571 SW 141st Ave Unit 208N · Pembroke Pines, FL 33027

$219,000

2 bd · 2.0 ba · 1,207 sqft · Condo public records · 43 Days on market

Built 1997 $451/mo HOA · 19% of rent

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Why this score? — see what drove the D+ 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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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 MLS

REDUCED! IMMACULATE! GREAT LOCATION! NEWER BUILDING! MOTIVATED OWNER RELOCATED!-2 BR/2 BA on preferred second floor with a beautiful lake view. Just steps from the elevator. New carpet, new appliances and freshly painted interior. Washer/dryer inside unit. Accordion storm shutter for screened patio. Extensive amenities- 18 hole golf, tennis, indoor/outdoor heated pools, 135,000 SF clubhouse, 1,042 seat theatre, party/meeting rooms for arts/games, state of the art health facility.

Key facts

• $451 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fees; Association covers management, common areas, cable TV, insurance, internet, grounds maintenance, structure maintenance, recreation facilities, roof, sewer, security, and trash; Community amenities include clubhouse, fitness center, billiard room, golf course, pool, tennis courts, transportation service, and elevators; Located in a golf course community; Senior community

Exterior

• Parking: Assigned detached garage and guest parking; Two or more parking spaces; 2 covered spaces (garage)
• Security: Key card entry; Security guard
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 2; Has a view
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Storm/security shutters; Complex fenced; Lakefront; Association pool (heated)

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Washer
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds; Unfurnished; Entrance foyer; First-floor entry; Pantry; Elevator; Bedroom on main level
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $45 ($541/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 19d 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 37% 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 $2k 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 ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $219k implies a 82% 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,430 (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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.06% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 7.8

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: -12.8%
• Equity multiple: 0.51×
• Total profit: $-30,066
• Equity at exit: $42,407

10-year hold

• IRR: -9.9%
• Equity multiple: 0.35×
• Total profit: $-39,853
• Equity at exit: $36,121

Cash invested: $61,320 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$91
• HOA: −$451
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $45

Break-even live

Break-even rent $2,273

Max offer price $219,000

Occupancy floor 93%

Sensitivity live

Price	-10% $169	-5% $107	+0% $45	+5% $-17	+10% $-79
Rent	-10% $-139	-5% $-47	+0% $45	+5% $137	+10% $229
Rate	-1.0pp $155	-0.5pp $101	base $45	+0.5pp $-12	+1.0pp $-69

