1000 Colony Point Cir #303 · Pembroke Pines, FL 33026

$139,000

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 156 Days on market

Built 1981 $910/mo HOA · 33% of rent

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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 +19.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 2 bath unit in 55 and older community

Key facts

• $910 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association pool (heated)
• HOA & community: Monthly association fee; Association fee includes common areas, pool(s), security, and trash; Association amenities: basketball court, clubhouse, pool, spa/hot tub, tennis courts, trails; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard
• Home design: Condominium (attached property); 5-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); Other interior features
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.0% in Pembroke Pines — 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 83/100 on livability (#54 in FL, #933 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities D+, cost of living D+.
• 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); Charles W Flanagan High School (math 29% / reading 50%, grade F, #304 of 667 statewide, top 47%, 2,475 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% of the median local income ($89k/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 $961 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 156 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $139k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 33% of rent.
• Climate carrying-cost: 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.97% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.58×
• Total profit: $-16,299
• Equity at exit: $20,725

10-year hold

• IRR: -6.6%
• Equity multiple: 0.62×
• Total profit: $-14,694
• Equity at exit: $12,018

Cash invested: $38,920 (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 33026

• Rents YoY: 1.6%
• Active inventory: 228
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$729
• Tax from tax record: −$323 /mo · $3,881/yr
• Insurance: −$58
• HOA: −$910
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $148

Break-even live

Break-even rent $2,557

Max offer price $139,000

Occupancy floor 90%

Sensitivity live

Price	-10% $226	-5% $187	+0% $148	+5% $108	+10% $69
Rent	-10% $-69	-5% $39	+0% $148	+5% $256	+10% $364
Rate	-1.0pp $218	-0.5pp $183	base $148	+0.5pp $112	+1.0pp $75

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11705 NW 12th St Pembroke Pines, FL	3.0	2.5	1494	$3,600	$2.41	26d	1	0.18mi
1424 NW 113th Way Pembroke Pines, FL	2.0	1.5	1482	$3,000	$2.02	26d	1	0.19mi
11804 NW 13th St Unit 11804 Pembroke Pines, FL	3.0	2.0	1304	$3,500	$2.68	5d	1	0.20mi
11313 NW 15th St Pembroke Pines, FL	2.0	2.0	1318	$3,399	$2.58	19d	1	0.26mi
11905 NW 11th St #11905 Pembroke Pines, FL	2.0	2.0	900	$2,500	$2.78	26d	1	0.27mi
11931 NW 11th St #11931 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	7d	1	0.27mi
11761 NW 12th St Pembroke Pines, FL	3.0	2.0	1304	$3,799	$2.91	26d	1	0.27mi
11838 NW 13th St Pembroke Pines, FL	3.0	2.0	1304	$3,600	$2.76	1d	1	0.27mi
11992 NW 11th St #11992 Pembroke Pines, FL	2.0	2.0	900	$2,400	$2.67	9d	1	0.32mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	26d	1	0.33mi
11969 NW 11th St #11969 Pembroke Pines, FL	2.0	2.0	970	$2,400	$2.47	5d	1	0.33mi
12060 NW 11th St #12060 Pembroke Pines, FL	2.0	2.0	970	$2,350	$2.42	9d	1	0.37mi
1111 N Hiatus Rd Pembroke Pines, FL	3.0	2.5	1319	$2,300	$1.74	26d	1	0.38mi
1660 NW 113th Way Unit 16 Pembroke Pines, FL	3.0	2.0	1500	$2,900	$1.93	1d	1	0.43mi
10951 N Lakeview Dr Pembroke Pines, FL	2.0	2.0	1318	$3,000	$2.28	26d	1	0.44mi
971 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,800	$2.05	9d	1	0.47mi
1061 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,500	$1.83	26d	1	0.47mi
12266 NW 10th St Pembroke Pines, FL	3.0	2.0	1432	$2,999	$2.09	26d	1	0.50mi
1411 W Fairway Rd Pembroke Pines, FL	3.0	2.0	1323	$3,000	$2.27	14d	1	0.52mi
1220 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1017	$2,700	$2.65	26d	1	0.53mi
11202 Taft St #11202 Pembroke Pines, FL	2.0	2.0	1205	$2,300	$1.91	26d	1	0.53mi
1276 NW 122nd Ter Pembroke Pines, FL	2.0	2.0	1368	$2,700	$1.97	26d	1	0.53mi
12305 NW 11th Ct Unit 12305 Pembroke Pines, FL	2.0	2.0	1368	$2,750	$2.01	7d	1	0.54mi
101 SW 117th Ave #7101 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	4d	1	0.55mi
11358 Taft St #11358 Pembroke Pines, FL	2.0	2.0	980	$2,300	$2.35	1d	1	0.57mi
131 SW 117th Ave #8101 Pembroke Pines, FL	2.0	2.0	1130	$2,350	$2.08	22d	1	0.59mi
131 SW 117th Ave #8307 Pembroke Pines, FL	2.0	2.0	1130	$2,380	$2.11	26d	1	0.59mi
131 SW 117th Ave #8304 Pembroke Pines, FL	1.0	1.0	810	$1,800	$2.22	19d	1	0.59mi
11700 SW 1st St #3207 Pembroke Pines, FL	3.0	2.0	1330	$3,000	$2.26	20d	1	0.59mi
140 SW 117th Ave #4204 Pembroke Pines, FL	1.0	1.0	810	$2,100	$2.59	1d	1	0.61mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	1d	1	0.61mi
140 SW 117th Ave #4301 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	14d	1	0.61mi
151 SW 117th Ave #9308 Pembroke Pines, FL	2.0	2.0	1130	$2,650	$2.35	26d	1	0.62mi
11601 SW 2nd St #21108 Pembroke Pines, FL	2.0	2.0	1130	$2,400	$2.12	26d	1	0.64mi
11631 SW 2nd St #20103 Pembroke Pines, FL	1.0	1.0	810	$1,950	$2.41	26d	1	0.64mi
11631 SW 2nd St #20302 Pembroke Pines, FL	2.0	2.0	1130	$2,300	$2.04	7d	1	0.64mi
11631 SW 2nd St #20302 Pembroke Pines, FL	2.0	2.0	1130	$2,375	$2.10	19d	1	0.64mi
11701 SW 2nd St #5106 Pembroke Pines, FL	2.0	2.0	1130	$2,450	$2.17	22d	1	0.64mi
11701 SW 2nd St #5104 Pembroke Pines, FL	2.0	2.0	1130	$2,200	$1.95	17d	1	0.64mi
201 SW 116th Ave Unit 108 Pembroke Pines, FL	3.0	2.0	1330	$2,900	$2.18	26d	1	0.66mi

