mi
3281 E Golf Blvd #4 Pompano Beach, FL	2.0	1.5	1020	$2,200	$2.16	24d	1	0.44mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	24d	1	0.49mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	24d	1	0.51mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	3d	16	0.58mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	24d	1	0.69mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.72mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,500	$2.80	22d	1	0.74mi
2621 NE 8th Ave Pompano Beach, FL	3.0	2.0	1200	$2,650	$2.21	5d	1	0.75mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	24d	1	0.76mi
171 NW 19th St Pompano Beach, FL	3.0	2.0	1215	$3,250	$2.67	24d	1	0.78mi
1921 NE 2nd Ave Pompano Beach, FL	3.0	2.0	1261	$2,960	$2.35	22d	1	0.80mi
3050 NE 9th Ter Pompano Beach, FL	3.0	2.0	1400	$2,850	$2.04	5d	1	0.90mi
1881 NW 5th Ter Unit 1881 Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	24d	1	0.94mi
1881 NW 5th Ter Pompano Beach, FL	3.0	2.0	1152	$3,400	$2.95	8d	1	0.95mi
1087 NW 33rd Mnr Pompano Beach, FL	3.0	2.5	1495	$2,675	$1.79	24d	1	0.95mi
3329 NW 11th Ave Unit 3329 Pompano Beach, FL	3.0	2.5	1420	$2,800	$1.97	24d	1	0.95mi
2640 NE 10th Ter Pompano Beach, FL	3.0	2.5	1177	$4,100	$3.48	24d	1	0.97mi
261 NE 40th St Deerfield Beach, FL	3.0	2.0	1153	$2,899	$2.51	14d	1	0.99mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,949	$2.44	11d	1	0.99mi
261 NE 40th St #261 Pompano Beach, FL	3.0	2.0	1208	$2,899	$2.40	8d	1	0.99mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	24d	1	1.01mi
1670 NE 1st Ave Pompano Beach, FL	3.0	2.0	1200	$3,300	$2.75	24d	1	1.02mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	24d	1	1.03mi

HOA detail

• Monthly dues: $298 · $3,576/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $254,900 Active 102 DOM
2. 2026-06-17
   days on market $254,900 Active 101 DOM
3. 2026-06-16
   days on market $254,900 Active 100 DOM
4. 2026-06-15
   days on market $254,900 Active 99 DOM
5. 2026-06-13
   days on market $254,900 Active 97 DOM
6. 2026-06-09
   days on market $254,900 Active 93 DOM
7. 2026-06-07
   days on market $254,900 Active 91 DOM
8. 2026-06-04
   days on market $254,900 Active 88 DOM
9. 2026-06-03
   days on market $254,900 Active 87 DOM
10. 2026-06-02
    days on market $254,900 Active 86 DOM
11. 2026-06-01
    days on market $254,900 Active 85 DOM
12. 2026-05-31
    days on market $254,900 Active 84 DOM
13. 2026-05-08
    price $254,900
14. 2026-04-28
    price $266,000
15. 2026-04-10
    price $274,900
16. 2026-03-08
    listed $279,900 Active
17. 2005-03-03
    soldstatus $138,000
18. 1994-04-11
    soldstatus $45,000
19. 1985-04-01
    soldstatus $30,000

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$1,178/yr (+$98/mo · 125.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 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: $29,039
• − Mortgage interest: −$14,278
• − Property taxes: −$937
• − Insurance: −$3,099
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$3,576
• − Depreciation: −$7,415
• Taxable loss: −$4,913
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $467/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

+749.7% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $254,900 Beaches MLS
• 2026-04-28 Price Changed $266,000 Beaches MLS
• 2026-04-10 Price Changed $274,900 Beaches MLS
• 2026-03-08 Listed $279,900 Beaches MLS
• 2005-03-03 Sold (Public Records) $138,000 Public Records
• 1994-04-11 Sold (Public Records) $45,000 Public Records
• 1985-04-01 Sold (Public Records) $30,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $937 · +4.2% YoY. Source: county tax records.