2751 E Golf Blvd #2019 · Pompano Beach, FL 33064

$124,900

2 bd · 1.0 ba · 750 sqft · Condo public records · 50 Days on market

Built 1969 $233/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +29.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to Leisureville, a vibrant 55+community in Pompano Beach figuring a no fee golf course, putting green, two clubhouses, two heated pools, BBQ. picnic area and shuttle for easy access to shops and also dining. Pompano Municipal courses across the street, shopping nearby is Whole foods, movies theater and plenty restaurants, and minutes from the beach. This condo is in great condition with direct views of the golf course. Excellent value and lifestyle.

Key facts

• No fee golf course
• Two clubhouses
• Bbq picnic area

Tags

• NO FEE GOLF COURSE
• PUTTING GREEN
• TWO CLUBHOUSES
• TWO HEATED POOLS
• BBQ PICNIC AREA
• SHUTTLE FOR EASY ACCESS

Property features AI

Finance

• Other: Resale condition
• HOA & community: Has association; Quarterly HOA fee; HOA amenities include billiard room, clubhouse, golf course, picnic area, parking, pool, community room, and courtesy bus; HOA covers insurance, grounds and structure maintenance, sewer, trash, water, golf, reserve funds, and recreation facility

Exterior

• Parking: Assigned parking for 4 vehicles
• Security: Other security features
• Utilities: Cable available
• Home design: Condominium; Second-floor entry; Faces east; 2 stories
• Construction: Block construction
• Exterior features: Screened porch; Deck; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Blinds

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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 (+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 34% 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 $864 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $125k implies a 172% gain — meaningful room to come down on a strong offer.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,562
• Equity at exit: $18,623

10-year hold

• IRR: 13.0%
• Equity multiple: 1.97×
• Total profit: $33,966
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$655
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$52
• HOA: −$233
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $457

Break-even live

Break-even rent $1,443

Max offer price $124,900

Occupancy floor 72%

Sensitivity live

Price	-10% $528	-5% $492	+0% $457	+5% $422	+10% $386
Rent	-10% $297	-5% $377	+0% $457	+5% $537	+10% $617
Rate	-1.0pp $520	-0.5pp $489	base $457	+0.5pp $425	+1.0pp $392

