21730 NW 8th Ct · Pembroke Pines, FL 33029

$195,000

2 bd · 2.0 ba · 1,096 sqft · Manufactured public records · 29 Days on market

Built 1973 3,600 sqft lot Est $263k · 26% under $103/mo HOA · 3% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this incredible opportunity to own a charming double-wide mobile home where you own the land—no lot rent! Nestled in a serene and well-maintained community in Pembroke Pines, convenience, and an inviting lifestyle. Spacious 2 bed 2 bath mobile Home with laminate flooring, A/C, Laundary closet that fits a stackable washer & dryer in unit. Is located in a desirable area with A+ Schools. Next to West Broward High school, SomerSet Acedemy, Chapel Trails Elementry Communities has 2 Pools and gym. This vibrant community has a wide range of amenities, including: Clubhouse, Fitness center (gym), Sparkling pool, Scenic lake, basketball courts, Playground Ideally locate

Key facts

• Laminate flooring
• Own the land
• Laundry closet

Tags

• DOUBLE-WIDE MOBILE HOME
• OWN THE LAND
• WELL-MAINTAINED COMMUNITY
• LAMINATE FLOORING
• LAUNDRY CLOSET
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 9 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $195k implies a 290% 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $263,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21661 NW 8th Ct	0.04mi	3/2.0 (+1)	1,248 (+14%)	4mo	$299,000	$240	67

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: 12.4%
• Equity multiple: 1.48×
• Total profit: $25,966
• Equity at exit: $29,075

10-year hold

• IRR: 18.8%
• Equity multiple: 2.34×
• Total profit: $73,164
• Equity at exit: $16,860

Cash invested: $54,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,162 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$81
• HOA: −$103
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $1,048

Break-even live

Break-even rent $1,836

Max offer price $195,000

Occupancy floor 62%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 NW 219th Ave Unit 2 Pembroke Pines, FL	1.0	2.0	724	$2,200	$3.04	24d	1	0.18mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	24d	1	0.27mi
21821 S Heritage Cir #1 Pembroke Pines, FL	3.0	3.0	1475	$2,550	$1.73	4d	1	0.27mi
20875 NW 4th St Pembroke Pines, FL	2.0	2.5	1361	$2,500	$1.84	24d	1	0.58mi
20861 NW 4th St Pembroke Pines, FL	3.0	2.5	1361	$4,000	$2.94	24d	1	0.61mi
20841 NW 1st St Pembroke Pines, FL	3.0	2.0	1225	$3,500	$2.86	24d	1	0.73mi
20807 NW 1st St #20807 Pembroke Pines, FL	2.0	2.5	1361	$2,650	$1.95	16d	1	0.81mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	16d	1	1.18mi
387 SW 206th Ave Pembroke Pines, FL	3.0	2.0	1453	$3,500	$2.41	12d	1	1.18mi

HOA detail

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

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-03-30
   listed $195,000 Active
3. 2019-04-22
   soldstatus $50,000
4. 2016-09-16
   soldstatus $30,000
5. 1980-03-01
   soldstatus $24,500
6. 1974-03-01
   soldstatus $20,400

ⓘ 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: $2,921 · $243/mo
• Projected year-2 tax: $2,921 · $243/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: $37,942
• − Mortgage interest: −$10,923
• − Property taxes: −$2,921
• − Insurance: −$975
• − Repairs & maintenance: −$3,035
• − Management: −$3,035
• − HOA: −$1,236
• − Depreciation: −$5,673
• Taxable income: $10,143
• Est. tax owed @ 24.0%: −$2,434
• After-tax cash flow: $10,136/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

+855.9% since first listed

6 events — show timeline

• 2026-04-28 Pending — MARMLS
• 2026-03-30 Listed $195,000 MARMLS
• 2019-04-22 Sold (Public Records) $50,000 Public Records
• 2016-09-16 Sold (Public Records) $30,000 Public Records
• 1980-03-01 Sold (Public Records) $24,500 Public Records
• 1974-03-01 Sold (Public Records) $20,400 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,921 · +12.8% YoY. Source: county tax records.