1965 SE 5th Ct #203 · Pompano Beach, FL 33060

$199,000

2 bd · 2.0 ba · 870 sqft · Condo public records · 152 Days on market

Built 1969 $625/mo HOA · 26% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2-bedroom, 1.5-bath condo in North Hampton Court, a quiet 55+ community in Pompano Beach. This second-floor unit features impact windows, accordion shutters, and a screened-in porch with peaceful garden views. The updated kitchen includes granite countertops, wood cabinets, and stainless steel appliances. Tile flooring flows through the main living areas, with carpet in both bedrooms. Crown molding adds a finished look throughout the space. Community amenities include a heated pool, shuffleboard, barbecue area, clubhouse with kitchen and billiards, and convenient on-site laundry facilities. The building has completed its 40- and 50-year recertifications and a recent reserve st

Key facts

• Screened-in porch
• Accordion shutters
• Garden views

Tags

• IMPACT WINDOWS
• ACCORDION SHUTTERS
• SCREENED-IN PORCH
• GARDEN VIEWS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, laundry, structure maintenance, parking, pool(s), reserve fund, roof, sewer, trash and water; Community amenities include clubhouse, laundry, pool and elevator(s)

Exterior

• Parking: Attached carport; Attached garage; Guest parking; One assigned space
• Security: Security/high impact doors; Storm/security shutters
• Utilities: Cable available
• Home design: Condominium/attached property; Entry on second level; Total of 4 stories; Resale unit
• Construction: Block construction
• Exterior features: Courtyard; Security/high impact doors; Storm/security shutters; Canal-front waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fan(s); Electric heating
• Interior features: Impact glass windows; Elevator; First floor entry; Tub/shower; Bedroom on main level; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-66 ($-787/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (5.8% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 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 44% 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 152 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $68k; list at $199k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% 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 152 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.20% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 6.9

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: -19.8%
• Equity multiple: 0.32×
• Total profit: $-38,132
• Equity at exit: $29,672

10-year hold

• IRR: -15.0%
• Equity multiple: 0.18×
• Total profit: $-45,456
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$205 /mo · $2,458/yr
• Insurance: −$83
• HOA: −$625
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-66

Break-even live

Break-even rent $2,476

Max offer price $187,412

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $-9	+0% $-66	+5% $-122	+10% $-178
Rent	-10% $-255	-5% $-160	+0% $-66	+5% $29	+10% $123
Rate	-1.0pp $35	-0.5pp $-15	base $-66	+0.5pp $-117	+1.0pp $-170