HOA detail condo

• Monthly dues: $910 · $10,920/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $139,000 Active 156 DOM
2. 2026-06-18
   days on market $139,000 Active 153 DOM
3. 2026-06-17
   days on market $139,000 Active 152 DOM
4. 2026-06-16
   days on market $139,000 Active 151 DOM
5. 2026-06-15
   days on market $139,000 Active 150 DOM
6. 2026-06-13
   days on market $139,000 Active 148 DOM
7. 2026-06-09
   days on market $139,000 Active 144 DOM
8. 2026-06-07
   days on market $139,000 Active 142 DOM
9. 2026-06-04
   days on market $139,000 Active 139 DOM
10. 2026-06-03
    days on market $139,000 Active 138 DOM
11. 2026-06-02
    days on market $139,000 Active 137 DOM
12. 2026-06-02
    price $139,000 Active 136 DOM
13. 2026-06-01
    days on market $145,000 Active 136 DOM
14. 2026-05-31
    days on market $145,000 Active 135 DOM
15. 2026-05-19
    price $145,000
16. 2026-04-27
    price $155,000
17. 2026-03-31
    price $159,000
18. 2026-03-21
    price $169,000
19. 2026-03-04
    price $170,000
20. 2026-02-17
    price $172,000
21. 2026-01-23
    price $174,900
22. 2026-01-12
    listed $179,999 Active
23. 2001-03-09
    soldstatus $60,500
24. 1997-10-10
    soldstatus $52,900
25. 1981-01-01
    soldstatus $76,400

ⓘ 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: $3,881 · $323/mo
• Projected year-2 tax: $3,881 · $323/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,930
• − Mortgage interest: −$7,786
• − Property taxes: −$3,881
• − Insurance: −$695
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − HOA: −$10,920
• − Depreciation: −$4,044
• Taxable income: $335
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,690/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 — Pembroke Pines

• Score: 83/100
• State rank: #54
• US rank: #933

Category grades

Amenities D+ Commute A- Cost of living D+ Crime A- Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pembroke Pines, FL
• County: Broward County · 1,963,430 people
• City population: 180,224
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 31,172
• Household income: $89,306
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 517.0

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: Hispanic / Latino 41% White 35% Two or more races 23% Black 15% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 13% Dominican 2%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 52% English-only · Spanish 35% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -248.72%
• Current HPI: 380.7596
• Rent YoY: ▲ 1.58%
• 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

+89.8% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $145,000 MARMLS
• 2026-04-27 Price Changed $155,000 MARMLS
• 2026-03-31 Price Changed $159,000 MARMLS
• 2026-03-21 Price Changed $169,000 MARMLS
• 2026-03-04 Price Changed $170,000 MARMLS
• 2026-02-17 Price Changed $172,000 MARMLS
• 2026-01-23 Price Changed $174,900 MARMLS
• 2026-01-12 Listed $179,999 MARMLS
• 2001-03-09 Sold (Public Records) $60,500 Public Records
• 1997-10-10 Sold (Public Records) $52,900 Public Records
• 1981-01-01 Sold (Public Records) $76,400 Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,881 · +6.7% YoY. Source: county tax records.