None · Pompano Beach, FL 33069

$145,000

1 bd · 1.0 ba · 820 sqft · Condo · 147 Days on market

Built 2006 $404/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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +4.2/10.0
• 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

Listing remarks MLS

Great opportunity to own a 1 Bedroom, 1 bathroom, 2nd floor condo unit with tons of potential. Unit is located within one of the most desirable communities in Pompano Beach known as Windward. Unit features a screened in patio overlooking lake views, it has a spacious floor plan, walk-in closet and plenty of storage. Enjoy the community’s resort style amenities which include; pool, spa, clubhouse, tennis courts, bike-job trails & a fitness center. Unit awaits a new owner to place their own touches! Easy to show, agents show your buyers and make an offer today.

Key facts

• Shopping centers
• Gym
• Pool

Tags

• GYM
• POOL
• PLAYGROUND
• SHOPPING CENTERS
• RESTAURANTS
• MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee ($404) that includes amenities; Community clubhouse

Exterior

• Parking: Assigned parking (one space)
• Security: Security guard
• Home design: 3-story building; Entry located on the 2nd floor; Entry level: 2nd floor
• Construction: Block construction; Year built: Unknown
• Exterior features: Security guard on site; Property is attached

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $15 ($179/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 soft (-0.3%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 36% 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 $1k 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 147 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $145k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.24% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 6.7

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: -20.2%
• Equity multiple: 0.32×
• Total profit: $-27,543
• Equity at exit: $21,620

10-year hold

• IRR: -27.1%
• Equity multiple: -0.03×
• Total profit: $-42,014
• Equity at exit: $12,537

Cash invested: $40,600 (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: 438
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$404
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $15

Break-even live

Break-even rent $1,780

Max offer price $145,000

Occupancy floor 94%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–1.5	829	$1,699	$2.05	24d	1	0.11mi
4025 W McNab Rd Pompano Beach, FL	2.0–3.0	1.0–2.0	1127	$1,900	$1.69	5d	3	0.12mi
4201 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,830	$2.00	15d	1	0.19mi
4301 W McNab Rd Pompano Beach, FL	3.0	1.0–2.0	815	$1,762	$2.16	17d	2	0.30mi
4281 W McNab Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	831	$1,669	$2.01	24d	2	0.30mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	14d	1	0.30mi
4281 W McNab Rd #25 Pompano Beach, FL	2.0	2.0	913	$2,100	$2.30	8d	1	0.30mi
4321 W McNab Rd #16 Pompano Beach, FL	2.0	2.0	913	$1,900	$2.08	8d	1	0.33mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	3d	1	0.34mi
4361 W McNab Rd #13 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	4d	1	0.34mi
4341 W McNab Rd Pompano Beach, FL	2.0	1.0–2.0	974	$2,000	$2.05	21d	3	0.34mi
4401 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,650	$2.66	24d	1	0.38mi
4441 W McNab Rd #32 Pompano Beach, FL	2.0	2.0	980	$1,900	$1.94	4d	1	0.41mi
4481 W McNab Rd #37 Pompano Beach, FL	1.0	1.0	600	$1,650	$2.75	24d	1	0.44mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	2d	1	0.46mi
4521 W McNab Rd #30 Pompano Beach, FL	1.0	1.0	620	$1,700	$2.74	22d	1	0.46mi
4541 W McNab Rd Pompano Beach, FL	2.0	2.0	980	$2,075	$2.12	24d	2	0.49mi
4561 W McNab Rd #21 Pompano Beach, FL	2.0	1.0	800	$1,895	$2.37	24d	1	0.51mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,600	$2.99	3d	3	0.53mi
4581 W McNab Rd Pompano Beach, FL	1.0	1.0	535	$1,595	$2.98	17d	2	0.53mi
4581 W McNab Rd #20 Pompano Beach, FL	1.0	1.0	600	$1,640	$2.73	21d	1	0.53mi
3050 NW 68th St Unit 1101 Fort Lauderdale, FL	1.0	1.0	710	$2,000	$2.82	24d	1	0.55mi
107 Gardens Dr #205 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	2d	1	0.61mi
1267 SW 46th Ave #2315 Pompano Beach, FL	1.0	1.0	785	$1,490	$1.90	4d	1	0.62mi
110 Gardens Dr #203 Pompano Beach, FL	2.0	2.0	1090	$2,000	$1.83	24d	1	0.62mi
110 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,200	$2.04	4d	1	0.62mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	8d	1	0.64mi
109 Gardens Dr #202 Pompano Beach, FL	1.0	1.0	680	$1,800	$2.65	14d	1	0.64mi
1263 SW 46th Ave #2109 Pompano Beach, FL	2.0	1.0	903	$2,000	$2.21	15d	1	0.64mi
1269 SW 46th Ave #2408 Pompano Beach, FL	2.0	2.0	1073	$2,150	$2.00	22d	1	0.65mi
1281 SW 46th Ave Pompano Beach, FL	1.0	1.0	813	$1,650	$2.03	24d	1	0.65mi
1281 SW 46th Ave #2514 Pompano Beach, FL	1.0	1.0	813	$1,650	$2.03	22d	1	0.65mi
1285 SW 46th Ave #2709 Pompano Beach, FL	1.0	1.0	785	$1,600	$2.04	24d	1	0.67mi
1261 SW 46th Ave #2016 Pompano Beach, FL	1.0	1.0	785	$1,600	$2.04	13d	1	0.67mi
115 Gardens Dr #202 Pompano Beach, FL	2.0	2.0	1090	$1,950	$1.79	24d	1	0.69mi
1227 SW 46th Ave #303 Pompano Beach, FL	1.0	1.0	785	$1,550	$1.97	24d	1	0.69mi
4200 Oaks Ter #104 Pompano Beach, FL	2.0	2.0	1112	$2,300	$2.07	24d	1	0.70mi
1000 SW 46th Ave Pompano Beach, FL	1.0–3.0	1.0–2.0	1026	$1,905	$1.86	1d	15	0.74mi
1231 SW 46th Ave #505 Pompano Beach, FL	1.0	1.0	813	$1,700	$2.09	8d	1	0.74mi
407 Gardens Dr #103 Pompano Beach, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.75mi

