1300 Saint Charles Pl Ph 15 · Pembroke Pines, FL 33026

$157,000

2 bd · 2.0 ba · 1,295 sqft · Condo public records · 74 Days on market

Built 1979 $705/mo HOA · 28% 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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Enjoy easy 55+ in the desirable Park Place Community. Prime location close to shopping, banks, malls and main avenues, This Unit 2bedrroms, 2 full bathrooms on 8th. floor, 1100 Sf. The dining/living room is spacious and bright, New AC 2026, tile flooring, walking closets, private screened balcony perfect for morning coffee. Garden view. Laundry room. Assigned parking. Storage room. Community amenities include Clubhouse, heated pools, BBQ area and more. Complex gated with 24/7 security patrol. Just For financing purchases 20% down-payment mandatory. One occupant must be 55+ others 19+. RESERVES, 40Y APPROVED, NO ASSESSMENTS.

Key facts

• Heated pools
• Garden view
• Laundry room

Tags

• PRIVATE SCREENED BALCONY
• GARDEN VIEW
• LAUNDRY ROOM
• ASSIGNED PARKING
• COMMUNITY AMENITIES
• HEATED POOLS

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association fee includes cable TV, internet, pest control, sewer and water; Community amenities: billiard room, clubhouse, fitness center, laundry facilities, barbecue, picnic area, pickleball, pool, sauna, storage, tennis courts, trails, transportation service; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Closed-circuit cameras; Complex fenced; Fire alarm; Intercom; Security guard; Fire sprinkler system; Smoke detectors
• Utilities: Heated pool
• Home design: Condominium (property attached); 8-story building; Entry on 8th level
• Construction: Year built: unknown
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining room; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $157k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $157k).
• Recommended offer: $148k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 rising (+1.6%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($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 $1k of loan paydown is wiped out by about $5k 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 74 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 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 $89k; list at $157k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.59% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 5.2

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-22,629
• Equity at exit: $23,409

10-year hold

• IRR: -9.9%
• Equity multiple: 0.45×
• Total profit: $-24,137
• Equity at exit: $13,574

Cash invested: $43,960 (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: 222
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,504 high
• Mortgage (P&I): −$823
• Tax from tax record: −$293 /mo · $3,520/yr
• Insurance: −$65
• HOA: −$705
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $91

Break-even live

Break-even rent $2,389

Max offer price $157,000

Occupancy floor 91%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Saint Charles Pl Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.11mi
1400 Saint Charles Pl #701 Pembroke Pines, FL	2.0	2.0	1100	$2,000	$1.82	2d	1	0.13mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,400	$2.24	24d	1	0.13mi
1400 Saint Charles Pl #323 Pembroke Pines, FL	2.0	2.0	1070	$2,350	$2.20	7d	1	0.13mi
1400 Saint Charles Pl #713 Pembroke Pines, FL	2.0	2.0	1260	$2,000	$1.59	16d	1	0.13mi
1400 Saint Charles Pl #608 Pembroke Pines, FL	2.0	2.0	1100	$1,900	$1.73	15d	1	0.13mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	2d	1	0.21mi
900 Saint Charles Pl #708 Pembroke Pines, FL	2.0	2.0	1100	$1,999	$1.82	3d	1	0.21mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	14d	1	0.26mi
1641 Fairway Rd Pembroke Pines, FL	3.0	2.0	1359	$3,200	$2.35	24d	1	0.26mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	7d	1	0.32mi
1601 NW 98th Way Pembroke Pines, FL	2.0	2.0	1060	$2,700	$2.55	20d	1	0.32mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	10d	1	0.32mi
785 NW 103rd Ter #202 Pembroke Pines, FL	2.0	2.0	914	$2,100	$2.30	4d	1	0.32mi
10408 NW 8th St Pembroke Pines, FL	2.0	2.0	932	$2,100	$2.25	24d	1	0.35mi
1561 NW 98th Ave #1561 Pembroke Pines, FL	2.0	2.0	1060	$2,500	$2.36	12d	1	0.37mi
716 NW 103rd Ter #203 Pembroke Pines, FL	2.0	2.0	932	$2,200	$2.36	24d	1	0.38mi
1168 NW 97th Ave #232 Pembroke Pines, FL	2.0	2.5	1214	$2,650	$2.18	13d	1	0.39mi
741 NW 105th Ter Pembroke Pines, FL	2.0	2.5	1224	$2,650	$2.17	13d	1	0.44mi
9732 NW 15th St #306 Pembroke Pines, FL	2.0	2.5	1214	$2,650	$2.18	20d	1	0.48mi
353 NW 103rd Ter Pembroke Pines, FL	2.0	2.5	1218	$2,800	$2.30	5d	1	0.49mi
10609 NW 8th St Pembroke Pines, FL	2.0	2.5	1224	$2,700	$2.21	14d	1	0.51mi
1430 W Sandpiper Cir Pembroke Pines, FL	3.0	2.5	1773	$3,416	$1.93	7d	1	0.52mi
730 NW 106th Ave #730 Pembroke Pines, FL	2.0	2.5	1224	$2,550	$2.08	24d	1	0.54mi
730 NW 106th Ter #730 Pembroke Pines, FL	2.0	2.5	1224	$2,500	$2.04	24d	1	0.57mi
9741 NW 5th St Unit 9741 Pembroke Pines, FL	3.0	2.0	1574	$3,300	$2.10	14d	1	0.57mi
10608 NW 6th St Unit 10608 Pembroke Pines, FL	2.0	1.5	1008	$2,395	$2.38	21d	1	0.58mi
1014 NW 107th Ave Pembroke Pines, FL	2.0	1.5	1044	$2,600	$2.49	24d	1	0.60mi
1211 E Golfview Dr Pembroke Pines, FL	3.0	2.0	1511	$3,300	$2.18	24d	1	0.60mi
1761 Bayberry Dr Pembroke Pines, FL	3.0	2.0	1450	$2,650	$1.83	17d	1	0.62mi
1701 NW 96th Ter Unit 1C Pembroke Pines, FL	3.0	2.0	1093	$2,495	$2.28	24d	1	0.62mi
10723 NW 10th St Pembroke Pines, FL	3.0	2.5	1399	$3,100	$2.22	24d	1	0.63mi
1950 Bayberry Dr Pembroke Pines, FL	3.0	2.5	1813	$3,100	$1.71	24d	1	0.66mi
1660 W Golfview Dr Pembroke Pines, FL	3.0	2.5	1672	$3,400	$2.03	10d	1	0.67mi
9511 NW 14th Ct #213 Pembroke Pines, FL	2.0	2.0	1080	$2,400	$2.22	7d	1	0.69mi
10351 Juniper Ct Pembroke Pines, FL	2.0	2.0	1196	$2,650	$2.22	24d	1	0.70mi
201 NW 106th Ter Pembroke Pines, FL	3.0	2.5	1332	$3,200	$2.40	17d	1	0.71mi
201 NW 106th Ter Pembroke Pines, FL	3.0	2.5	1332	$3,200	$2.40	24d	1	0.71mi
10630 NW 1st St #10630 Pembroke Pines, FL	2.0	2.5	1224	$2,650	$2.17	21d	1	0.74mi
9421 NW 15th St #234 Pembroke Pines, FL	3.0	2.5	1472	$2,750	$1.87	16d	1	0.74mi

