3200 NE 7th Ct Unit 201a · Pompano Beach, FL 33062

$184,900

1 bd · 1.0 ba · 644 sqft · Condo public records · 92 Days on market

Built 1964 $513/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 +13.5/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey, fully furnished corner residence just steps from the beach in highly desirable Pompano Beach! This beautifully refurbished 2nd-floor unit offers a bright & airy layout with premium knockdown ceilings (no popcorn), elegant crown molding throughout, & hidden wiring for a sleek, modern finish. The home features custom-designed furniture, stylish décor, 2 flat screen TVs, updated electrical throughout, & a tankless water heater (2023, under warranty). Enjoy peace of mind with all assessments paid in full, including a recent $7,000 assessment. The unit is equipped with all PGT impact windows & a newer HVAC system (2023) with updated Freon line & warran

Key facts

• Refurbished unit
• Bright layout
• Steps from the beach

Tags

• CORNER RESIDENCE
• STEPS FROM THE BEACH
• REFURBISHED UNIT
• BRIGHT LAYOUT
• PREMIUM KNOCKDOWN CEILINGS
• CROWN MOLDING

Property features AI

Finance

• Other: Association covers insurance, grounds and structure maintenance, water, sewer, trash, common areas, elevator, and pool service; 75 units in the community; No pets allowed
• Financial info: Monthly association amount billed quarterly
• HOA & community: Association amenities include elevator(s), pool, picnic area, shuffleboard court, community room, library, parking, trash chute; Quarterly association fee

Exterior

• Parking: Two open guest parking spaces
• Security: Fire alarm; Smoke detectors; Other security features
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Stock cooperative; One level; First-floor entry; Faces south; Three-story building
• Construction: CBS construction; Tar and gravel roof; 644 sq ft living area (public records)
• Exterior features: Open porch; Porch; Deeded beach access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Tankless water heater
• Bedrooms: One bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; Closet cabinetry; Storm windows with blinds; Furnished
• Laundry & utility: Washer hookup inside; Laundry closet; Common area laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-60 ($-723/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (5.8% 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 6.3% 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: Pompano Beach Elementary School (math 32% / reading 37%, grade F, #1,709 of 2,144 statewide, top 81%, 486 students, 83% 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 851 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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 92 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,259 (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 92 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 1964 — 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. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.27% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 6.6

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: -23.6%
• Equity multiple: 0.22×
• Total profit: $-40,240
• Equity at exit: $27,569

10-year hold

• IRR: -40.5%
• Equity multiple: -0.25×
• Total profit: $-64,787
• Equity at exit: $15,987

Cash invested: $51,772 (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 33062

• Rents YoY: -0.4%
• Active inventory: 851
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$970
• Tax from tax record: −$285 /mo · $3,416/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$513
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-60

Break-even live

Break-even rent $2,419

Max offer price $174,256

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $-8	+0% $-60	+5% $-113	+10% $-165
Rent	-10% $-245	-5% $-153	+0% $-60	+5% $32	+10% $125
Rate	-1.0pp $33	-0.5pp $-13	base $-60	+0.5pp $-108	+1.0pp $-157

