300 SW 134th Way Unit 113E · Pembroke Pines, FL 33027

$164,000

2 bd · 2.0 ba · 1,044 sqft · Condo · 112 Days on market

Built 1984 $432/mo HOA · 21% of rent ↓ 3% since listing

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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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * * Owners are motivated ==== An inviting and well maintained condo in Century Village’s 55+ community, offering comfortable living in a secure, amenity rich environment. This unit features tile flooring throughout, new kitchen cabinets, and updated bathroom vanities, providing a clean and modern feel. Conveniently located within the community, the home offers easy access to all on site amenities. ? Property Features • Tile flooring throughout • Newly installed kitchen cabinets • Updated bathroom vanities • Bright, easy to maintain interior ?? Community Amenities Century Village offers a resort style lifestyle with extensive amenities, including: &bu

Key facts

• Tennis courts
• New kitchen cabinets
• Card rooms

Tags

• TILE FLOORING
• NEW KITCHEN CABINETS
• UPDATED BATHROOM VANITIES
• MULTIPLE SWIMMING POOLS
• TENNIS COURTS
• CARD ROOMS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed
• HOA & community: Monthly association fees (two entries listed); Association covers management, amenities, common areas, insurance, grounds and structure maintenance, parking, pools, recreation facilities, sewer, security, trash and water; Association amenities include clubhouse, fitness center, pool, billiard room, business center, library, elevator(s), tennis and pickleball courts, shuffleboard, transportation service

Exterior

• Parking: Assigned parking (one space)
• Security: Complex fenced; Security guard
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Year built: Unknown
• Exterior features: Balcony (screened); Tennis court(s); On golf course; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Main living area on entry level; Bedroom on main level; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $35 ($423/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $149k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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+, schools 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.
• Market conditions: Rents soft (-0.2%/yr); 543 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 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 112 days — a 9% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,240 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.24% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.01% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.50×
• Total profit: $-23,104
• Equity at exit: $31,757

10-year hold

• IRR: -11.2%
• Equity multiple: 0.28×
• Total profit: $-32,851
• Equity at exit: $27,049

Cash invested: $45,920 (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 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 543
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA: −$432
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $35

Break-even live

Break-even rent $1,981

Max offer price $164,000

Occupancy floor 93%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	7d	1	0.07mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	24d	3	0.07mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	10d	2	0.07mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.11mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	7d	1	0.12mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	15d	1	0.12mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	24d	2	0.12mi
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,645	$1.86	7d	2	0.13mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	22d	1	0.13mi
200 SW 132nd Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,750	$1.98	4d	2	0.14mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	24d	2	0.15mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	5d	2	0.15mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	24d	1	0.15mi
13300 SW 1st St Pembroke Pines, FL	1.0	1.5	811	$1,510	$1.86	3d	2	0.16mi
251 SW 132nd Way Unit 204H Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	24d	1	0.17mi
100 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,488	$1.83	22d	2	0.19mi
100 SW 132nd Way Unit 303K Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	15d	1	0.19mi
101 SW 132nd Way Pembroke Pines, FL	1.0	1.5	811	$1,550	$1.91	22d	2	0.20mi
101 SW 132nd Way Unit 315J Pembroke Pines, FL	1.0	1.5	811	$1,600	$1.97	18d	1	0.20mi
101 SW 132nd Way Unit 415J Pembroke Pines, FL	1.0	1.5	811	$1,500	$1.85	7d	1	0.20mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	22d	1	0.22mi
13401 NW 5th St Pembroke Pines, FL	1.0–3.0	1.0–2.5	1126	$2,940	$2.61	1d	13	0.22mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	15d	1	0.26mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	7d	1	0.26mi
13255 SW 7th Ct Unit 305D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	24d	1	0.26mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	2d	1	0.26mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	15d	1	0.26mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	22d	1	0.30mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	24d	1	0.30mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	20d	2	0.30mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	1d	2	0.30mi
13155 SW 7th Ct Unit 402E Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	24d	1	0.31mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	24d	1	0.32mi
13255 SW 9th Ct Unit 402G Pembroke Pines, FL	2.0	2.0	1044	$1,800	$1.72	24d	1	0.36mi
800 SW 131st Ave Unit 311F Pembroke Pines, FL	1.0	1.5	811	$1,800	$2.22	24d	1	0.36mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	5d	1	0.36mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	22d	2	0.37mi
13255 SW 9th Ct Unit 202G Pembroke Pines, FL	2.0	2.0	1044	$1,790	$1.71	17d	1	0.37mi
250 NW 130th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1123	$2,606	$2.32	3d	16	0.38mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	22d	2	0.41mi

HOA detail condo

• Monthly dues: $432 · $5,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $164,000 Active 112 DOM
2. 2026-06-17
   days on market $164,000 Active 111 DOM
3. 2026-06-16
   days on market $164,000 Active 110 DOM
4. 2026-06-15
   days on market $164,000 Active 109 DOM
5. 2026-06-13
   days on market $164,000 Active 107 DOM
6. 2026-06-09
   days on market $164,000 Active 103 DOM
7. 2026-06-07
   days on market $164,000 Active 101 DOM
8. 2026-06-04
   days on market $164,000 Active 98 DOM
9. 2026-06-03
   days on market $164,000 Active 97 DOM
10. 2026-06-02
    days on market $164,000 Active 96 DOM
11. 2026-06-01
    days on market $164,000 Active 95 DOM
12. 2026-05-31
    days on market $164,000 Active 94 DOM
13. 2026-04-09
    price $164,000
14. 2026-02-25
    listed $169,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $24,314
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − HOA: −$5,184
• − Depreciation: −$4,771
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $903/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): 65,116
• Household income: $76,561
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1728.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% Black 22% White 16% Asian 6%
• Hispanic origin (detail): Puerto Rican 6% Cuban 19% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 47% French/Haitian/Cajun 5% 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: ▼ -2.01%
• Current HPI: 359.5973
• Rent YoY: ▼ -0.20%
• 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

-3.0% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $164,000 MARMLS
• 2026-02-25 Listed $169,000 MARMLS