21610 NW 7th Ct · Pembroke Pines, FL 33029

$309,999

3 bd · 2.0 ba · 1,490 sqft · Manufactured public records · 20 Days on market

Built 1980 3,600 sqft lot Est $286k · 8% over $103/mo HOA · 3% 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• ARV discount +3.7/15.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

Key facts

• A/c system
• Stylish kitchen
• Modern finishes

Tags

• NEW ROOF
• A/C SYSTEM
• MODERN FINISHES
• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• STUCCO EXTERIOR WALLS

Property features AI

Finance

• Other: Community pool; Located in (R-MH) zoning; Lot less than quarter acre
• HOA & community: Homeowners association with monthly fee of $103; HOA covers common area maintenance, grounds maintenance, recreation facilities and security; Community clubhouse, fitness center, pool, park, maintained community, sidewalks, street lights, public transportation

Exterior

• Parking: Driveway
• Security: Security guard
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Faces east; Resale
• Construction: Stucco construction; Shingle roof; Manufactured construction
• Exterior features: Fence; Fruit trees; Porch; Open patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Closet cabinetry; Updated/remodeled condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $310k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $305k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (-1.2%/yr); 240 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 20 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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 $120k; list at $310k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,349 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $286,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 NW 218th Way	0.39mi	4/2.0 (+1)	1,560 (+5%)	18mo	$300,000	$192	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-17,594
• Equity at exit: $46,222

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-626
• Equity at exit: $26,803

Cash invested: $86,800 (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 33029

• Home prices YoY: -18.3%
• Rents YoY: -1.2%
• Active inventory: 240
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,654 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$350 /mo · $4,199/yr
• Insurance: −$129
• HOA: −$103
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $679

Break-even live

Break-even rent $2,795

Max offer price $309,999

Occupancy floor 76%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	24d	1	0.29mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	4d	1	0.29mi
20975 NW 1st Ct Pembroke Pines, FL	3.0	2.5	1692	$3,600	$2.13	24d	1	0.49mi
20957 NW 1st Ct Unit 20957 Pembroke Pines, FL	3.0	2.5	1749	$2,900	$1.66	24d	1	0.50mi
20875 NW 4th St Pembroke Pines, FL	2.0	2.5	1361	$2,500	$1.84	24d	1	0.52mi
20861 NW 4th St Pembroke Pines, FL	3.0	2.5	1361	$4,000	$2.94	24d	1	0.55mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	12d	1	0.55mi
20919 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1749	$3,600	$2.06	24d	1	0.55mi
20901 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,300	$1.95	24d	1	0.57mi
20901 NW 1st Dr Unit 1 Pembroke Pines, FL	3.0	2.5	1692	$3,200	$1.89	24d	1	0.57mi
117 NW 209th Trl Pembroke Pines, FL	4.0	3.0	1617	$3,600	$2.23	24d	1	0.57mi
20908 NW 1st Dr Pembroke Pines, FL	3.0	2.5	1692	$3,500	$2.07	24d	1	0.58mi
20930 NW 1st St Pembroke Pines, FL	3.0	3.0	1617	$3,600	$2.23	7d	1	0.59mi
20841 NW 1st St Pembroke Pines, FL	3.0	2.0	1225	$3,500	$2.86	24d	1	0.68mi
20807 NW 1st St #20807 Pembroke Pines, FL	2.0	2.5	1361	$2,650	$1.95	16d	1	0.76mi
210 NW 207th Way Pembroke Pines, FL	3.0	2.0	1620	$3,450	$2.13	3d	1	0.77mi
20541 SW 2nd St Pembroke Pines, FL	3.0	3.0	1694	$5,500	$3.25	1d	1	1.09mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	12d	1	1.13mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	16d	1	1.13mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: pool

Listing history 16 events

1. 2026-05-08
   price $309,999
2. 2026-05-03
   listed $310,000 Active
3. 2026-01-21
   soldstatus $120,000
4. 2026-01-16
   soldstatus $120,000 Closed 403-char remark

   Show marketing remark (403 chars)

   Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

5. 2025-11-02
   historical Active Under Contract 403-char remark

   Show marketing remark (403 chars)

   Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

6. 2025-10-16
   price $235,000 403-char remark

   Show marketing remark (403 chars)

   Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

7. 2025-10-02
   price $240,000 403-char remark

   Show marketing remark (403 chars)

   Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

8. 2025-09-15
   price $260,000 403-char remark

   Show marketing remark (403 chars)

   Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

9. 2025-09-12
   price $270,000 403-char remark

   Show marketing remark (403 chars)

   Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

10. 2025-09-05
    listed $274,995 Active 403-char remark

    Show marketing remark (403 chars)

    Located in the fabulous Heritage City Community. This home features 4 bedroom and 2 bathrooms. Inside you will find an open living concept. Home needs remodulations. With some TLC, this home will be just right. Conveniently located near schools and shopping centers. The park offers a variety of amenities to including a Clubhouse, (2) Pool areas, a Playground, a Basketball court and a Recreation area.

11. 2022-02-08
    soldstatus $200,000
12. 2022-01-31
    soldstatus $200,000 Closed 527-char remark

    Show marketing remark (527 chars)

    Own your land in this 4/2 Well Maintained manufacture home located in desirable Holly lake in west Pembroke Pines. Big 3600 sq. ft. lot. Newly renovated Waterproof floors all through the house, Hurricane impact windows, Newly renovated roof, newly painted, and screened porch. Great schools. Minutes from shopping centers, malls, restaurants and major roads. Low HOA, club house, 2 community pools, gyms, kids playgroup, picnic areas and basketball courts. No pet restrictions. Come and enjoy Florida living! Great Family Area!

13. 2021-12-29
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Own your land in this 4/2 Well Maintained manufacture home located in desirable Holly lake in west Pembroke Pines. Big 3600 sq. ft. lot. Newly renovated Waterproof floors all through the house, Hurricane impact windows, Newly renovated roof, newly painted, and screened porch. Great schools. Minutes from shopping centers, malls, restaurants and major roads. Low HOA, club house, 2 community pools, gyms, kids playgroup, picnic areas and basketball courts. No pet restrictions. Come and enjoy Florida living! Great Family Area!

14. 2021-12-15
    listed $200,000 Active 527-char remark

    Show marketing remark (527 chars)

    Own your land in this 4/2 Well Maintained manufacture home located in desirable Holly lake in west Pembroke Pines. Big 3600 sq. ft. lot. Newly renovated Waterproof floors all through the house, Hurricane impact windows, Newly renovated roof, newly painted, and screened porch. Great schools. Minutes from shopping centers, malls, restaurants and major roads. Low HOA, club house, 2 community pools, gyms, kids playgroup, picnic areas and basketball courts. No pet restrictions. Come and enjoy Florida living! Great Family Area!

15. 2002-10-29
    soldstatus $68,000
16. 1994-12-31
    soldstatus $45,000

ⓘ 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: $4,199 · $350/mo
• Projected year-2 tax: $4,199 · $350/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,851
• − Mortgage interest: −$17,365
• − Property taxes: −$4,199
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,508
• − Management: −$3,508
• − HOA: −$1,236
• − Depreciation: −$9,018
• Taxable income: $3,467
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $7,317/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): 44,070
• Household income: $146,237
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 307.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 29% White 27% Black 20% Asian 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 14% Dominican 3%
• Common ancestry: Hispanic 2% Russian 1% Estonian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 53% English-only · Spanish 38% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -83.68%
• Current HPI: 373.7752
• Rent YoY: ▼ -1.17%
• 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

+588.9% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $309,999 MARMLS
• 2026-05-03 Listed $310,000 MARMLS
• 2026-01-21 Sold (Public Records) $120,000 Public Records
• 2026-01-16 Sold (MLS) $120,000 MARMLS
• 2025-11-02 Contingent — MARMLS
• 2025-10-16 Price Changed $235,000 MARMLS
• 2025-10-02 Price Changed $240,000 MARMLS
• 2025-09-15 Price Changed $260,000 MARMLS
• 2025-09-12 Price Changed $270,000 MARMLS
• 2025-09-05 Listed $274,995 MARMLS
• 2022-02-08 Sold (Public Records) $200,000 Public Records
• 2022-01-31 Sold (MLS) $200,000 MARMLS
• 2021-12-29 Pending — MARMLS
• 2021-12-15 Listed $200,000 MARMLS
• 2002-10-29 Sold (Public Records) $68,000 Public Records
• 1994-12-31 Sold (Public Records) $45,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,199 · +4.2% YoY. Source: county tax records.