HOA detail condo

• Monthly dues: $404 · $4,848/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 147 DOM
2. 2026-06-17
   days on market $145,000 Active 146 DOM
3. 2026-06-16
   days on market $145,000 Active 145 DOM
4. 2026-06-15
   days on market $145,000 Active 144 DOM
5. 2026-06-13
   days on market $145,000 Active 142 DOM
6. 2026-06-09
   days on market $145,000 Active 138 DOM
7. 2026-06-07
   days on market $145,000 Active 136 DOM
8. 2026-06-04
   days on market $145,000 Active 133 DOM
9. 2026-06-03
   days on market $145,000 Active 132 DOM
10. 2026-06-02
    days on market $145,000 Active 131 DOM
11. 2026-06-01
    days on market $145,000 Active 130 DOM
12. 2026-05-31
    days on market $145,000 Active 129 DOM
13. 2026-04-24
    price $145,000
14. 2026-01-22
    listed $155,000 Active
15. 2015-02-23
    soldstatus $67,500 Closed 580-char remark

    Show marketing remark (580 chars)

    Great opportunity to own a 1 Bedroom, 1 bathroom, 2nd floor condo unit with tons of potential. Unit is located within one of the most desirable communities in Pompano Beach known as Windward. Unit features a screened in patio overlooking lake views, it has a spacious floor plan, walk-in closet and plenty of storage. Enjoy the community’s resort style amenities which include; pool, spa, clubhouse, tennis courts, bike-job trails & a fitness center. Unit awaits a new owner to place their own touches! Easy to show, agents show your buyers and make an offer today.

16. 2015-01-27
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Great opportunity to own a 1 Bedroom, 1 bathroom, 2nd floor condo unit with tons of potential. Unit is located within one of the most desirable communities in Pompano Beach known as Windward. Unit features a screened in patio overlooking lake views, it has a spacious floor plan, walk-in closet and plenty of storage. Enjoy the community’s resort style amenities which include; pool, spa, clubhouse, tennis courts, bike-job trails & a fitness center. Unit awaits a new owner to place their own touches! Easy to show, agents show your buyers and make an offer today.

17. 2015-01-02
    listed $72,100 Active 580-char remark

    Show marketing remark (580 chars)

    Great opportunity to own a 1 Bedroom, 1 bathroom, 2nd floor condo unit with tons of potential. Unit is located within one of the most desirable communities in Pompano Beach known as Windward. Unit features a screened in patio overlooking lake views, it has a spacious floor plan, walk-in closet and plenty of storage. Enjoy the community’s resort style amenities which include; pool, spa, clubhouse, tennis courts, bike-job trails & a fitness center. Unit awaits a new owner to place their own touches! Easy to show, agents show your buyers and make an offer today.

ⓘ 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: $21,584
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$4,848
• − Depreciation: −$4,218
• Taxable loss: −$1,958
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $649/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

+101.1% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $145,000 MARMLS
• 2026-01-22 Listed $155,000 MARMLS
• 2015-02-23 Sold (MLS) $67,500 Beaches MLS
• 2015-01-27 Pending — Beaches MLS
• 2015-01-02 Listed $72,100 Beaches MLS