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 NE 7th Pl #10 Pompano Beach, FL	1.0	1.0	508	$1,850	$3.64	17d	1	0.06mi
3208 NE 9th St Unit 1504009P Pompano Beach, FL	—	1.0	376	$3,004	$7.99	24d	1	0.13mi
3204 NE 9th St Unit 1503989P Pompano Beach, FL	2.0	1.0	440	$2,916	$6.62	5d	2	0.13mi
3212 NE 9th St Unit A104 Pompano Beach, FL	1.0	1.0	630	$2,300	$3.65	26d	1	0.13mi
3205 NE 9th St Unit 1503950P Pompano Beach, FL	—	1.0	376	$2,700	$7.18	1d	1	0.15mi
906 N Riverside Dr Unit 1504065P Pompano Beach, FL	—	1.0	527	$2,758	$5.23	19d	1	0.16mi
906 N Riverside Dr Unit 1503945P Pompano Beach, FL	—	1.0	527	$2,686	$5.10	22d	1	0.16mi
906 N Riverside Dr Unit 1-9 Pompano Beach, FL	2.0	1.0	679	$2,000	$2.95	17d	1	0.16mi
3220 NE 10th St #5 Pompano Beach, FL	1.0	1.0	560	$1,700	$3.04	26d	1	0.17mi
531 N Ocean Blvd #1203 Pompano Beach, FL	1.0	1.0	700	$2,600	$3.71	26d	1	0.24mi
525 N Ocean Blvd #616 Pompano Beach, FL	1.0	1.0	700	$3,500	$5.00	26d	1	0.27mi
525 N Ocean Blvd #1916 Pompano Beach, FL	1.0	1.0	700	$2,200	$3.14	17d	1	0.27mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,888	$3.37	13d	2	0.27mi
1110 N Riverside Dr Pompano Beach, FL	1.0	1.0	560	$1,762	$3.15	26d	2	0.27mi
3203 NE 5th St Unit 1 Pompano Beach, FL	—	1.0	400	$2,200	$5.50	26d	1	0.31mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$4,100	$5.90	24d	2	0.34mi
505 N Riverside Dr Pompano Beach, FL	1.0	1.0	695	$5,100	$7.34	26d	2	0.34mi
3230 NE 13th St Pompano Beach, FL	1.0	1.0	546	$3,450	$6.31	9d	2	0.35mi
400 N Riverside Dr Pompano Beach, FL	1.0–2.0	1.5–2.0	919	$2,400	$2.61	22d	4	0.41mi
3201 NE 14th Street Cswy #406 Pompano Beach, FL	1.0	1.0	650	$1,900	$2.92	17d	1	0.46mi
3220 NE 15th St Unit 2 Pompano Beach, FL	1.0	1.0	650	$2,300	$3.54	26d	1	0.48mi
3220 NE 15th St Pompano Beach, FL	2.0	1.0	750	$2,995	$3.99	26d	1	0.48mi
3240 NE 16th St #3 Pompano Beach, FL	1.0	1.0	478	$1,750	$3.66	26d	1	0.56mi
3240 NE 16th St #7 Pompano Beach, FL	1.0	1.0	478	$1,700	$3.56	26d	1	0.56mi
2731 NE 14th St Unit 138 Pompano Beach, FL	1.0	1.5	710	$2,200	$3.10	26d	1	0.59mi
3210 Canal Dr Unit 6 Pompano Beach, FL	1.0	1.0	540	$1,960	$3.63	26d	1	0.61mi
3210 Canal Dr Unit 8 Pompano Beach, FL	1.0	1.0	540	$2,095	$3.88	26d	1	0.61mi
3210 Canal Dr Unit 5 Pompano Beach, FL	1.0	1.0	540	$1,995	$3.69	26d	1	0.61mi
3210 Canal Dr Apt 7 Pompano Beach, FL	1.0	1.0	540	$1,970	$3.65	26d	1	0.61mi
3208 Canal Dr Unit 4 Pompano Beach, FL	1.0	1.0	540	$1,950	$3.61	26d	1	0.61mi
1610 N Ocean Blvd #603 Pompano Beach, FL	1.0	1.0	740	$3,000	$4.05	26d	1	0.63mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$3,200	$3.00	26d	6	0.64mi
133 N Pompano Beach Blvd Pompano Beach, FL	1.0–2.0	1.5–2.5	1065	$2,800	$2.63	7d	7	0.64mi
3207 Marine Dr Unit A Pompano Beach, FL	1.0	1.0	700	$2,100	$3.00	26d	1	0.71mi
1061 NE 23rd Ter Unit 8 Pompano Beach, FL	1.0	1.0	650	$1,425	$2.19	26d	1	0.73mi
1101 NE 23rd Ter Pompano Beach, FL	1.0	1.0	500	$1,600	$3.20	13d	1	0.73mi
1101 NE 23rd Ter Unit 4 Pompano Beach, FL	1.0	1.0	500	$1,550	$3.10	13d	1	0.73mi
2701 NE 1st St Pompano Beach, FL	1.0–2.0	1.0	662	$1,975	$2.98	13d	2	0.86mi
101 Briny Ave #806 Pompano Beach, FL	1.0	1.0	672	$2,500	$3.72	7d	1	0.89mi
101 Briny Ave #1005 Pompano Beach, FL	1.0	1.0	672	$3,000	$4.46	26d	1	0.89mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $184,900 Active 92 DOM
2. 2026-06-18
   days on market $184,900 Active 89 DOM
3. 2026-06-17
   days on market $184,900 Active 88 DOM
4. 2026-06-16
   days on market $184,900 Active 87 DOM
5. 2026-06-15
   days on market $184,900 Active 86 DOM
6. 2026-06-13
   days on market $184,900 Active 84 DOM
7. 2026-06-09
   days on market $184,900 Active 80 DOM
8. 2026-06-08
   days on market $184,900 Active 79 DOM
9. 2026-06-07
   days on market $184,900 Active 78 DOM
10. 2026-06-04
    days on market $184,900 Active 75 DOM
11. 2026-06-03
    days on market $184,900 Active 74 DOM
12. 2026-06-02
    days on market $184,900 Active 73 DOM
13. 2026-06-01
    days on market $184,900 Active 72 DOM
14. 2026-05-31
    days on market $184,900 Active 71 DOM
15. 2026-03-22
    listed $184,900 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: $3,416 · $285/mo
• Projected year-2 tax: $3,416 · $285/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 7/10 Severe FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $28,110
• − Mortgage interest: −$10,357
• − Property taxes: −$3,416
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − HOA: −$6,156
• − Depreciation: −$5,379
• Taxable loss: −$3,418
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $97/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): 24,920
• Household income: $83,582
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1298.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 12% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Jamaica, Dominican Republic
• Languages at home: 74% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -427.01%
• Current HPI: 342.9461
• Rent YoY: ▼ -0.36%
• 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

1 event — show timeline

• 2026-03-22 Listed $184,900 Beaches MLS

Property tax history

+5.7%/yr

Latest (2025): $3,416 · -2.8% YoY. Source: county tax records.