811 S Hollybrook Dr #207 · Pembroke Pines, FL 33025

$118,000

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 43 Days on market

Built 1974 $707/mo HOA · 31% 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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Hollybrook — South Florida’s 55+ resort-style community offering FREE golf (just pay cart fees) on TWO 18-hole courses (PGA & Par 3)! Amenities include a clubhouse, restaurant, heated pools, tennis, pickleball, fitness center, billiards, BBQ areas, courtesy bus, EV charging stations & more! This bright & versatile unit features a convertible guest bedroom currently open to expand the living area & bring in extra natural light — easily enclosed for privacy if desired. Recreation Lease PAID IN FULL! Centrally located near shopping, dining, highways & just 15 minutes to the beach.

Key facts

• Heated pools
• Tennis
• Fitness center

Tags

• TWO 18-HOLE COURSES
• HEATED POOLS
• TENNIS
• PICKLEBALL
• FITNESS CENTER
• BILLIARDS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Quarterly association fee; HOA covers common areas, cable TV, golf, laundry, grounds maintenance, structure maintenance, recreation facilities, reserve fund, sewer, security, trash, and water; Association amenities include billiard room, fitness center, library, barbecue and picnic areas, putting green, shuffleboard court, sauna, storage, tennis courts, transportation service, vehicle wash area, and elevators; Senior community

Exterior

• Parking: Assigned, one space
• Security: Security guard
• Home design: 3-story building; Entry on level 2; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony (open, screened); Tennis court(s); Security guard

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Split bedroom layout; Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (-0.9%/yr); 438 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 39% of the median local income ($69k/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 $816 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 43 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $34k; list at $118k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.91% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 4.4

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: -16.5%
• Equity multiple: 0.45×
• Total profit: $-18,278
• Equity at exit: $17,594

10-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-30,314
• Equity at exit: $10,202

Cash invested: $33,040 (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 33025

• Rents YoY: -0.9%
• Active inventory: 438
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$619
• Tax from tax record: −$300 /mo · $3,595/yr
• Insurance: −$49
• HOA: −$707
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $108