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: $31,225
• Closing costs: $3,747
• 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	25d	1	0.03mi
201 S Golf Blvd #2004 Pompano Beach, FL	2.0	1.0	820	$1,700	$2.07	25d	1	0.11mi
201 S Golf Blvd #298 Pompano Beach, FL	2.0	1.0	750	$1,600	$2.13	15d	1	0.11mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,100	$2.55	12d	1	0.17mi
251 S Golf Blvd #294 Pompano Beach, FL	2.0	2.0	825	$2,400	$2.91	25d	1	0.17mi
220 Leisure Blvd Pompano Beach, FL	2.0	1.0	1046	$2,200	$2.10	25d	1	0.27mi
300 NW 30th Ct #202 Pompano Beach, FL	1.0	1.0	633	$1,650	$2.61	25d	1	0.27mi
3050 NW 1st Ave Pompano Beach, FL	2.0	1.0	1044	$1,800	$1.72	25d	1	0.28mi
111 NW 31st Ct Pompano Beach, FL	2.0	1.0	874	$1,995	$2.28	25d	1	0.34mi
2501 W Golf Blvd Pompano Beach, FL	1.0	1.0	600	$1,375	$2.29	25d	1	0.38mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	25d	1	0.40mi
3109 NW 2nd Ter Unit 4-156 Pompano Beach, FL	1.0	1.0	680	$1,600	$2.35	15d	1	0.40mi
3000 NW 5th Ter #129 Pompano Beach, FL	2.0	2.0	912	$2,000	$2.19	25d	1	0.41mi
3005 NW 5th Ter #2 Pompano Beach, FL	2.0	1.0	968	$2,100	$2.17	25d	1	0.47mi
3281 E Golf Blvd #12 Pompano Beach, FL	2.0	1.0	1020	$2,200	$2.16	25d	1	0.50mi
3281 E Golf Blvd #4 Pompano Beach, FL	2.0	1.5	1020	$2,200	$2.16	25d	1	0.52mi
250 W Sample Rd Pompano Beach, FL	1.0–2.0	1.0–2.0	900	$2,150	$2.39	25d	1	0.56mi
401 NW 34th St Pompano Beach, FL	2.0	1.0–1.5	704	$2,294	$3.26	3d	16	0.61mi
2001 NE 2nd Ter Pompano Beach, FL	3.0	2.0	999	$3,000	$3.00	25d	1	0.71mi
3550 NW 8th Ave Pompano Beach, FL	2.0	1.5	765	$1,775	$2.32	15d	4	0.73mi
521 NW 35th Ct Unit D Pompano Beach, FL	1.0	1.0	600	$1,525	$2.54	25d	1	0.73mi
3421 NE 5th Ave Unit A Pompano Beach, FL	2.0	1.0	970	$2,500	$2.58	25d	1	0.78mi
2550 NE 7th Ter Pompano Beach, FL	2.0	1.0	893	$2,500	$2.80	22d	1	0.79mi
858 Crystal Lake Dr #858 Pompano Beach, FL	2.0	2.0	987	$2,200	$2.23	25d	1	1.02mi
1101 NE 23rd Pl Unit 1 Pompano Beach, FL	3.0	2.0	1117	$3,000	$2.69	25d	1	1.09mi
3180 NE 10th Ter Pompano Beach, FL	2.0	1.0	991	$2,700	$2.72	25d	1	1.11mi
2797 NE 12th Ave Pompano Beach, FL	2.0	1.0	817	$2,740	$3.35	8d	1	1.13mi
941 Crystal Lake Dr #302 Deerfield Beach, FL	2.0	2.0	882	$1,890	$2.14	15d	1	1.15mi
3300 NE 10th Ter Pompano Beach, FL	1.0	1.0	674	$1,525	$2.26	15d	1	1.15mi
2933 NE 12th Ter Pompano Beach, FL	2.0	1.0	824	$2,700	$3.28	25d	1	1.18mi
3901 NW 9th Ave Deerfield Beach, FL	2.0	2.0	800	$1,995	$2.49	25d	1	1.18mi
1021 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	890	$1,800	$2.02	15d	1	1.19mi
1548 NW 3rd Ter Pompano Beach, FL	2.0	1.0	576	$2,050	$3.56	25d	1	1.19mi
145 NW 41st Ct #11 Deerfield Beach, FL	3.0	1.5	1004	$2,490	$2.48	20d	1	1.20mi
1100 Crystal Lake Dr #207 Deerfield Beach, FL	1.0	1.0	660	$1,900	$2.88	25d	1	1.20mi
2849 NE 13th Ave Pompano Beach, FL	3.0	2.0	972	$3,100	$3.19	25d	1	1.21mi
2849 NE 13th Ave Pompano Beach, FL	3.0	2.0	972	$3,200	$3.29	6d	1	1.21mi
2633 NE 13th Ave Unit 1 Pompano Beach, FL	2.0	1.0	650	$2,300	$3.54	21d	1	1.21mi
1101 Crystal Lake Dr #203 Deerfield Beach, FL	2.0	2.0	930	$2,200	$2.37	25d	1	1.22mi
3500 Blue Lake Dr #101 Pompano Beach, FL	1.0	1.5	850	$1,900	$2.24	25d	1	1.23mi

HOA detail condo

• Monthly dues: $233 · $2,796/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-04-30
   historical
3. 2025-10-20
   listed $124,900 Active
4. 1982-10-01
   soldstatus $46,000
5. 1971-12-01
   soldstatus $14,500

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,258
• − Mortgage interest: −$6,996
• − Property taxes: −$2,399
• − Insurance: −$624
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − HOA: −$2,796
• − Depreciation: −$3,633
• Taxable income: $3,928
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $4,542/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

+761.4% since first listed

5 events — show timeline

• 2026-05-08 Pending — Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2025-10-20 Listed $124,900 Beaches MLS
• 1982-10-01 Sold (Public Records) $46,000 Public Records
• 1971-12-01 Sold (Public Records) $14,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,399 · +6.3% YoY. Source: county tax records.