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 SW 141st Ave Unit 405R Pembroke Pines, FL	2.0	1.5	1032	$2,000	$1.94	25d	1	0.13mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	25d	1	0.13mi
701 SW 141st Ave Unit 110R Pembroke Pines, FL	2.0	1.5	1032	$2,200	$2.13	8d	1	0.13mi
550 SW 138th Ave Unit 206K Pembroke Pines, FL	2.0	2.0	1207	$2,400	$1.99	15d	1	0.14mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,982	$2.86	2d	21	0.16mi
850 SW 138th Ave Pembroke Pines, FL	1.0–2.0	1.5–2.0	1120	$2,250	$2.01	22d	2	0.18mi
943 SW 143rd Ter #2109 Pembroke Pines, FL	3.0	2.5	1390	$3,050	$2.19	21d	1	0.22mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	8d	1	0.25mi
962 SW 143rd Ave #2207 Pembroke Pines, FL	3.0	2.5	1390	$3,000	$2.16	25d	1	0.25mi
915 SW 143rd Ave #2008 Pembroke Pines, FL	2.0	2.5	1100	$2,400	$2.18	3d	1	0.25mi
1009 SW 144th Ave #2701 Pembroke Pines, FL	3.0	2.5	1396	$2,850	$2.04	25d	1	0.29mi
301 SW 135th Ave Unit 415C Pembroke Pines, FL	1.0	1.5	811	$1,650	$2.03	22d	1	0.30mi
1062 SW 143rd Ave Pembroke Pines, FL	3.0	2.5	1425	$3,000	$2.11	25d	1	0.30mi
551 SW 135th Ave Unit 405B Pembroke Pines, FL	2.0	1.5	953	$1,700	$1.78	25d	1	0.31mi
900 SW 142nd Ave Pembroke Pines, FL	2.0	2.0	1207	$2,200	$1.82	2d	2	0.32mi
900 SW 142nd Ave Unit 202L Pembroke Pines, FL	2.0	2.0	1207	$2,300	$1.91	8d	1	0.32mi
1001 SW 141st Ave Unit 311K Pembroke Pines, FL	1.0	1.5	1056	$1,900	$1.80	4d	1	0.35mi
13455 SW 3rd St Unit 309S Pembroke Pines, FL	1.0	1.5	811	$1,700	$2.10	25d	1	0.38mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	6d	2	0.39mi
13500 SW 1st St Pembroke Pines, FL	2.0	1.5	954	$1,750	$1.83	25d	2	0.39mi
150 SW 134th Way Pembroke Pines, FL	2.0	1.5–2.0	1060	$1,800	$1.70	25d	2	0.42mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	8d	1	0.42mi
150 SW 134th Way Unit 314R Pembroke Pines, FL	2.0	2.0	1166	$1,900	$1.63	15d	1	0.42mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	21d	2	0.43mi
850 SW 133rd Ter Pembroke Pines, FL	2.0	1.5	953	$1,938	$2.03	2d	2	0.43mi
850 SW 133rd Ter Unit 106B Pembroke Pines, FL	2.0	1.5	953	$1,975	$2.07	22d	1	0.43mi
850 SW 133rd Ter Unit B406 Pembroke Pines, FL	2.0	1.5	953	$1,900	$1.99	25d	1	0.43mi
13701 SW 12th St Apt 103A Pembroke Pines, FL	2.0	2.0	1207	$2,500	$2.07	3d	1	0.44mi
13455 SW 9th Ct Pembroke Pines, FL	1.0	1.5	811	$1,685	$2.08	22d	2	0.44mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	25d	3	0.45mi
400 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5–2.0	927	$2,000	$2.16	11d	2	0.45mi
400 SW 134th Way Unit 302F Pembroke Pines, FL	2.0	2.0	1044	$2,000	$1.92	8d	1	0.45mi
801 SW 133rd Ter Unit 401K Pembroke Pines, FL	1.0	1.0	960	$1,850	$1.93	25d	1	0.48mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	15d	1	0.48mi
13250 SW 7th Ct Unit 402L Pembroke Pines, FL	2.0	2.0	1044	$1,750	$1.68	3d	1	0.48mi
13355 SW 9th Ct Unit 317H Pembroke Pines, FL	2.0	2.0	1044	$1,975	$1.89	6d	1	0.50mi
1351 SW 141st Ave Unit 213G Pembroke Pines, FL	2.0	2.0	1207	$1,800	$1.49	18d	1	0.51mi
251 SW 134th Way Unit 210M Pembroke Pines, FL	2.0	1.5	954	$1,645	$1.72	22d	1	0.51mi
251 SW 134th Way Pembroke Pines, FL	1.0–2.0	1.5	882	$1,645	$1.86	8d	2	0.51mi
13255 SW 7th Ct Unit 406D Pembroke Pines, FL	2.0	1.5	953	$1,850	$1.94	8d	1	0.52mi

HOA detail condo

• Monthly dues: $451 · $5,412/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $219,000 Active 43 DOM
2. 2026-06-17
   days on market $219,000 Active 42 DOM
3. 2026-06-16
   days on market $219,000 Active 41 DOM
4. 2026-06-15
   days on market $219,000 Active 40 DOM
5. 2026-06-13
   days on market $219,000 Active 38 DOM
6. 2026-06-10
   price $219,000 Active 34 DOM
7. 2026-06-09
   days on market $235,500 Active 34 DOM
8. 2026-06-08
   days on market $235,500 Active 33 DOM
9. 2026-06-07
   days on market $235,500 Active 32 DOM
10. 2026-06-04
    days on market $235,500 Active 29 DOM
11. 2026-06-03
    days on market $235,500 Active 28 DOM
12. 2026-06-02
    days on market $235,500 Active 27 DOM
13. 2026-06-01
    days on market $235,500 Active 26 DOM
14. 2026-05-31
    days on market $235,500 Active 25 DOM
15. 2026-05-06
    listed $235,500 Active
16. 2016-04-14
    soldstatus $120,000 Sold 484-char remark