Break-even live

Break-even rent $2,120

Max offer price $118,000

Occupancy floor 90%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 S Hollybrook Dr #208 Pembroke Pines, FL	2.0	2.0	1170	$2,500	$2.14	24d	1	0.02mi
820 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$2,900	$2.48	24d	1	0.05mi
8940 S Hollybrook Blvd Pembroke Pines, FL	2.0	2.0	1170	$1,725	$1.47	22d	2	0.10mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	1d	1	0.10mi
8900 Washington Blvd #410 Pembroke Pines, FL	1.0	1.5	800	$3,100	$3.88	24d	1	0.10mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	24d	1	0.11mi
830 S Hollybrook Dr #204 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	5d	1	0.11mi
671 S Hollybrook Dr #209 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	24d	1	0.12mi
681 S Hollybrook Dr #305 Pembroke Pines, FL	2.0	2.0	1050	$1,995	$1.90	24d	1	0.14mi
8990 S Hollybrook Blvd Pembroke Pines, FL	1.0–2.0	1.5–2.0	1035	$2,000	$1.93	5d	2	0.14mi
8960 S Hollybrook Blvd #301 Pembroke Pines, FL	2.0	2.0	1170	$2,800	$2.39	5d	1	0.16mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	7d	1	0.18mi
8941 S Hollybrook Blvd #203 Pembroke Pines, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	0.18mi
381 S Hollybrook Dr #106 Pembroke Pines, FL	1.0	1.5	900	$1,700	$1.89	24d	1	0.25mi
400 S Hollybrook Dr #202 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	24d	1	0.26mi
9800 N Hollybrook Lake Dr Unit 9-303 Pembroke Pines, FL	2.0	2.0	1170	$1,700	$1.45	24d	1	0.31mi
320 Palm Cir E #320 Pembroke Pines, FL	2.0	2.5	1113	$2,500	$2.25	24d	1	0.34mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	4d	1	0.35mi
8886 SW 3rd St #204 Pembroke Pines, FL	2.0	2.0	985	$2,200	$2.23	22d	1	0.35mi
306 Palm Cir E Pembroke Pines, FL	2.0	2.0	1016	$2,250	$2.21	3d	1	0.36mi
8657 SW 5th St Pembroke Pines, FL	2.0	1.0–2.0	877	$2,125	$2.42	22d	2	0.38mi
351 Palm Way Pembroke Pines, FL	1.0–2.0	1.0–2.0	787	$2,095	$2.66	5d	2	0.38mi
8657 SW 5th St #205 Pembroke Pines, FL	2.0	2.0	985	$2,350	$2.39	18d	1	0.38mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,400	$2.16	24d	1	0.39mi
9475 Palm Cir N Unit 9475 Pembroke Pines, FL	2.0	2.5	1113	$2,300	$2.07	3d	1	0.39mi
8710 SW 3rd St #201 Pembroke Pines, FL	1.0	2.0	805	$1,800	$2.24	24d	1	0.40mi
9423 S Hollybrook Lake Dr #203 Pembroke Pines, FL	2.0	2.0	1170	$2,000	$1.71	24d	1	0.41mi
9220 S Hollybrook Lake Dr #208 Pembroke Pines, FL	2.0	2.0	1170	$1,900	$1.62	24d	1	0.42mi
306 Palm Cir W Unit 306 Pembroke Pines, FL	2.0	2.0	1016	$2,350	$2.31	24d	1	0.43mi
251 Palm Cir W #206 Pembroke Pines, FL	2.0	2.0	1016	$2,300	$2.26	24d	1	0.43mi
300 Palm Cir W Unit 305 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	11d	1	0.45mi
203 Palm Cir W Unit 203 Pembroke Pines, FL	2.0	2.0	1016	$2,200	$2.17	12d	1	0.45mi
9420 S Hollybrook Lake Dr #102 Pembroke Pines, FL	2.0	2.0	1170	$2,250	$1.92	15d	1	0.45mi
107 Palm Cir W Unit 107 Pembroke Pines, FL	2.0	1.0	881	$2,100	$2.38	24d	1	0.47mi
250 Palm Cir W #204 Pembroke Pines, FL	1.0	1.0	739	$1,700	$2.30	24d	1	0.47mi
9720 S Hollybrook Lake Dr #303 Pembroke Pines, FL	2.0	2.0	1170	$2,499	$2.14	20d	1	0.49mi
433 SW 86th Ave #108 Pembroke Pines, FL	2.0	1.0	770	$2,000	$2.60	24d	1	0.50mi
417 Palm Cir #417 Pembroke Pines, FL	2.0	2.5	1113	$2,275	$2.04	5d	1	0.50mi
301 SW 86th Ave #204 Pembroke Pines, FL	2.0	2.0	985	$2,300	$2.34	5d	1	0.51mi
9117 NW 1st Ct #105 Pembroke Pines, FL	2.0	2.0	787	$1,990	$2.53	15d	1	0.54mi

HOA detail condo

• Monthly dues: $707 · $8,484/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $118,000 Active 43 DOM
2. 2026-06-17
   days on market $118,000 Active 42 DOM
3. 2026-06-16
   days on market $118,000 Active 41 DOM
4. 2026-06-15
   days on market $118,000 Active 40 DOM
5. 2026-06-13
   days on market $118,000 Active 38 DOM
6. 2026-06-09
   days on market $118,000 Active 34 DOM
7. 2026-06-08
   days on market $118,000 Active 33 DOM
8. 2026-06-07
   days on market $118,000 Active 32 DOM
9. 2026-06-04
   days on market $118,000 Active 29 DOM
10. 2026-06-03
    days on market $118,000 Active 28 DOM
11. 2026-06-02
    days on market $118,000 Active 27 DOM
12. 2026-06-01
    days on market $118,000 Active 26 DOM
13. 2026-05-31
    days on market $118,000 Active 25 DOM
14. 2026-04-17
    listed $118,000 Active
15. 2025-12-10
    historical
16. 2025-04-14
    listed $157,000 Active
17. 1978-08-01
    soldstatus $34,000
18. 1974-09-01
    soldstatus $29,400

ⓘ 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: $3,595 · $300/mo
• Projected year-2 tax: $3,595 · $300/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 5 d/yr ≥105°F today · 20 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: $27,081
• − Mortgage interest: −$6,610
• − Property taxes: −$3,595
• − Insurance: −$590
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$8,484
• − Depreciation: −$3,433
• Taxable income: $36
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,290/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): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% Other Indo-European 1%

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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+301.4% since first listed

5 events — show timeline

• 2026-04-17 Listed $118,000 MARMLS
• 2025-12-10 Listing Removed — MARMLS
• 2025-04-14 Listed $157,000 MARMLS
• 1978-08-01 Sold (Public Records) $34,000 Public Records
• 1974-09-01 Sold (Public Records) $29,400 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,595 · +6.2% YoY. Source: county tax records.