331 E Mcnab Rd #226 · Pompano Beach, FL 33060

$117,900

1 bd · 1.0 ba · 550 sqft · Condo public records · 140 Days on market

Built 1962 $430/mo HOA · 24% of rent ↓ 4% since listing

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing opportunity with excellent views of the intersecting Intracoastal canal. Welcome home to this beautiful Pompano Beach co-op, ideally located in a neighborhood that continues to improve. The McNab Road streetscape project is currently in progress and will enhance the entire street and surrounding area with new large sidewalks and paved entrance. This well-maintained community offers great value, with water included in the association and your own assigned parking space. Residents enjoy access to a heated pool, shuffleboard courts, and the newly added pickleball courts at nearby Kip A. Jacoby Park. Priced to sell and easy to show, this is a fantastic chance to own in a desirable coast

Key facts

• Coastal location
• Shuffleboard courts
• Pickleball courts

Tags

• HEATED POOL
• SHUFFLEBOARD COURTS
• PICKLEBALL COURTS
• ASSIGNED PARKING SPACE
• COASTAL LOCATION

Property features AI

Finance

• Other: Annual tax amount available; Virtual tour available
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, insurance, laundry, grounds maintenance, structure maintenance, pool(s), roof, sewer, trash and water; Community amenities include pool and shuffleboard court; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Water included in association fees; Sewer included in association fees; Trash included in association fees; Power (standard); Insurance and roof maintenance handled by association
• Home design: Attached property; 2-story building; Entry on second level
• Construction: Resale property
• Exterior features: No additional exterior features listed; Canal access waterfront; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall/window cooling units
• Interior features: Bedroom on main level; Second-floor entry; Tile flooring; Has view
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: schools D+, 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.
• Market conditions: Rents rising (+2.1%/yr); 338 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $815 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

• It's been on market 140 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

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

Recommended offer $103,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 5.5

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,695
• Equity at exit: $17,579

10-year hold

• IRR: 5.6%
• Equity multiple: 1.39×
• Total profit: $12,982
• Equity at exit: $10,194

Cash invested: $33,012 (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: 338
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$618
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$49
• HOA: −$430
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $263

Break-even live

Break-even rent $1,438

Max offer price $117,900

Occupancy floor 80%

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,690	$1.78	14d	6	1.08mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$1,700	$1.79	24d	6	1.08mi
3333 Port Royale Dr S Fort Lauderdale, FL	3.0	1.0–2.0	1175	$2,963	$2.52	1d	40	1.09mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.11mi
280 S Cypress Rd #310 Pompano Beach, FL	1.0	1.0	650	$1,700	$2.62	24d	1	1.14mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,650	$2.54	11d	1	1.16mi
270 S Cypress Rd #204 Pompano Beach, FL	1.0	1.5	650	$1,600	$2.46	10d	1	1.16mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	11d	2	1.20mi
253 S Cypress Rd #214 Pompano Beach, FL	1.0	1.0	678	$1,450	$2.14	24d	1	1.23mi
151 SE 6th Ave Pompano Beach, FL	1.0	1.5	700	$1,525	$2.18	24d	2	1.26mi
902 SE 1st St Pompano Beach, FL	1.0	1.0	415	$1,414	$3.41	14d	7	1.29mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	24d	1	1.32mi
475 SE 1st St Pompano Beach, FL	3.0	1.0–2.0	1017	$3,078	$3.02	1d	19	1.33mi
500 SW 2nd Ct Pompano Beach, FL	1.0	1.0	650	$1,595	$2.45	24d	1	1.50mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $117,900 Active 140 DOM
2. 2026-06-17
   days on market $117,900 Active 139 DOM
3. 2026-06-16
   days on market $117,900 Active 138 DOM
4. 2026-06-15
   days on market $117,900 Active 137 DOM
5. 2026-06-13
   days on market $117,900 Active 135 DOM
6. 2026-06-09
   days on market $117,900 Active 131 DOM
7. 2026-06-07
   days on market $117,900 Active 129 DOM
8. 2026-06-04
   days on market $117,900 Active 126 DOM
9. 2026-06-03
   days on market $117,900 Active 125 DOM
10. 2026-06-02
    days on market $117,900 Active 124 DOM
11. 2026-06-01
    days on market $117,900 Active 123 DOM
12. 2026-05-31
    days on market $117,900 Active 122 DOM
13. 2026-04-13
    price $117,900
14. 2026-01-29
    listed $122,900 Active

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $979 · $82/mo
• Expected delta: +$518/yr (+$43/mo · 112.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,244
• − Mortgage interest: −$6,604
• − Property taxes: −$460
• − Insurance: −$590
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$5,160
• − Depreciation: −$3,430
• Taxable income: $1,601
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,770/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

-4.1% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $117,900 MARMLS
• 2026-01-29 Listed $122,900 MARMLS

Property tax history

+9.2%/yr

Latest (2025): $460 · +12.0% YoY. Source: county tax records.