    Show marketing remark (484 chars)

    REDUCED! IMMACULATE! GREAT LOCATION! NEWER BUILDING! MOTIVATED OWNER RELOCATED!-2 BR/2 BA on preferred second floor with a beautiful lake view. Just steps from the elevator. New carpet, new appliances and freshly painted interior. Washer/dryer inside unit. Accordion storm shutter for screened patio. Extensive amenities- 18 hole golf, tennis, indoor/outdoor heated pools, 135,000 SF clubhouse, 1,042 seat theatre, party/meeting rooms for arts/games, state of the art health facility.

17. 2016-04-12
    soldstatus $120,000
18. 2016-03-30
    status Pending 484-char remark

    Show marketing remark (484 chars)

    REDUCED! IMMACULATE! GREAT LOCATION! NEWER BUILDING! MOTIVATED OWNER RELOCATED!-2 BR/2 BA on preferred second floor with a beautiful lake view. Just steps from the elevator. New carpet, new appliances and freshly painted interior. Washer/dryer inside unit. Accordion storm shutter for screened patio. Extensive amenities- 18 hole golf, tennis, indoor/outdoor heated pools, 135,000 SF clubhouse, 1,042 seat theatre, party/meeting rooms for arts/games, state of the art health facility.

19. 2016-03-02
    price $129,900 484-char remark

    Show marketing remark (484 chars)

    REDUCED! IMMACULATE! GREAT LOCATION! NEWER BUILDING! MOTIVATED OWNER RELOCATED!-2 BR/2 BA on preferred second floor with a beautiful lake view. Just steps from the elevator. New carpet, new appliances and freshly painted interior. Washer/dryer inside unit. Accordion storm shutter for screened patio. Extensive amenities- 18 hole golf, tennis, indoor/outdoor heated pools, 135,000 SF clubhouse, 1,042 seat theatre, party/meeting rooms for arts/games, state of the art health facility.

20. 2016-01-25
    price $139,000 484-char remark

    Show marketing remark (484 chars)

    REDUCED! IMMACULATE! GREAT LOCATION! NEWER BUILDING! MOTIVATED OWNER RELOCATED!-2 BR/2 BA on preferred second floor with a beautiful lake view. Just steps from the elevator. New carpet, new appliances and freshly painted interior. Washer/dryer inside unit. Accordion storm shutter for screened patio. Extensive amenities- 18 hole golf, tennis, indoor/outdoor heated pools, 135,000 SF clubhouse, 1,042 seat theatre, party/meeting rooms for arts/games, state of the art health facility.

21. 2015-12-26
    listed $149,000 Active 484-char remark

    Show marketing remark (484 chars)

    REDUCED! IMMACULATE! GREAT LOCATION! NEWER BUILDING! MOTIVATED OWNER RELOCATED!-2 BR/2 BA on preferred second floor with a beautiful lake view. Just steps from the elevator. New carpet, new appliances and freshly painted interior. Washer/dryer inside unit. Accordion storm shutter for screened patio. Extensive amenities- 18 hole golf, tennis, indoor/outdoor heated pools, 135,000 SF clubhouse, 1,042 seat theatre, party/meeting rooms for arts/games, state of the art health facility.

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$560/yr (+$47/mo · 44.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,959
• − Mortgage interest: −$12,267
• − Property taxes: −$1,258
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$5,412
• − Depreciation: −$6,371
• Taxable loss: −$2,918
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,241/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

+58.1% since first listed

7 events — show timeline

• 2026-05-06 Listed $235,500 MARMLS
• 2016-04-14 Sold (MLS) $120,000 MARMLS
• 2016-04-12 Sold (Public Records) $120,000 Public Records
• 2016-03-30 Pending — MARMLS
• 2016-03-02 Price Changed $129,900 MARMLS
• 2016-01-25 Price Changed $139,000 MARMLS
• 2015-12-26 Listed $149,000 MARMLS

Property tax history

+2.7%/yr

Latest (2025): $1,258 · +3.3% YoY. Source: county tax records.