HOA detail condo

• Monthly dues: $705 · $8,460/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $157,000 Active 74 DOM
2. 2026-06-17
   days on market $157,000 Active 73 DOM
3. 2026-06-16
   days on market $157,000 Active 72 DOM
4. 2026-06-15
   days on market $157,000 Active 71 DOM
5. 2026-06-13
   pricedays on market $157,000 Active 69 DOM
6. 2026-06-09
   days on market $159,000 Active 65 DOM
7. 2026-06-08
   days on market $159,000 Active 64 DOM
8. 2026-06-07
   days on market $159,000 Active 63 DOM
9. 2026-06-04
   remarks 631-char remark
10. 2026-06-04
    days on market $159,000 Active 60 DOM
11. 2026-06-03
    days on market $159,000 Active 59 DOM
12. 2026-06-02
    pricedays on market $159,000 Active 58 DOM
13. 2026-06-01
    days on market $165,000 Active 57 DOM
14. 2026-05-31
    days on market $165,000 Active 56 DOM
15. 2026-05-13
    price $165,000
16. 2026-04-09
    status Active
17. 2026-03-28
    status Active
18. 2026-03-28
    price $159,900
19. 2026-01-25
    listed $162,000 Active
20. 2016-12-07
    soldstatus $89,000
21. 2005-04-04
    soldstatus $125,000
22. 2004-11-17
    soldstatus $107,000
23. 2002-11-12
    soldstatus $84,000
24. 1999-08-20
    soldstatus $51,900
25. 1998-03-18
    soldstatus $45,900
26. 1996-09-27
    soldstatus $50,000

ⓘ 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: $3,520 · $293/mo
• Projected year-2 tax: $3,520 · $293/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 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $30,050
• − Mortgage interest: −$8,794
• − Property taxes: −$3,520
• − Insurance: −$785
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$8,460
• − Depreciation: −$4,567
• Taxable loss: −$885
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $1,307/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

+230.0% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $165,000 MARMLS
• 2026-04-09 Relisted — MARMLS
• 2026-03-28 Relisted — MARMLS
• 2026-03-28 Price Changed $159,900 MARMLS
• 2026-01-25 Listed $162,000 MARMLS
• 2016-12-07 Sold (Public Records) $89,000 Public Records
• 2005-04-04 Sold (Public Records) $125,000 Public Records
• 2004-11-17 Sold (Public Records) $107,000 Public Records
• 2002-11-12 Sold (Public Records) $84,000 Public Records
• 1999-08-20 Sold (Public Records) $51,900 Public Records
• 1998-03-18 Sold (Public Records) $45,900 Public Records
• 1996-09-27 Sold (Public Records) $50,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,520 · +0.4% YoY. Source: county tax records.