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1971 SE 5th Ct Pompano Beach, FL	2.0	2.0	960	$2,050	$2.14	26d	2	0.04mi
490 SE 19th Ave #107 Pompano Beach, FL	2.0	2.0	960	$1,650	$1.72	16d	1	0.05mi
1971 SE 5th Ct Unit 303E Pompano Beach, FL	2.0	2.0	960	$2,400	$2.50	24d	1	0.05mi
431 SE 19th Ave Unit 2 Pompano Beach, FL	1.0	1.0	700	$1,600	$2.29	26d	1	0.06mi
1891 SE 5th Ct Pompano Beach, FL	2.0	2.0	1102	$3,000	$2.72	18d	1	0.07mi
8 SE 19th Ave #11 Pompano Beach, FL	2.0	1.0	842	$1,795	$2.13	26d	1	0.22mi
1850 SE 7th St Unit B Pompano Beach, FL	2.0	2.0	900	$4,000	$4.44	26d	1	0.25mi
690 SE 23rd Ave #1 Pompano Beach, FL	2.0	2.5	1055	$2,995	$2.84	16d	1	0.29mi
23 NE 19th Ave Pompano Beach, FL	1.0	1.0	900	$2,500	$2.78	9d	1	0.35mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,500	$3.69	26d	6	0.36mi
777 S Federal Hwy Pompano Beach, FL	1.0–2.0	1.0–2.0	947	$3,200	$3.38	16d	6	0.36mi
777 S Federal Hwy Pompano Beach, FL	2.0	2.0	1166	$2,825	$2.42	5d	3	0.36mi
140 NE 19th Ave Pompano Beach, FL	1.0	1.0	850	$1,800	$2.12	26d	1	0.38mi
32 NE 22nd Ave #107 Pompano Beach, FL	1.0	1.0	742	$1,650	$2.22	16d	1	0.40mi
11 NE 24th Ave Pompano Beach, FL	3.0	1.0–2.0	965	$3,822	$3.96	0d	35	0.40mi
275 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	1117	$3,155	$2.82	0d	8	0.46mi
29 NE 15th Ave Pompano Beach, FL	2.0	1.0	900	$1,450	$1.61	16d	1	0.46mi
208 N Federal Hwy Pompano Beach, FL	2.0	1.0–2.0	740	$3,374	$4.56	0d	29	0.49mi
1100 Pine Dr #102 Pompano Beach, FL	2.0	2.0	950	$2,100	$2.21	26d	1	0.50mi
344 SE 11th Ave #8 Pompano Beach, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.50mi
801 S Federal Hwy #21 Pompano Beach, FL	2.0	2.0	1070	$3,100	$2.90	5d	1	0.52mi
305 SE 11th Ave Unit D Pompano Beach, FL	3.0	2.0	1000	$2,400	$2.40	18d	1	0.55mi
320 SE 10th Ave Unit D Pompano Beach, FL	2.0	2.0	1000	$2,300	$2.30	26d	1	0.56mi
2412 NE 4th St Pompano Beach, FL	2.0	1.0	1000	$2,600	$2.60	26d	1	0.57mi
1261 NE 2nd St Pompano Beach, FL	2.0	1.0	1010	$2,650	$2.62	24d	1	0.59mi
2701 NE 1st St #106 Pompano Beach, FL	2.0	1.0	800	$2,200	$2.75	26d	1	0.60mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$2,200	$3.32	13d	2	0.60mi
912 Pine Dr #211 Pompano Beach, FL	2.0	2.0	949	$1,900	$2.00	26d	1	0.61mi
1001 S Riverside Dr #105 Pompano Beach, FL	1.0	1.0	700	$2,250	$3.21	26d	1	0.62mi
600 S Riverside Dr Pompano Beach, FL	2.0	2.0	1108	$4,000	$3.61	4d	1	0.65mi
601 N Federal Hwy Pompano Beach, FL	1.0	1.0	962	$2,550	$2.65	9d	1	0.65mi
840 Pine Dr #103 Pompano Beach, FL	2.0	2.0	904	$2,800	$3.10	26d	1	0.66mi
1201 S Riverside Dr #307 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	9d	1	0.66mi
1201 S Riverside Dr #106 Pompano Beach, FL	1.0	1.0	772	$2,400	$3.11	26d	1	0.66mi
3205 SE 7th St #201 Pompano Beach, FL	1.0	1.0	560	$1,900	$3.39	26d	1	0.67mi
241 SE 9th Ave Pompano Beach, FL	2.0	2.0	725	$1,800	$2.48	13d	2	0.67mi
105 S Riverside Dr #303 Pompano Beach, FL	2.0	2.0	1121	$2,250	$2.01	26d	1	0.69mi
3201 SE 12th St Unit B4 Pompano Beach, FL	2.0	2.0	1000	$2,400	$2.40	26d	1	0.69mi
140 NE 28th Ave Pompano Beach, FL	1.0–2.0	2.0	996	$2,800	$2.81	19d	2	0.69mi
140 NE 28th Ave Pompano Beach, FL	1.0–2.0	2.0	996	$2,850	$2.86	24d	2	0.69mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $199,000 Active 152 DOM
2. 2026-06-18
   days on market $199,000 Active 149 DOM
3. 2026-06-17
   days on market $199,000 Active 148 DOM
4. 2026-06-16
   days on market $199,000 Active 147 DOM
5. 2026-06-15
   days on market $199,000 Active 146 DOM
6. 2026-06-13
   days on market $199,000 Active 144 DOM
7. 2026-06-09
   days on market $199,000 Active 140 DOM
8. 2026-06-07
   days on market $199,000 Active 138 DOM
9. 2026-06-04
   days on market $199,000 Active 135 DOM
10. 2026-06-03
    days on market $199,000 Active 134 DOM
11. 2026-06-02
    days on market $199,000 Active 133 DOM
12. 2026-06-01
    days on market $199,000 Active 132 DOM
13. 2026-05-31
    days on market $199,000 Active 131 DOM
14. 2026-01-19
    listed $199,000 Active
15. 2025-02-28
    historical
16. 2025-01-16
    price $196,000
17. 2024-12-23
    price $197,000
18. 2024-11-20
    price $198,000
19. 2024-10-27
    price $199,000
20. 2024-08-28
    listed $205,000 Active
21. 2014-12-30
    soldstatus $68,000
22. 2005-06-21
    soldstatus $175,000
23. 2005-02-25
    soldstatus $109,000
24. 1976-04-01
    soldstatus $25,000

ⓘ 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: $2,458 · $205/mo
• Projected year-2 tax: $2,458 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $28,721
• − Mortgage interest: −$11,147
• − Property taxes: −$2,458
• − Insurance: −$995
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − HOA: −$7,500
• − Depreciation: −$5,789
• Taxable loss: −$3,764
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $116/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

+696.0% since first listed

11 events — show timeline

• 2026-01-19 Listed $199,000 MARMLS
• 2025-02-28 Listing Removed — MARMLS
• 2025-01-16 Price Changed $196,000 MARMLS
• 2024-12-23 Price Changed $197,000 MARMLS
• 2024-11-20 Price Changed $198,000 MARMLS
• 2024-10-27 Price Changed $199,000 MARMLS
• 2024-08-28 Listed $205,000 MARMLS
• 2014-12-30 Sold (Public Records) $68,000 Public Records
• 2005-06-21 Sold (Public Records) $175,000 Public Records
• 2005-02-25 Sold (Public Records) $109,000 Public Records
• 1976-04-01 Sold (Public Records) $25,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,458 · +3.1% YoY. Source: county tax records.